Forbes Fab Luxe Residences — construction update, May 2026.

This is the May 2026 field report on Forbes Fab Luxe Residences. It is written from the on-site project office and reflects the construction status as of the first week of May 2026. The report is structured to be cross-validated against the project's RERA quarterly disclosure, the NBCC monitoring register and the official drawings. Where there is a variance against the original schedule, it is named. Where the contractor's claim is at variance with the on-site evidence, the on-site evidence is recorded. The intent of this document is not marketing; it is to give the prospective buyer a documentary view of the work.

Headline status — where the project stands.

The project is on schedule to its committed December 2028 possession date. The current critical path runs through the superstructure cycle on the eleven towers, with the perimeter façade glazing as the secondary critical path and the MEP rough-in as the tertiary. The May 2026 milestone summary is as follows. Site mobilization: complete. Excavation and shoring: complete. Foundation (raft and piles): complete on towers 1 through 8; in progress on towers 9 to 11. Superstructure: towers 1 and 2 crossing the third-floor slab on mivan formwork; towers 3 and 4 on first-floor slab; towers 5 to 8 at plinth; towers 9 to 11 at substructure. Sample flat: in fitout, expected open by July 2026. NBCC site office: operational. RERA: registration in process. Construction critical path: tracked weekly; current variance to baseline is approximately +2 weeks favourable.

Site mobilization — what was done in February to April 2026.

The full site mobilization sequence was completed between February and April 2026. The contractor's main camp, the lay-down area, the batching plant and the rebar yard were all established on the southern edge of the plot. A 750-cubic-metre-per-day RMC plant, a 60-metre tower crane allocation per tower (for the eleven towers), a centralised rebar bending and cutting yard and a small precast yard were commissioned. The site office for the developer is on the eastern boundary and the NBCC monitoring office is located adjacent to it. Three site engineers from NBCC report to the regional NBCC office; their inspection registers are open to the developer's QA team and to the contractor's project manager but not to the marketing team. Site security is on a five-tier perimeter, with biometric access at every gate and a separate visitor register for buyer-led site visits.

Foundation work — raft and piles.

The foundation system is a piled raft on every tower. The pile design is friction piles of 800 mm and 1,000 mm diameter, taken to depths between 24 and 28 metres into the dense alluvial sand stratum. The raft is 1.8 to 2.4 metres thick depending on tower load. The pile installation was carried out using rotary piling rigs with bentonite slurry. Every pile was load-tested at the required factor of safety; load tests were performed by the empanelled NBCC third-party laboratory. The cube tests on every concrete pour were taken at 7 days and 28 days; results are filed in the QA register. Towers 1 through 8 have completed both the pile cap and the raft; towers 9 through 11 are at pile completion stage with raft pour scheduled for June. For the structural philosophy, see G+35 tower design and earthquake-resistant construction.

Superstructure — the eight-day cycle.

The superstructure on Fab Luxe is built using mivan aluminium formwork. The mivan system gives a monolithic concrete pour for slab and walls in a single cycle and produces a finish quality that does not require plastering. Floor cycle time on the lead towers is targeting an eight-day cycle (form-strike, rebar, MEP first-fix, pour, cure). The first three floors are typically slower while the formwork team builds the rhythm; from floor 4 onward, the eight-day cycle locks in. Towers 1 and 2 are at the third-floor slab as of May 2026 and are tracking the eight-day cycle. The mivan tolerance target is 5 mm on wall plumb and 3 mm on slab level; surveyed deviations are recorded daily. For the methodology, see MIVAN vs aluminium formwork.

Sample flat — fitout in progress.

A full sample flat — a 4 BHK + Study at 3,307 sq ft super area — is under fitout in a dedicated structure on the southern edge of the plot. The sample flat carries the full Fab Luxe specification, including the kitchen package, the bath fittings, the engineered wood flooring, the wardrobe joinery and the air handling unit installation. The DGU window units are mocked up at full scale to allow a buyer-side review of the daylighting and thermal performance. The clubhouse façade mock-up is adjacent to the sample flat. The sample flat is targeted to open for buyer visits by mid-July 2026 once the snagging cycle is complete. The intention is that a prospective buyer can walk through and verify the actual finish quality, not the brochure imagery. For the basis of the sample, see the specification guide.

NBCC monitoring milestones.

NBCC's monitoring regime on Fab Luxe layers four tiers. The daily site engineer signs every concrete pour and every formwork strike. The milestone QA team, who are independent of the resident engineer, sign every floor cycle and every reinforcement check. The third-party laboratory tests cube samples on every pour and rebar samples per consignment; the laboratory is empanelled centrally and is not selected by the project office. The quarterly internal audit, signed by the NBCC regional director, reconciles all four streams against the IS code requirements. As of May 2026, the project has cleared two NBCC quarterly audits (Q4 2025 and Q1 2026), each with non-critical observations that have been closed in the project's variance register. The Q2 2026 audit is scheduled for the second week of July. For deeper coverage of the regime, see how NBCC monitors residential project quality and NBCC vs private builders.

RERA progress — where the registration stands.

RERA registration for Forbes Fab Luxe Residences is in process under UP RERA. The application has been filed and the project is in the routine processing queue. The application includes the title certificate, the approvals from GNIDA and the relevant authorities, the project escrow account details, the master plan and the floor plans. Once the registration number is issued, it will be displayed on the project RERA disclosures page and on the UP RERA portal. From that point onwards, the project will publish quarterly progress reports through the RERA portal — covering tower-wise milestones, expenditure, escrow utilisation and any change in the committed timeline. For the regulatory context, see UP RERA 2026: a complete buyer's guide and understanding RERA — a homebuyer's guide.

The 2028 possession trajectory — what gets delivered, in what order.

What the buyer sees on a site visit.

A typical buyer site visit, scheduled through the Forbes Property sales office in Rohini, Delhi, runs approximately two hours. The walkthrough begins at the developer site office with a project briefing on the master plan, the unit configurations and the construction status. The buyer is then taken through the construction zone in a guided escort to the active superstructure tower, with a stop at the foundation cap of an adjacent tower and at the central podium pour zone. The walkthrough then moves to the sample flat in the dedicated structure, where the buyer can walk through the full 4 BHK fitout and inspect the kitchen, bathrooms, master bedroom and the AC and AQI system installation. The visit closes with a meeting with the project director and a Q&A session. To schedule a visit, call +91 90905 04064 or message via WhatsApp.

Independent observations — what the editorial desk noticed on this visit.

Three observations are worth recording from the May 2026 site walkthrough. First, the lay-down discipline at the rebar yard is unusually clean for an Indian construction site of this scale; the rebar is sorted by grade, by diameter and by tower allocation, and the consumption register is signed daily by the contractor's engineer and the NBCC engineer. Second, the cube test register is filed in real time, with bar codes tying each cube to a specific pour; this is non-standard practice and is a positive signal of the QA discipline. Third, the workforce is housed in a labour camp on the eastern edge of the plot, with sleeping, dining and ablution facilities at a standard above the typical industry minimum; safety equipment usage is above 90 per cent in casual observation. These are not advertised benefits; they are operational signals that the construction is being run at the standard the marketing implies.

What changes by the next update.

The next construction update is targeted for August 2026. Expected milestones for that report include: superstructure progress on towers 1-2 to floor 12 (refuge floor 1); raft and substructure completion for towers 9-11; the sample flat formal opening; the Q2 2026 NBCC audit closure; and (target) the issuance of the UP RERA registration number. Variance against this expectation will be reported with the same level of detail. For the latest construction status between formal updates, see the Construction Updates page.

Frequently Asked Questions