MahaRERA separate account (70% account) withdrawal calculator
Under MahaRERA's Form 3, the most a promoter can withdraw from the separate account is the total estimated cost of the project multiplied by the proportion of that cost actually incurred, less everything already withdrawn. This calculator follows Form 3 line by line, taking construction cost at the lower of the engineer's certificate and the books and leaving out loan principal, and adds the 70% or 100% deposit test for ongoing projects.
- Free, no sign-up
- Runs in your browser — nothing you type is sent to us
- Method and sources shown below
- Reviewed
Calculator
Form 3 working
Your figures stay in your browser. The link you copy contains them, so share it only with people you trust.
How this is calculated
Section 4(2)(l)(D) of RERA requires 70% of amounts realised from allottees to be kept in a separate account and withdrawn only in proportion to the percentage of completion, as certified by an engineer, an architect and a practising chartered accountant. In Maharashtra the CA's certificate is Form 3 under Regulation 3 of the MahaRERA (General) Regulations, 2017. MahaRERA's Circular 7/2017 states the rule this calculator applies:
Maximum withdrawal = total estimated cost × (total cost incurred ÷ total estimated cost)
Net withdrawal now = maximum withdrawal − amount withdrawn till date
- Costs counted are land cost (clause 1(i)) and development cost (clause 1(ii)): construction, on-site development expenditure, statutory taxes and premiums, and interest on construction finance.
- Construction cost incurred is the lower of the engineer's certified cost (Form 2) and the actual cost in the books.
- Loan principal is shown in brackets in Form 3 but not added to cost (Circular 7/2017); income tax is not project cost.
- "Incurred" means goods or services received, creating a debt to the supplier, as well as amounts paid (Circular 7/2017).
- Amount withdrawn till date is as per the books and the separate account's bank statement. For the first certificate of an ongoing project, Circular 7/2017 sets it at the lower of 100% of sale consideration received up to registration and the cost incurred shown at registration.
- You cannot withdraw more than the account holds, so the result is also compared with the current balance. After the completion certificate, the entire balance can be withdrawn.
- Cancellation refunds to allottees count as cost, but only up to 70% of the refund can come from the separate account; compensation and interest to allottees and MahaRERA penalties must come from the Transaction account under Order 56/2024. Enter these in the cost lines accordingly.
The 70% or 100% deposit test
Form 3's additional information for ongoing projects compares the estimated balance cost to complete (estimated cost less cost incurred) with estimated receivables (balance due on sold units plus unsold carpet area valued at the ready reckoner rate). If receivables are greater, 70% of balance receivables goes into the separate account; if they are lower, 100%. For projects registered from 1 July 2024, Order 56/2024 has buyers pay into a Collection account that auto-sweeps at least 70% to the Separate account and up to 30% to the Transaction account.
Working aid, not a certificate. The CA certifying Form 3 must be different from the statutory auditor, and the figures must tie to the books, Forms 1 and 2 and the bank statement. MahaRERA updates its formats and orders from time to time; check the current ones before you file.
Questions people ask
How much can a promoter withdraw from the RERA separate account?
Form 3 of the MahaRERA (General) Regulations, 2017 sets the maximum as the total estimated cost of the project multiplied by the proportion of cost incurred (cost incurred ÷ total estimated cost), less the amount already withdrawn as per the books and bank statement. MahaRERA's Circular 7/2017 explains this, and Order 56/2024 applies the same method to the new RERA Designated Separate Account.
Which certificates are needed for each withdrawal?
Form 1 from the project architect (percentage of work completed), Form 2 from the engineer (actual cost of construction) and Form 3 from a practising chartered accountant who is not the promoter's statutory auditor. Under Circular 39/2021 they go to the bank with every withdrawal until the occupancy or completion certificate, and copies are uploaded to MahaRERA.
Can loan repayments be counted as project cost?
Interest on construction finance is part of development cost in Form 3, and Order 56/2024 lets the loan be serviced from the separate account with CA certification. Principal is shown in brackets for information but is not added to the cost, so it does not increase the amount you can withdraw.
Why is construction cost taken at the lower of two figures?
Form 3 asks for the engineer's certified cost of construction and the actual cost as per the books, verified by the CA, and says the lower of the two is to be counted. That stops withdrawals running ahead of either the certified work or the recorded spending.
When does 100% of collections have to go into the separate account?
For an ongoing project, Form 3 compares the estimated balance cost to complete with the estimated receivables (balance due from sold units plus unsold units valued at the ready reckoner rate). If receivables are lower than the balance cost, 100% of the balance receivables must be deposited; otherwise 70%. Projects registered from 1 July 2024 also auto-sweep at least 70% of collections from the Collection account into the Separate account under Order 56/2024.
What happens after the occupancy certificate?
MahaRERA's Circular 7/2017 says that once the completion certificate for the project is received, the entire balance in the separate account can be withdrawn.
Can a lender take a lien on the separate account?
No. Order 56/2024 says the Collection and Separate accounts must be free of encumbrances, cannot be escrow accounts and must be free of liens, loans and third-party control, including by a lender. Fixed deposits made from the separate account must also be lien-free.
Is anything I type stored or sent to Biz Corp Solutions?
No. The calculation runs entirely in your browser. Your inputs are only kept in this page's web address so you can copy a link and share the same calculation with your CA.
Structuring construction finance around RERA accounts?
We arrange construction finance of ₹5 crore to ₹500 crore and help builders plan disbursement and repayment around the MahaRERA three-account system.
This calculator is a working aid for promoters and their chartered accountants. It does not replace the Form 3 certificate, which must be issued by a practising chartered accountant (other than the statutory auditor) on the basis of the books and the architect's and engineer's certificates. Lenders, regulators and government offices apply their own rules and may round or calculate differently; their figures prevail. Biz Corp Solutions arranges funding through partner banks, NBFCs and financial institutions, and lenders decide sanction, rates and terms. Last reviewed 5 October 2026.