Manor One is a residential development in Sector 111, Gurgaon (Dwarka Expressway) by Kashish Developers Ltd. (Kashish Group). The project was launched in early 2013 and comprises multiple high-rise towers and villas over about 15 acres. It was marketed as a luxury housing project with amenities like a club, sports facilities, and high-end specifications. However, as of 2025 the project remains under construction – it has missed its original completion timelines by several years. Crucially, the project still lacks an occupancy certificate (no phase has been certified fit for possession yet)​. Manor One is registered under RERA (Haryana) in 2019 (Registration No. 58 of 2019)​, but the construction is ongoing and possession is now pushed to around 2026-2027​. This prolonged delay and incomplete status raise several red flags discussed below.

Construction Delays & Completion Timeline

Manor One has faced extensive construction delays. Buyers’ apartment sale agreements (many signed in 2012–2014) promised delivery roughly within 36–42 months (by 2015–2016). For example, one buyer’s agreement stipulated possession by August 2016, which the developer failed to meet​. In a 2018 complaint, the Haryana real estate regulator (HARERA) noted the project was already about 2.5 years delayed beyond the promised date​. As of 2020–21, the delay stretched to nearly a decade, with units still undelivered – one HARERA order in 2022 highlighted that a buyer who booked in 2013 “even after the lapse of 9 years… has not received possession nor refund”​

Construction progress had stalled for years due to the developer’s financial stress (detailed later). Work did resume in recent years after intervention by a government-backed SWAMIH fund in 2022. The builder secured last-mile financing from the SWAMIH Investment Fund (as of Jan 2022) to restart construction​. At that time, the developer committed a new deadline of June 30, 2024 for completion. Despite this, regulatory filings and listings now indicate possession timelines around 2026–2027, suggesting further extensions. In short, Manor One is running 10+ years behind schedule, a serious concern for any buyer. The prolonged construction also means some partially built structures have been exposed to weather for years, and buyers remain uncertain when – or if – their homes will be ready.

Legal Disputes & Regulatory Concerns

The project’s delays have led to numerous legal disputes and regulatory actions:

• 
  

  HARERA Complaints: Dozens of buyers have filed complaints with Haryana RERA for non-delivery. In one 2018 case, HARERA held the promoter in violation of the buyer agreement for not handing over possession by Aug 2016. The authority directed the developer to pay penalty interest for the delay as per RERA provisions​. Notably, HARERA discovered the project was not even registered under RERA at that time (despite RERA law requiring ongoing projects to register by 2017) – the regulator issued notice to the builder under Section 59 of the Act for proceeding without registration​. The developer eventually registered Manor One in 2019. In more recent HARERA orders (2022), the regulator has taken a stricter stance: in Complaint No. 2442 of 2022, the authority ordered the builder to refund the buyer’s entire paid amount (~₹95.6 lakh) with interest due to the excessive delay​. HARERA advised the complainant to approach the adjudicating officer for additional compensation as needed​. Such orders indicate the regulatory view that Manor One’s delays are unjustifiable, giving buyers legal grounds to withdraw.

  
  


• 
  

  Consumer Court Cases: Groups of buyers have also approached consumer courts. In 2019, a case was filed in the National Consumer Disputes Redressal Commission (NCDRC) against Kashish Developers (and its associate entities Vinman Construction Pvt. Ltd. and Elite Villas Pvt. Ltd., which are part of the Manor One project)​. The complainants had paid a substantial amount (₹1.13 crore) for their apartments but construction was still far from complete and possession had not been offered​. They sought a refund with compensation for the inordinate delay​. Such litigation underscores that many buyers lost faith and opted to demand their money back through legal channels.

  
  


• 
  

  Regulatory Compliance: As mentioned, the developer initially failed to register Manor One with RERA on time, which is a regulatory lapse. Even as of 2023, key approvals are pending – for instance, no Occupancy Certificate (OC) has been granted yet for the project​. Without an OC, legally the builder cannot hand over possession or allow occupation of the flats, since authorities have not certified the buildings safe and complete. The MagicBricks project status explicitly notes the occupancy certificate is “not granted” for Manor One​. This raises concerns about whether construction and infrastructure (like fire safety, lifts, electrical, sewage systems, etc.) meet required standards. Prospective buyers should treat the absence of an OC as a significant red flag – it means the project is incomplete or not in compliance with regulations, and any move-in would be unauthorized.

  
  


• 
  

  Other Disputes: There have also been tangential legal issues involving the project’s finances. For example, after the collapse of Dewan Housing Finance Ltd (DHFL), it came to light that DHFL had lent ₹725 crore to Kashish Developers for Manor One’s construction. Subsequent audits flagged this loan transaction as potentially fraudulent​. (Piramal Capital, which took over DHFL’s assets, even raised the issue that the ₹725 Cr loan might have been siphoned or misused by the builder​.) While this was between the financier and developer, it underscores the cloud of financial irregularity hanging over Manor One.

  
  

Overall, the project has been under the watch of regulators and courts due to non-completion. Multiple HARERA orders (interest/refund directives) and consumer court cases signal serious trouble. The fact that a RERA authority felt compelled to mandate refunds with interest in a project now ostensibly nearing completion is highly cautionary for anyone considering buying into Manor One at this stage.

Builder’s Reputation & Track Record

Kashish Developers Ltd. (the promoter of Manor One) is a relatively lesser-known builder in the NCR market, and its reputation has been marred by the Manor One fiasco. Some key points regarding the developer:

• 
  

  History & Background: Kashish is originally based in Jharkhand (incorporated in 2001) and is part of a group with companies like Vinman Constructions and Manor Infraprojects​. Manor One in Gurgaon was one of its flagship projects outside its home state​. The company’s chairman, Sunil Choudhary, has been involved in regional politics/media (owner of Kashish TV in Ranchi) as well as real estate​. Unfortunately, the company’s execution track record in NCR has not been positive.

  
  


• 
  

  Allegations of Fraud and Fund Misuse: An investigative report in India Legal (May 2021) made scathing allegations that Kashish Developers “committed fraud amounting to hundreds of crores” along with its group companies​. Specifically, the report reveals that ₹725 crore loaned by DHFL for Manor One’s construction was largely siphoned off to other uses, instead of building the project​. The cash-flow analysis showed huge chunks of the loan diverted to sister concerns (Elite Villas, Vinman Constructions, etc.) and even a large portion unaccounted for​. This left Manor One underfunded, explaining the prolonged construction halt. In summary, the developer misused project funds, betraying both the homebuyers and the lender​. Such financial malpractice is a major red flag regarding the builder’s integrity.

  
  


• 
  

  Delayed/Stalled Projects: Manor One itself is evidence of Kashish’s inability to deliver on promises – launching a project and then leaving buyers waiting a decade (and counting). There is little evidence of successful past projects by Kashish in Gurgaon. The company does have projects in Ranchi/Jharkhand, but its credentials in NCR are poor. Public reviews have criticized that Kashish “are very slow in implementation” and fail to deliver even basic promised features​. In Manor One, several promised amenities and towers have remained only on paper for years.

  
  


• 
  

  Financial Solvency: The fact that Manor One had to be rescued by the government’s SWAMIH fund implies Kashish was unable to raise capital on its own due to either insolvency or poor creditworthiness. Indeed, there were insolvency proceedings initiated against Kashish Developers Ltd. around 2020 (an NCLT case was filed, though reportedly settled later)​. This indicates the developer flirted with bankruptcy. A financially unstable builder poses high risks – there’s always a concern that if funds dry up again, construction could stop. Moreover, if a builder goes insolvent, projects can get stuck in limbo for years in court. Prospective buyers must consider that Kashish’s financial track record is checkered at best.

  
  

In summary, Kashish Developers’ reputation is negative based on Manor One’s history: allegations of fraud, excessive delays, and a struggle to fulfill obligations. It is not a reputed, established developer in Gurgaon, which should make investors cautious. One should research if Kashish has any successfully delivered project of comparable scale; the evidence suggests otherwise.

Buyer Experiences, Complaints & Reviews

Homebuyer feedback on Manor One has been overwhelmingly negative due to the hardship caused by the delays. Many buyers invested their life savings or took large home loans for flats in Manor One back around 2012–2014, and have since been stuck with EMIs and no home to show for it. Key points reflecting buyer sentiment include:

• 
  

  Formal Complaints: As discussed, numerous buyers filed complaints with HARERA and in consumer courts, seeking relief. Some have won interest for delay or even full refunds​. The need to resort to legal action itself speaks to buyer frustration. A common grievance in these complaints is that despite paying 70–100% of the cost, buyers have waited 8–10 years without possession​. Many complainants emphasize the financial and mental stress this has caused (e.g. paying both rent and EMI simultaneously).

  
  


• 
  

  Online Reviews and Forums: On real estate forums and social media, Manor One is frequently cited as an example of a “stalled project” that trapped buyers. Some buyers have shared that the developer stopped responding or kept giving false assurances over the years. Although detailed public forum threads are sparse (possibly because buyers took collective action via WhatsApp groups and legal routes instead), the general word-of-mouth is cautionary. CommonFloor and Zricks Q&A sections had queries as early as 2014 asking if there were complaints or issues with Manor One​– indicating doubts from the start. By now, the issues are well-known in the NCR real estate community.

  
  


• 
  

  Change.org Petition: In 2020, a group of aggrieved buyers even started an online petition titled “Justice for Kashish flat owners – Manor One”. The petition accuses the owner (Sunil Choudhary) of looting innocent buyers’ money and failing to deliver flats promised by 2014–15​. It implored authorities and political leaders to intervene, noting that all flat owners were “empty handed” years after payment​. Although the petition had limited reach, it highlights the desperation – buyers were seeking any avenue (including appeals to the Prime Minister and public outrage) to get their homes or refunds. There were even mentions of approaching the Economic Offences Wing (EOW) for criminal action​.

  
  

On realty listing platforms, the “reviews” or ratings for Manor One are unreliable, since the project is not delivered. Some listings inaccurately labeled it “ready-to-move” (which it is not)​, likely to attract buyers – one should not be misled by marketing. The credible feedback comes from those stuck in the project: their consistent message is stay away. Anyone considering buying a resale unit or new booking in Manor One should talk to existing allottees and read through the HARERA orders to understand the gravity of issues.

Financial and Structural Concerns

• 
  

  Financial Health of the Project: The project’s finances were severely mismanaged. As detailed earlier, a huge loan meant for construction was diverted, leading to a cash crunch. It was only after government intervention (SWAMIH fund) that work resumed. This raises the question: is the project adequately funded to completion now? While SWAMIH funding is a positive step, any cost overruns or future hurdles could again jeopardize completion. Moreover, if the builder has outstanding debts or legal liabilities, there’s a risk of those impacting the project (for example, if creditors seek claims on project assets). Prospective investors should verify if the project funds are escrowed and monitored under RERA to prevent further diversion.

  
  


• 
  

  Structural Quality and Compliance: Given the inordinate delay, parts of the structure have been standing unfinished for years. There could be concerns about construction quality – e.g., have the buildings deteriorated due to long exposure before finishing? Buyers have little clarity on whether the materials and work done years ago remain up to standard now. Additionally, key safety clearances are pending. The fact that no Occupancy Certificate is issued means final inspections (for structural safety, fire safety, elevators, electrical systems, sewage treatment, etc.) are either not done or not passed​. Until the project clears these and obtains OC, there is a risk that some required infrastructure or safety measures are not in place. There were also mentions that even a commencement certificate was not granted initially​– implying initial approvals might have been delayed or conditional. While the project is likely to eventually get these certificates once completed, the delays in approvals hint at compliance issues the developer faced along the way.

  
  


• 
  

  Changes in Plans: Over such a long project span, developers sometimes alter layouts or specifications (to cut costs or adjust to market conditions). There is a possibility that the delivered product (if and when delivered) may differ from what was sold. For instance, if initially 12 towers were planned and now only 8 are being built (per some listings)​, how are original buyers of those other towers being compensated or adjusted? Prospective buyers should review the latest RERA-sanctioned plans and ensure they match what is being offered. Any history of litigation with original allottees over such changes would also be a red flag.

  
  


• 
  

  Maintenance & Handover: Another concern is how maintenance will be handled if the project is only partially completed or if many original buyers have taken refunds via court orders. There could be a scenario where, when a portion of Manor One is eventually delivered, the occupancy is low or the association is saddled with maintaining a large complex with few residents initially (especially if some towers are still under construction). This can lead to high maintenance costs and practical difficulties. It’s worth checking if the developer has a plan for phased handover and whether an RWA (Residents’ Welfare Association) is being formed to take over maintenance.

  
  

In essence, the uncertainties around Manor One’s construction and compliance mean even from a purely technical standpoint, it’s riskier than a normal under-construction project. One should be prepared for potential hidden costs or issues (for example, rectifying any construction defects, or delays in getting utilities connections) if they buy into a delayed project like this.

Key Red Flags for Prospective Buyers/Investors

• 
  

  Excessive Delays: Promised in 2014–2016, now possibly delivering in 2026 or later – a delay of around 10 years​. Long delays increase the risk of project abandonment and cost escalations.

  
  


• 
  

  Multiple Legal Battles: The project and developer have been involved in RERA complaints, consumer court cases, and even insolvency proceedings​. This litigious history indicates systemic problems and also means potential legal liabilities.

  
  


• 
  

  Developer’s Dubious Reputation: Allegations of fund siphoning and fraud by Kashish Developers are documented​. The builder’s inability to deliver on past promises and misuse of finances suggests a lack of reliability and integrity.

  
  


• 
  

  Financial Instability: The need for a bailout fund (SWAMIH) and past loan defaults signal that the project’s financial foundation was unsound​. Investors should be wary of any project that required rescue funding to survive.

  
  


• 
  

  No Occupancy Certificate Yet: As of now, the project is not certified for occupancy​, meaning it’s still not legally completed. Buying into a project without OC transfers the completion risk to you.

  
  


• 
  

  Unhappy Buyers: Existing buyers have protested, filed complaints, and even petitioned authorities about Manor One​. Their experiences serve as a warning. It’s wise to avoid a project where many original investors are trying to exit or seek refunds.

  
  

In conclusion, Manor One presents numerous red flags that any prospective buyer or investor must seriously consider. The combination of extreme delays, legal troubles, and the developer’s poor track record makes this a high-risk investment. Unless one has thoroughly vetted that the project is now back on track (with all funds and approvals in place) – which evidence suggests is not fully the case – it may be prudent to steer clear of Manor One. Those still interested should exercise extreme due diligence: check the latest construction status on-site, review RERA filings (including any extension orders and completion deadlines), and perhaps consult some existing allottees for ground reality. In the realm of real estate, past performance is a key indicator – and unfortunately, Manor One’s past has been fraught with problems​. Proceed with caution, as there are clearer, safer opportunities in the market compared to this deeply troubled project.

Project Link - https://buildersandprojects.com/projects/manor-one-sector-111-dwarka-expressway-npr-gurugram-haryana-122017/

Sources:

1. https://www.jcvindia.com/kashish-developers-a-real-estate-blackhole-in-small-town-india

2. https://haryanarera.gov.in/assistancecontrol/viewOrderPdf/ODQ0Mw==

3. https://haryanarera.gov.in/assistancecontrol/viewOrderPdf/MTg3MTM0

4. https://www.change.org/p/sunil-chaudhary-justice-for-kashish-flat-owners-manor-one