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Pool City Stories

Second homes near Mumbai, one swipe at a time

Every story here is the short version of a full article. Real numbers, plain words.

Swipe each card sideways

Meravilla Pool City
Our communities

Which Pool City community fits you?

Pool villas at Shahapur seen from the air at sunrise
Four places, one question
There is no best one. There is the one that fits you.
A pool villa at Shahapur
Shahapur · 70 minutes from Mumbai
Riverfront pool villas from ₹1.25 Cr
2 to 5 bedrooms, built the way you want. Our flagship, and nearly sold out. 5 to 8 left.
A pool villa at Kasara
Kasara · about 2 hours 15 minutes
Hill villas from ₹1.09 Cr
Our lowest villa price. Cool forest air. Assured rent of up to ₹40,000 a month, written in the agreement.
A private estate villa at Khardi
Khardi · about 90 minutes
A whole private estate from ₹3.25 Cr
10,000 sq ft behind one gate. Villa, pool, clubhouse, game zone, home theatre and turf. 20 estates.
A private estate villa at Igatpuri
Igatpuri · about 2 hours
The same private estate, deeper in the hills. From ₹4.25 Cr
Nashik district. Only 5 estates.
Meravilla Pool City communities seen from the air
Choose by what matters most
Lowest villa priceKasara
Closest to MumbaiShahapur
Assured monthly rentKasara
Most private spaceKhardi, Igatpuri
Nearly sold outShahapur
Tell us your budget and how far you will drive. We will point you to the right one.

The short version. Kasara for the lowest villa price and assured rent. Shahapur for distance. Khardi and Igatpuri for a whole private estate.

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Meravilla Pool City
Ownership plan

Own a Glass Resort Suite for ₹50,000 a month

A Glass Resort Suite with its own pool at dusk
No bank. No interest.
₹75 lakh, paid in parts. Not a loan.
A Glass Resort Suite's private pool and pergola at sunset
How it works
  1. 1Pay a ₹1 lakh token to reserve your suite.
  2. 2Pay 10% within 15 to 20 days, and another 10% in month 18.
  3. 3Pay ₹50,000 a month for 120 months.
  4. 4The suite is registered in your name.
All inclusive price₹75 lakh
Seating inside a Glass Resort Suite
What you skip
0
Bank. Interest. Credit check. Processing fee. You pay us directly, in parts, instead of all at once.
The deck and lounge at a Glass Resort Suite
It is a real purchase
  • A registered agreement for sale, same as a cash buy
  • The same title check and registration paperwork
  • Have your own lawyer read it. We encourage it.
The Atgaon plots township from the air
Plots work the same way
Atgaon plots from ₹49 lakh, at ₹50,000 a month
Freehold, in your name from booking. Build whenever you are ready. No deadline.

The short version. You pay us in instalments instead of one lump sum. Everything is in a registered agreement.

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Meravilla Pool City
Rental income

Assured rent, or just a hope? Know the difference.

A Kasara pool villa lit up at night
Two words, very different meanings
Every brochure says assured. Here is what it should mean.
A Glass Resort Suite with its own pool at dusk
Assured
A number written in your agreement
We pay it every month, whether the home was full or empty. The risk sits with us.
A villa at Kasara, on a green lawn
Where we say assured
Kasara villasup to ₹40,000 a month
Glass Resort Suites₹21,000 to 35,000
Both are run by us, end to end. That is why we can promise a number.
A private estate villa at Igatpuri
Illustrative
A real possibility, not a promise
Khardi and Igatpuri estates can earn from stays, offsites and events. We do not run the bookings there, so we do not print a number.
A pool villa at dusk
Ask anyone selling you rent
Is it in the agreement?
If it is only said on a call, it is a projection. Plan with it. Do not count on it.

The short version. We sort our own communities into these two honest groups, so you always know which one you are looking at.

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Meravilla Pool City
Rental income

How much rent will a second home really earn?

A Glass Resort Suite at Shahapur at sunset
The question
₹40,000 a month sounds great. Is it a good deal?
A Glass Resort Suite pergola at sunset
One simple sum
Rent in a year (₹40,000 × 12)₹4.8 lakh
Price you paid₹1 crore
Your yearly return4.8%
A year of rent, divided by the price. That is all.
A living room opening to the pool
Same rent, different price
Villa at ₹1 crore4.8%
Villa at ₹4 crore1.2%
The monthly number alone tells you nothing. Always divide.
The Sahyadri hills near Pool City's communities
The number to beat
2 to 4%
That is what a normal Mumbai flat earns in rent each year. Below that, you are buying to enjoy it, not to earn from it. Both are fine. Just know which.
A pool villa in the hills at Kasara
Hill villas on Airbnb
60
nights a year. That is how often villas in Igatpuri were booked, on average. About ₹8 lakh a year before costs.
AirROI booking data, year to July 2026
A villa at Kasara, where rent is written in the agreement
What we do instead
An assured rent, full or empty
Glass Resort Suite3.4 to 5.6% a year
Kasara villaup to 4.4% a year
Real, assured, and written in the agreement. Not huge. Not a guess.

The short version. A big monthly number can still be a poor deal. Always divide it by what you paid.

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Meravilla Pool City
Investment

₹75 lakh: a bank FD or a Glass Resort Suite?

Inside a Glass Resort Suite at sunset
We tested our own product
Same ₹75 lakh. Ten years. Which wins?
The Glass Resort Suite bedroom at sunset
Before tax
Bank FD at 6.5%₹66 lakh interest
Suite rent, ten yearsabout ₹25 lakh
On rent alone, the FD is ahead. We will not pretend otherwise.
Rent starts in month 19 at ₹21,000 a month and rises ₹1,000 a year.
A Glass Resort Suite's private pool
After tax
FD interest is taxed fully. Rent gets 30% off first.
FD, in your handabout ₹42 lakh
Rent, in your handabout ₹20 lakh
A Glass Resort Suite, still yours after ten years
The difference that matters
The FD ends. You still own the suite.
After ten years the FD hands your money back and closes. The suite paid you for ten years and is still yours.
A Glass Resort Suite exterior with its own pool
So what must the suite do?
about 2.6%
a year of price growth to match the FD. That is the bar. We will not guess how high it jumps, because nobody honestly can.
The deck of a Glass Resort Suite at sunset
And one more thing
An FD does not have a pool.
Every weekend you spend here is a resort bill you did not pay.

The short version. Want certainty and quick access to your money? Take the FD. Want to still own something at the end? That is the suite.

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Meravilla Pool City
Investment

Gold or a second home? Keep the gold. Read this anyway.

A Glass Resort Suite with a pergola and pool at sunset
Most Mumbai families already own gold
This is about what your next asset could do differently.
A Glass Resort Suite, the comparison in this story
Monthly income on ₹75 lakh
Gold₹0 a month
Glass Resort Suite₹21,000 to 35,000
Gold pays nothing while you hold it. That is the one thing it cannot do.
A Glass Resort Suite deck at sunset
Where gold wins
  • Sell it in an afternoon, in any city
  • One price everyone already agrees on
  • No upkeep, no address, no phone calls
Inside a Glass Resort Suite
Where the suite wins
  • Pays you every month, just for owning it
  • Rent starts at ₹21,000 and rises ₹1,000 every year
  • A real place your family can visit and hand down
A Glass Resort Suite, the managed second home in this story
The honest answer
Both. They do different jobs.
Gold as the money you can reach fast. A managed suite as the part that pays you monthly and gives you somewhere to go.

The short version. Nobody is asking you to sell your gold. A resort suite does the one thing gold cannot: it pays you while you hold it.

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Meravilla Pool City
Renting it out

Want to put a villa on Airbnb? Here is the whole job.

Villas at Igatpuri at dusk
It can work. We do it ourselves.
Just know the job before you buy.
A living room opening to the pool at Khardi
Between every guest
  • Clean the whole villa, top to bottom
  • Change every sheet and towel
  • Clean the pool and check the water
  • Refill gas, soap, tea, everything
  • Fix whatever the last guests broke
On a busy weekend, all of it in one afternoon.
The game zone at a Khardi estate
Out of every ₹100 of bookings
Airbnb₹15
Manager₹20
Cleaning and linen₹12
Bills and supplies₹10
Repairs and furniture₹15
You keep₹28
Rough figures. Tax still comes out of the ₹28.
A pool villa garden at Kasara in the evening
Guests come on weekends
60
nights a year is what villas in Igatpuri were booked. And the number of villas doubled in one year.
AirROI booking data, year to July 2026
Private turf at an estate
Sort these out before you buy
  • GST once your business income crosses ₹20 lakh a year
  • Income tax may treat it as a business, not as rent
  • Permission, because some societies do not allow paying guests
A Glass Resort Suite, run by us for an assured rent
The other way
We run it. You get an assured rent.
Glass Resort Suites and Kasara. We handle guests, cleaning and bills. Your rent is paid every month, full or empty.

The short version. Both ways are fine. Pick the one you have the time and appetite for.

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Meravilla Pool City
Tax

Tax on a second home, made simple

Pool villas at Shahapur seen from above
Worth knowing early
Buy first and worry about tax later? Do it the other way round.
A pool villa at Shahapur at dusk
Good news first
30%
of your rent comes off before tax is even worked out. No bills. No receipts. Automatic.
A villa at Kasara, lit at night
A villa rented at ₹40,000 a month
Rent for the year₹4,80,000
Minus municipal tax₹20,000
Minus the automatic 30%₹1,38,000
You pay tax on₹3,22,000
Example only. Home loan interest comes off as well.
A paved walkway at the Atgaon community
The rule that surprises people
From your third home, you pay tax on rent you never received
Two homes count as yours to live in. The third is taxed on what it could have earned, even if it sits locked and empty.
A villa at Kasara, seen from above
When you sell
Buy today, hold it over two years, and the profit is taxed at 12.5%
Keep every purchase paper in one folder from day one. Ten years later, that folder decides your tax bill.

The short version. Rent is taxed kindly. A third property is not. Ask your CA before you buy, not after.

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Meravilla Pool City
Buying guide

Four words that make a plot safe to buy

The Atgaon plotted township seen from the air
Freehold. NA. Clear title. Sanctioned.
Most brochures use them as decoration. Here is what they mean.
The entrance gate at Atgaon
Freehold
You own the land outright, in your name, for good
Leasehold has an end date, and someone else still owns the land.
A tarred internal road at Atgaon
NA
Already cleared for building
Land in Maharashtra starts as farm land. NA means it has been officially changed so you can build. Done before you buy, not left for you to chase.
A numbered plot gate at Atgaon
Clear title
Nobody else can claim it
The ownership chain is checked. No disputes, no loans against it. The check most often skipped under sales pressure.
The sanctioned layout of 277 plots at Atgaon
Sanctioned layout
Approved by the authority, not just drawn by the builder
Atgaon has 277 plots on 9 and 12 metre roads, approved before the first plot was sold.
Villas already built by owners at Atgaon
Our advice
Hearing the words is not the same as checking them
Get your own lawyer to verify the papers. We will show you every document before you book.

The short version. All four words matter. Every Atgaon plot has all four. Check them yourself anyway.

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Meravilla Pool City
Buying guide

Always ask for the RERA number

A Glass Resort Suite pergola at sunset
Brochures are easy to make pretty
This is the one thing a builder cannot fake.
A Glass Resort Suite, registered under MahaRERA
What it is
A government register for real estate projects
In Maharashtra it is MahaRERA. The land title, approvals and timelines are filed with a regulator, and the builder is legally answerable.
Glass Resort Suites
Ours, for example
PR1330002500101
Glass Resort Suites. Check it yourself on the MahaRERA website. Not just a number we quote.
The registered agreement for a Glass Resort Suite
What it does not cover
  • Rent promises
  • Payment plan terms
  • Amenity promises
Those live in your registered agreement. RERA is necessary, not the whole picture.
A Glass Resort Suite
The test
Ask for the number for the exact project you are looking at
If nobody can give you one that you can check, pause the whole conversation.

The short version. A number you can check yourself is worth more than any brochure. Ask for it first.

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Meravilla Pool City
Private estates

Why only 5 estates at Igatpuri, and 20 at Khardi

The private pool of an Igatpuri estate
Limited units
Usually a sales trick. Here, it is simple maths.
The gazebo and garden of a private estate
What one estate is
10,000 sq ft. One gate. Your name.
Private turf at an estate
Inside every estate
  • A 2,000 sq ft villa
  • Private clubhouse and game zone
  • Six seat home theatre
  • Pool, gazebo and a 1,500 sq ft turf
An indicative estate layout, 100 by 100 feet
Why the count is fixed
The land, divided by 10,000 sq ft per owner
Igatpuri5 estates
Khardi20 estates
No floor to add. No way to split it smaller without losing what makes it private.
The pool at a private estate at dusk
Ask any builder
Limited by what?
If they chose to build fewer, that is marketing. If the land only holds this many, that is real.

The short version. The number is set by the land, not by a countdown timer.

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Meravilla Pool City
Managed homes

The second home nobody looks after

A Kasara pool villa on a green lawn
How most second home stories end
Quietly. Eighteen months in. Nobody has visited since March.
The Sahyadri hills in monsoon
The usual ending
A leak nobody saw. A caretaker who stopped answering.
An empty home costs money and attention whether you use it or not.
Arrival at a Pool City estate
Managed by us
Site visits you must make0
People you need to call1
Managed term, Resort Suites15 years
One named relationship manager, from your first enquiry to years of ownership.
A managed clubhouse hall
What managed covers
  • Housekeeping and upkeep, all year
  • Guests, bookings and turnover
  • One point of contact, not a call centre
A Glass Resort Suite, managed while you are away
What that changes
A home that earns while you are away, instead of sitting empty
Kasara and Glass Resort Suites pay you an assured rent. Shahapur villas are looked after all year.

The short version. The gap between owning a second home and actually using it is almost always upkeep. We do that part.

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Meravilla Pool City
Before you visit

What your phone can tell you, and what it cannot

A living room opening onto a private pool at Khardi
Most buyers start here
On a phone, late at night, long before a site visit.
A gazebo at a Khardi estate
Your phone is good at
  • Layout, finishes and how big the rooms feel
  • Where it sits on the map
  • Price, distance and rent terms, side by side
Villas at Igatpuri at dusk
Your phone cannot tell you
  • Real drive time in Friday traffic
  • The soil and water on a plot
  • What it sounds like at 7pm
  • The small things you did not think to ask
A pool villa at Shahapur
How to use it well
Shortlist on the phone. Decide on the ground.
Ask us on WhatsApp what is already built and what is still planned. Then visit to confirm.
Meravilla Pool City seen from the air
Book a visit
We confirm your slot on WhatsApp
No obligation. If something does not match what you saw online, we will tell you. +91 70426 33644

The short version. Use the phone to shortlist hard. Use the visit to decide.

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Meravilla Pool City
Buying guide

Farm land is cheaper than an NA plot. Here is why.

An empty NA plot at Atgaon, ready to build on
NA plot or farm land?
Cheap land you cannot build on is not cheap.
Plots and a built home at the Atgaon township
Why the farm plot costs less
  • In Maharashtra you generally cannot build a house on farm land until it is converted
  • Farm land can generally be bought only by someone who already counts as an agriculturist
  • Most banks will not lend against it the way they lend against a housing plot
The Atgaon township and its entrance gate from the air
What NA means
The collector has already allowed a house on it.
Conversion is done before you buy. Your house plan still goes for building permission, the way it would anywhere.
A planted walkway at Atgaon
Converting it yourself
Years, money, and no promise.
It depends on the zone in the regional plan. Land near dams, forests and rivers can simply be refused.
The main entrance of the Atgaon township
Ask for these papers
  • The NA order for this plot or layout, not a neighbouring one
  • The 7/12 extract and the property card
  • The sanctioned layout with your plot number on it
  • A title search with no disputes, and the zone in the regional plan
The Atgaon plots township from the air
At Atgaon
277 freehold NA plots from ₹49 lakh
A sanctioned layout, with tar roads, street lights, water, power and drainage already in. Take every paper to your own lawyer.

The short version. Farm land is fine if you want to farm. If you want a weekend home, buy land that is already NA, and check the papers.

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Meravilla Pool City
Prices

Villa price in Shahapur: what ₹1.25 Cr covers

A pool villa at Shahapur
Villa price in Shahapur, 2026
From ₹1.25 Cr. The price of the home, not a monthly figure.
Pool villas at Shahapur seen from the air
What it covers
  • A 2 bedroom villa with its own pool, the smallest layout
  • A private riverfront, about 70 to 90 minutes from Mumbai
  • A shared clubhouse, riverfront deck and gardens
  • A gated community with 24 hour security, managed all year
A larger pool villa layout at Shahapur
Why the word onwards
More bedrooms, a bigger villa, a higher price.
Every villa can be sized from 2 to 5 bedrooms. Ask for the figure in writing for your exact layout.
A Shahapur villa and its pool at sunset
What sits on top
  • Stamp duty and registration
  • GST, if the villa is still being built
  • The community upkeep charge, and what it covers
General points, not tax advice. Ask us for the current figures.
A pool villa at Kasara
Why Shahapur costs more than Kasara
A shorter drive, and the river.
Kasara villas start at ₹1.09 Cr. If you will visit only a few times a year, Kasara may suit you better.
Pool villas by the river, seen from the air
Ask before you pay
  • The price for your layout, with the bedrooms stated
  • Everything on top of the price
  • The title papers and the land sanction
  • When your villa will be ready, written down

The short version. ₹1.25 Cr is where the price starts. Ask for your layout's figure, and everything on top of it, in writing.

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Meravilla Pool City
Buying guide

A second home near Mumbai under ₹1 crore: the honest options

A Glass Resort Suite pergola at sunset
Under ₹1 crore
Four kinds of second home. Four very different jobs.
An empty plot at Atgaon
What each asks of you
  • A plot. The cheapest way in. Earns nothing until you build.
  • A villa. Yours to use. Every leak and every guest is yours too.
  • A private estate. More land, more privacy, more upkeep.
  • A managed suite. Someone else runs it. You give up some control.
The deck of a Glass Resort Suite at sunset
The real trade
The less you have to do, the more of the upside you share.
A Glass Resort Suite with its own pool at dusk
The one we can price exactly
A Glass Resort Suite, ₹75 lakh all inclusive
A two bedroom suite inside the Blue Lagoon resort at Shahapur, about 70 to 90 minutes from Mumbai.
Inside a Glass Resort Suite under its glass roof
How the ₹75 lakh is paid
  1. 1₹1 lakh to reserve.
  2. 210% within 15 to 20 days, another 10% in month 18.
  3. 3₹50,000 a month for 120 months.
No bank. No interest. Rent from month 19, written in the agreement.
Meravilla Pool City communities seen from the air
Where under ₹1 crore goes wrong
  • A monthly amount shown as if it were the price
  • Income called guaranteed
  • A RERA number from a different project
  • Photos of one project used to sell another

The short version. Decide what you want the place to do first. Then ask every builder, including us, for the full price in writing.

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Meravilla Pool City
Buying guide

Should you buy a villa in Shahapur? The case for and against

Pool villas along the river at Shahapur, from the air
Start with the drive
A second home only works if you go.
Shahapur is about 70 to 90 minutes from Mumbai. Near enough that a Friday evening trip is normal, not a project.
A Shahapur pool villa with its garden
What you get
  • A private riverfront, in our flagship community
  • Your own pool with every villa
  • 2 to 5 bedrooms, sized for your family
  • Gated and managed all year, with 24 hour security
A Shahapur villa at dusk
The case against, said plainly
  • It is not a hill station. For cool air, Kasara is the honest answer.
  • It costs more than Kasara: ₹1.25 Cr against ₹1.09 Cr.
  • Fewer people search for it by name than Lonavala or Alibaug, which matters when you sell.
A Shahapur pool villa on a clear day
Buy here if
  • You want a place your family reaches most weekends
  • Water at the door and your own pool matter more than a hill view
  • You want the layout your way, in a community already lived in
A pool villa in the hills at Kasara
Look elsewhere if
  • You want cool mountain air. That is Kasara or Igatpuri.
  • You have not stood on the plot yet. Photos hide the drive and the noise.
Pool villas by the river, seen from the air
Before you decide
Drive there on a Friday evening, not a Sunday morning.
Time it from your own door. That is the trip you will actually make.

The short version. If the drive felt easy and the river matters to you, Shahapur is a good place to buy. If not, be honest with yourself.

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Meravilla Pool City
Our communities

Villa projects near Mumbai: our list, with real prices

Meravilla Pool City communities seen from the air
The honest list
One phrase, four very different things.
A villa in a gated community. A private estate. A resort suite. A plot to build on.
A private estate villa at Khardi
Starting prices
Atgaon plots₹49 lakh
Glass Resort Suites₹75 lakh
Kasara villas₹1.09 Cr
Shahapur villas₹1.25 Cr
Khardi estates₹3.25 Cr
Igatpuri estates₹4.25 Cr
Onwards, except the suites, which are all inclusive. Karjat is coming soon, with no price yet.
A private estate villa at Igatpuri
How far from Mumbai
Shahapur and the suites70 to 90 min
Khardiabout 90 min
Atgaon, Igatpuriabout 2 hours
Kasaraabout 2 h 15 min
Know the longest drive your family will do on a Friday evening, then cut the list.
A villa at Kasara on a green lawn
What it earns while you are away
Kasaraup to ₹40,000 a month
Glass Resort Suites₹21,000 to 35,000
Khardi, Igatpuriillustrative only
Atgaon plotnothing until you build
Kasara and suite rent is written in the registered agreement.
A Glass Resort Suite with its own pool at dusk
Two ways to pay
₹50,000 a month is a way to pay, not a lower price.
On the Glass Resort Suites and select Atgaon plots. No bank, no interest.
A tarred internal road with street lights at Atgaon
Ask any project, including ours
  • The RERA number, checked by you on MahaRERA
  • Freehold, NA, sanctioned: the papers, not a summary
  • What is built today. Walk it.
  • If there is rent, is it in the registered agreement?

The short version. A starting price is only real if the unit is still there, the road is built, and the rent is in the agreement.

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Meravilla Pool City
Owning a second home

What a pool villa costs after you get the keys

A Shahapur pool villa at sunset
The price is the first number
Not the last one.
Here is what a pool villa near Mumbai costs after you move in.
A pool villa at Shahapur
One time costs on top of the price
  • Stamp duty and registration
  • GST, if it applies at that stage
  • Furnishing: beds, sofas, a fridge, curtains
  • Your own lawyer to read the agreement
A private pool beside a Shahapur villa
The pool
It costs money every month, whether you swim or not.
Pump electricity, chemicals, cleaning and repairs. Left alone for a month in summer, it turns green.
A gated villa community by the river, from the air
Bills that come anyway
  • Security, gardens and the commons
  • Base charges for electricity and water
  • Repairs after every monsoon
  • Property tax, and insurance if you take it
A managed villa community from the air
What a managed community changes
One bill and one number to call.
You still pay for upkeep. You are just not the one finding a pool cleaner on a Tuesday.
A villa terrace and pool at dusk
Your real yearly cost
  1. 1Maintenance charge, × 12
  2. 2Your own electricity and water
  3. 3A repair fund
  4. 4Property tax and insurance
Then put it next to what you spent on resort weekends last year.

The short version. Get four numbers in writing before you buy. Add them up. That is what the villa costs you to keep.

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Meravilla Pool City
Before you visit

Buying a villa in Kasara? Check these on site

A pool villa at Kasara
A site visit is not a picnic
Inspect the road, the soil and the paperwork.
A Kasara villa and its approach road
Test the real drive
About 2 hours 15 minutes from Mumbai
  • Time it from your own door
  • Is the last stretch a tar road or a mud path?
  • Is the road lit at night?
A Kasara villa plot seen from above
Stand on the soil
Kasara gets heavy monsoon rain. If a plot sits in a bowl, water will pool around the foundation unless drainage is built.
At our Kasara project, foundation and structure are underway. See the steel and concrete yourself.
A pool villa in the hills at Kasara
Four questions on site
  1. 1Is the land NA, with a clear title?
  2. 2What are the registration details?
  3. 3Who owns the roads and open spaces after handover?
  4. 4Where does the water come from?
A villa at Kasara, where rent is written in the agreement
Read the rent clause
Up to ₹40,000 a month, in the registered agreement.
Up to 4.4% a year before tax on ₹1.09 Cr. Paid whether the villa was booked or empty. Ask to see the clause.
A Kasara villa lit at night
Before you drive back
Do not pay a token on the spot.
Take the draft agreement home. A good property will still be good on Monday morning.

The short version. Check the drive, the ground, the papers and the rent clause yourself. Then decide at home, not on site.

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Every figure here comes from our published terms and named public sources. Prices and rent figures can change. Terms apply.
Full articles at poolcity.in/insights · Talk to us at customer care