RTI for Mizoram RERA — Housing Project Delay and Builder Complaint Records

Aizawl is unlike almost any other Indian state capital. Built across a razor-thin ridge rising above the Tlawng River valley, the city climbs steep hillsides in every direction, with buildings stacked on terraced slopes so precipitous that road access to many localities requires negotiating hairpin bends and switchbacks at grades that would stop construction equipment in most other cities. The capital of Mizoram sits at roughly 1,100 metres elevation, surrounded by the heavily forested Mizo Hills — a landscape of extraordinary beauty and equally extraordinary logistical challenge for anyone trying to build a multi-storey residential complex.

This terrain defines the Mizoram housing market in ways that have no parallel in the plains. Flat land is vanishingly scarce: the relatively level ground near Aizawl's central spine along Zoram Hynniewtrep Mega Highway (the city's main arterial road) and in pockets like Bawngkawn, Chaltlang, Zemabawk, Durtlang, Ramhlun Vengthar, and the newer peripheral areas near Lengpui (where the state airport is located) commands a significant premium. Most residential development in Aizawl is therefore vertical — multi-storey apartment buildings constructed on cut-and-fill slopes, often with extensive retaining structures and deep foundations to address the challenging geology. This is expensive construction, carried out under conditions that make delays more likely and cost overruns more common than in flatland cities.

It is against this backdrop that Mizoram's Real Estate Regulatory Authority operates — registering apartment projects, enforcing mandatory escrow protections for homebuyer funds, and adjudicating complaints from allottees whose promised possession dates have come and gone while construction remains incomplete. The Right to Information Act, 2005 gives every Indian citizen a direct statutory right to examine what Mizoram RERA knows about their builder and project — without paying lawyers, without appearing before any tribunal, for a filing fee of just ₹10.

Mizoram's Housing Market: Hill Terrain, Customary Land, and the Apartment Sector

Land Scarcity on Steep Terrain

Aizawl's land market is shaped fundamentally by geography. The contiguous urban area covers a remarkably small footprint of usable land relative to the population it supports. Usable residential land in established localities — Bawngkawn, Chaltlang, Saikhamakawn, Venghnuai, Khatla, and the areas flanking the central MG Road axis — is almost entirely built up. New residential development therefore pushes outward toward the urban periphery: Zemabawk to the south, Durtlang and Chawnpui to the north, Rangvamual and Lengpui to the west along the airport road, and Sakawrtuichhun, Sihphir, and Tlangnuam to the east. These areas have attracted the most active apartment development over the past decade, with promoters marketing connectivity to central Aizawl and proximity to new government offices, hospitals, and educational institutions as key selling points.

Beyond Aizawl, the only other district headquarters with a discernible formal housing market is Lunglei — Mizoram's second-largest town, situated 235 kilometres south of Aizawl. Lunglei serves the southern districts of Mizoram and has a smaller but growing apartment sector catering to government employees, traders, and professionals. District headquarters like Champhai (on the Myanmar border), Serchhip, Saiha, Kolasib, and Mamit have primarily single-family and traditional residential patterns rather than organised multi-unit apartment development.

Customary Land Ownership and Its Intersection with RERA

Mizoram has a unique land ownership framework rooted in customary Mizo institutions. Unlike states with settled ryotwari or zamindari land records, much of Mizoram's land — particularly in rural and semi-urban areas — is vested in the community and governed by the Mizoram Land Revenue Act, 1956 and relevant regulations made thereunder. Importantly, Mizoram tribal communities follow a system where village land is managed under the authority of the Village Council (administered under the Mizo District (Village Councils) Act, 1953), and individual land rights in certain areas are held as periodic pattas or settlement certificates rather than freehold ownership of the kind common in mainland Indian cities.

In practice, for the organised apartment sector in Aizawl and Lunglei, promoters typically acquire land through registered deeds — either leasehold arrangements or purchase from individual title-holders under the state's land revenue system — and obtain building plan sanctions from the Aizawl Municipal Council or the district administration. It is these land title documents and approval records that the promoter is required to submit to Mizoram RERA at the time of project registration under Section 4 of the RERA Act, 2016. RTI with Mizoram RERA can produce certified copies of precisely these documents — revealing the nature of title the promoter actually holds over the land on which your apartment is being built, which may differ materially from what the builder's brochure represents.

Demand Drivers in the Mizoram Housing Market

The demand for organised residential housing in Mizoram is driven by several distinct groups:

Government employees: Mizoram has a disproportionately large public sector workforce relative to its population. Central government employees — including those posted to the central paramilitary forces (CRPF, BSF, Assam Rifles have a significant presence in the state), All India Service officers, and staff of central ministries posted to Aizawl — and state government employees at various levels represent the core buyer base for apartment housing. Many of these buyers finance purchases through Provident Fund withdrawals, home loans from nationalised banks, and accumulated savings, committing their financial security to a project over several years.

Mizo diaspora returning home: There is a significant Mizo diaspora in Indian cities — particularly in Delhi, Mumbai, Pune, Hyderabad, and Bengaluru — as well as a substantial community of Mizos working in healthcare abroad (Mizoram has one of the highest rates of nursing graduates in India). Many of these individuals invest in an Aizawl apartment as their eventual home for retirement or return, purchasing off-plan from developers. Being remote from the project site, they cannot personally monitor construction progress and rely almost entirely on the builder's updates — making them especially vulnerable to possession delays and escrow non-compliance.

Urban growth and professional class: Expanding educational institutions (Mizoram University, Pachhunga University College, private colleges and schools), private hospitals, and a nascent business sector concentrated in Aizawl have created a professional class that prefers the security of a formal apartment over the challenges of self-construction on difficult terrain. These buyers are increasingly sophisticated about RERA registration and are among the most active users of regulatory complaints when builders default.

These demand factors mean that possession delays in Mizoram's apartment sector cause real and serious financial harm — affecting buyers who have often committed their entire savings and loan capacity to a single project, sometimes from hundreds of kilometres away.

Mizoram RERA: Legal Basis and Jurisdiction

Establishment Under RERA Act 2016

Mizoram RERA is constituted under Section 20 of the Real Estate (Regulation and Development) Act, 2016, read with the Government of Mizoram's notification establishing the authority for the state. RERA 2016 — a Central legislation enacted by Parliament — mandates every state and Union Territory to establish its own Real Estate Regulatory Authority. Mizoram's authority is headquartered in Aizawl and operates under the administrative oversight of the Housing and Urban Development Department, Government of Mizoram.

The authority has regulatory jurisdiction over real estate projects in Mizoram that cross the mandatory registration threshold under Section 3 of the Act: any project on land exceeding 500 square metres, or with more than eight apartments, offered for sale before project completion. In the Mizoram context, this threshold captures virtually all organised multi-unit apartment developments in Aizawl and Lunglei.

As a body constituted under a Central Act by a notification of the Government of Mizoram, Mizoram RERA is a public authority under Section 2(h) of the Right to Information Act, 2005. It is obligated to respond to RTI applications within 30 days under Section 7(1), maintain a First Appellate Authority, and allow Second Appeals to the Mizoram Information Commission.

Key RERA Provisions Homebuyers Must Know

Section 3 — Mandatory Registration: No promoter may advertise, book, sell, or accept any advance or deposit from prospective buyers for a covered project without first registering the project with Mizoram RERA and obtaining a registration number. Selling or accepting any payment before registration is a standalone violation — independently actionable before Mizoram RERA regardless of whether possession was subsequently delayed.

Section 4 — Promoter Disclosures at Registration: At the time of registration, the promoter must file with Mizoram RERA: the land title documents and any encumbrances; the layout plan and all building approvals obtained; the number and type of units; the estimated completion schedule; promoter identity and financial details; and — under Section 4(2)(l)(D) — the details of the designated escrow bank account into which at least 70 per cent of all amounts received from allottees must be deposited and held exclusively for construction and land costs of that project.

Section 11 — Ongoing Quarterly Disclosure: Once registered, the promoter must submit quarterly progress reports (QPRs) to Mizoram RERA disclosing: physical construction progress as a percentage; the number of units sold and amounts collected from allottees; the escrow account balance; and any changes in project details or timeline. These QPRs are among the most revealing documents that RTI with Mizoram RERA can produce — they are the promoter's own sworn declarations about construction status and financial compliance.

Section 18 — Allottee's Right on Possession Delay: If the promoter fails to hand over possession on the committed completion date as registered with Mizoram RERA, the allottee is entitled — at their option — either to continue with the project and receive interest at the prescribed rate for every month of delay until possession is given, or to withdraw from the project entirely and receive a full refund of all amounts paid with interest. RTI can establish the committed completion date recorded with Mizoram RERA at registration, providing documentary evidence for quantifying the delay period and the amount of interest or refund owed.

Sections 63 and 64 — Penalty Powers: Mizoram RERA has statutory power to impose penalties on promoters who violate RERA provisions or fail to comply with orders passed by the authority. Section 63 covers general violations of RERA provisions; Section 64 covers non-compliance with orders of the authority. These penalty orders are records held by Mizoram RERA and are directly obtainable through RTI.

What RTI Can Obtain from Mizoram RERA

Project Registration Records

A RERA registration with Mizoram RERA confirms that a project was lawfully registered, specifies the units approved, and records the declared possession timeline. RTI can obtain:

• The registration certificate issued to the project, the RERA registration number, and the date of registration.
• The complete Section 4 disclosure document filed by the promoter at registration, including the nature of land title, the sanctioned building plan, the list of approvals obtained, and the committed completion date — which is the legal benchmark against which possession delay is measured.
• Whether the registration is currently active, has been extended, has lapsed due to the promoter's failure to maintain compliance, or has been revoked by Mizoram RERA for violation of RERA conditions.
• Any extension of registration granted to the promoter, the grounds recorded for the extension (such as force majeure, regulatory delay, or other reasons), and whether the extension was granted unilaterally by the authority or only after an allottee association's objection was heard.
• The names, addresses, and authorised signatory details of the promoter as filed with Mizoram RERA — useful when the builder becomes unreachable after collection of advances.

Quarterly Progress Reports

The quarterly reports filed under Section 11(1) are the most operationally useful records that RTI with Mizoram RERA can produce:

• Copies of all QPRs submitted by the promoter for a specific project covering any specified period, showing the percentage of construction work completed at each quarterly milestone, the number of units sold, the amount collected from allottees, and the escrow account balance declared.
• Any show-cause notices or non-compliance communications issued by Mizoram RERA to the promoter for failure to file QPRs on time, or for discrepancies between QPR declarations and actual project status.
• The pattern of quarterly data across multiple QPRs, which reveals whether the project was on schedule at earlier stages and at what point construction progress began to fall behind the declared timeline.

Comparing what the promoter reported to Mizoram RERA in QPRs with what a buyer can observe on site is a powerful strategy: if the QPR claims 65 per cent construction is complete while the site shows a bare structure at 20 per cent, that is evidence of false reporting to the regulatory authority — an independent RERA violation that strengthens any complaint filed.

Escrow Account Compliance Records

The escrow mechanism under Section 4(2)(l)(D) is RERA's most critical financial protection for homebuyers, requiring promoters to deposit at least 70 per cent of all buyer collections into a dedicated bank account used only for that project's construction and land costs. RTI with Mizoram RERA can yield:

• The name, branch, and account number of the designated escrow bank for the project, as declared at registration.
• The amounts deposited in the escrow account as reported in quarterly progress reports, and the withdrawals made with their stated purposes.
• Whether Mizoram RERA has issued any shortfall notice, audit order, or inspection finding regarding the promoter's escrow compliance for the project.
• Reports of any special audit or forensic review directed by Mizoram RERA into the promoter's accounts.

A substantial gap between the amounts collected from allottees (as reported in QPRs) and the escrow balance (also in QPRs) — after accounting for the 30 per cent the promoter is permitted to use freely — is evidence of fund diversion. This is actionable in a RERA complaint and potentially as a criminal offence under Section 406 of the Indian Penal Code (criminal breach of trust).

Complaint Proceedings and Orders

All complaint proceedings before Mizoram RERA, and all orders passed in those proceedings, are records held by the authority and accessible through RTI:

• Whether any complaints have been filed before Mizoram RERA against the specific promoter or project, and the complaint numbers assigned.
• The current status of pending complaints — listed for hearing, awaiting the promoter's reply, or decided — and the next scheduled hearing date.
• Certified copies of orders passed by Mizoram RERA in decided complaints, including refund directions under Section 18, interest orders, and penalty orders under Sections 63 and 64.
• Whether recovery certificates have been issued where a promoter failed to comply with a Mizoram RERA order, and the enforcement status of those certificates.
• Details of any suo motu action initiated by Mizoram RERA against the promoter — relevant where the authority has acted on a regulatory concern beyond what was raised in an individual complaint.

How to File RTI with Mizoram RERA

Step 1: Identify Precisely What You Need

Effective RTI applications are specific and numbered. Before drafting, decide exactly which category of information you require: registration status and the committed possession date; QPRs for specified quarters; escrow account compliance data; copies of complaint orders; or the promoter's authorised contact details. Broad, undifferentiated requests — "please provide all information about my project" — invite incomplete responses and make it easier for the CPIO to claim that the request is unclear or too wide in scope. Specific, numbered questions referencing the project name, RERA registration number, and the relevant time period produce complete, targeted responses.

Step 2: Draft the Application

Write your application in English. Address it to:

The CPIO (Central Public Information Officer) Mizoram Real Estate Regulatory Authority (Mizoram RERA) Aizawl, Mizoram

Number each question separately. State your standing briefly: for example, "I am an allottee of Project Name, RERA Registration No. XXXX, registered with Mizoram RERA, and seek the following information to assess compliance with the Real Estate (Regulation and Development) Act, 2016." Include your full name, postal address, email address, and contact telephone number. Attach a self-attested copy of your identity proof.

Step 3: Pay the Fee and Submit

The RTI application fee is ₹10 under the Right to Information (Regulation of Fee and Cost) Rules, 2005. Applicants holding a Below Poverty Line (BPL) ration card are fully exempt from the fee — attach a copy of the BPL card with the application. Payment can be made by Indian Postal Order (IPO) drawn in favour of the appropriate accounts officer of Mizoram RERA, by demand draft, or by court fee stamp where permitted under state rules.

File online at rtionline.gov.in — the Central RTI portal, which accepts applications to Mizoram state public authorities — for an immediately issued acknowledgement number and digital fee payment facility. Alternatively, send the application by registered post with acknowledgement due to the Mizoram RERA office in Aizawl, or deliver it in person against a dated and signed acknowledgement receipt. Mark the envelope "Application under the Right to Information Act, 2005."

Step 4: Track the Response Timeline

Under Section 7(1) of the RTI Act, the CPIO must respond within 30 days of receiving your application. The Section 7(1) proviso requires a response within 48 hours if the information concerns the life or liberty of a person — this threshold is rarely met in a property dispute, but is noted for completeness. Keep your application number, the date of submission, and proof of delivery (postal receipt or rtionline.gov.in acknowledgement). Mark the 30-day deadline on your calendar. If no response arrives by then, the statutory clock for your First Appeal has already begun.

First Appeal: Section 19(1)

If the CPIO does not respond within 30 days, or if the response is incomplete, incorrect, evasive, or refuses information citing exemptions that do not apply, file a First Appeal under Section 19(1) of the RTI Act. The First Appeal must be filed within 30 days of the date of the CPIO's decision or the expiry of the 30-day response period, whichever is applicable. No fee is payable at the First Appeal stage.

Address the First Appeal to:

The First Appellate Authority (FAA) Mizoram Real Estate Regulatory Authority (Mizoram RERA) Aizawl, Mizoram

In the appeal, include:

• The registration number and date of your original RTI application.
• A summary of the CPIO's response (or a statement that no response was received within the 30-day period).
• Specific grounds of dissatisfaction — which questions went unanswered, which documents were not provided, or why any Section 8 exemption claimed by the CPIO is inapplicable to the information requested.
• The exact relief sought: a direction to the CPIO to furnish the specific information that was withheld, or to provide a complete answer to the questions that were inadequately addressed.

The FAA must dispose of the First Appeal within 30 days of receipt, extendable to 45 days with reasons recorded in writing, under Section 19(6) of the RTI Act.

Second Appeal: Mizoram Information Commission

If the First Appeal is rejected, produces an unsatisfactory order, or the FAA fails to respond within the prescribed period, file a Second Appeal under Section 19(3) of the RTI Act with the Mizoram Information Commission. The Second Appeal must be filed within 90 days of the date of the FAA's order or the expiry of the FAA's response period, whichever is applicable. The Mizoram Information Commission may condone a delay in filing on sufficient cause shown.

The Mizoram Information Commission — not the Central Information Commission (CIC) — is the correct appellate body. Mizoram RERA is a state public authority constituted by the Government of Mizoram. The CIC has jurisdiction only over Central Government public authorities. A Second Appeal filed with the CIC against Mizoram RERA would be returned as not maintainable — a jurisdictional error that wastes time and forfeits the appeal window. The Mizoram Information Commission was established under Section 15 of the RTI Act, 2005 and exercises appellate jurisdiction over all Mizoram state public authorities, including Mizoram RERA.

Before the Mizoram Information Commission, you can challenge:

• Wrongful denial of information on grounds not falling within any valid Section 8 exemption.
• Partial responses that provide some documents while withholding others without adequate explanation.
• Deliberate evasion, obstruction, provision of false or misleading information, or failure to act in good faith — all grounds for imposing a personal penalty on the CPIO under Section 20.

Section 20 Penalty on the CPIO

Under Section 20(1) of the RTI Act, if the Mizoram Information Commission finds that the CPIO denied information without reasonable cause, furnished false, incorrect, or misleading information, obstructed access to information in any way, or failed to act in good faith, the Commission may impose a penalty of ₹250 per day on the defaulting CPIO personally for each day of unjustified delay or denial, up to a maximum of ₹25,000. The Commission may also recommend disciplinary proceedings against the CPIO to the competent authority within Mizoram RERA. Under Section 19(8)(b), the Commission can direct compensation to an appellant who suffered loss or detriment as a result of the wrongful withholding of information.

When filing the Second Appeal, attach: the original RTI application with proof of submission; the CPIO's response or proof that no response was received; the First Appeal with proof of submission; and the FAA's order or proof that no order was received within the FAA's prescribed period.

RTI and RERA Complaints: Complementary Strategies

RTI with Mizoram RERA and a formal RERA complaint under Section 31 of the RERA Act are not alternatives — they work together:

RTI to build the documentary record: Before filing a Section 31 complaint, use RTI to obtain the project's RERA registration certificate (establishing the committed completion date), the QPRs showing construction progress percentage at the time possession was due (documenting the shortfall), escrow account figures (showing whether funds were properly maintained), and any prior complaint orders against the same promoter. These are certified government records — the most authoritative documentary foundation for a RERA complaint.

RERA complaint under Section 31: File the complaint before Mizoram RERA citing possession delay under Section 18, and attach the RTI documents as annexures. The combination of the registered completion date, the QPR data showing construction lagging behind that date, and escrow shortfall figures — all sourced from Mizoram RERA's own records via RTI — presents an evidence package that is difficult for any promoter to contest.

RTI to monitor compliance: After a complaint order is passed, use RTI to check whether Mizoram RERA has taken enforcement action if the promoter has failed to comply. Ask for records of any recovery certificate issued under the RERA Act, and the status of recovery proceedings.

Appellate Tribunal: If Mizoram RERA's order is unsatisfactory, appeal to the RERA Appellate Tribunal established under the RERA Act. The RTI documents remain relevant evidence at the Tribunal stage.

Practical Tips for Homebuyers Filing RTI with Mizoram RERA

Verify registration before raising any dispute. The first and most important RTI query is always: is this project actually registered with Mizoram RERA, is the registration still active, and what was the committed completion date as declared at registration? An unregistered project is itself a Section 3 violation — file a separate complaint on that ground before pursuing the possession delay claim. If the registration has lapsed without extension, that too is actionable.

Always request the committed completion date from the registration record. Builders sometimes represent different timelines to buyers verbally or in brochures. The legally binding completion date is what was declared to Mizoram RERA at registration under Section 4. RTI obtains that record — and it is far more reliable than anything the promoter told you personally.

Request a series of quarterly progress reports, not just the latest. A single QPR gives you a snapshot. Four to eight consecutive QPRs reveal a trend — whether construction was on pace at earlier stages and when the slippage began. The comparison of physical completion percentages across quarters is the most compelling evidence of possession delay.

Ask specifically about escrow compliance. Do not ask the CPIO "Is the promoter complying with RERA?" — that is an opinion, not a document. Instead ask for: the escrow bank account name and number as filed under Section 4(2)(l)(D); the amount deposited as reported in each quarterly progress report over the last two years; the withdrawals made and purposes declared; and any shortfall notice issued by Mizoram RERA. These are specific, existing documents that the CPIO must provide or explain why they cannot.

Check for complaints by other allottees in the same project. Apartment projects in Aizawl often have dozens of buyers. RTI can reveal whether other allottees have already filed complaints against the same promoter and project, and what orders Mizoram RERA has passed on those complaints. A prior adverse order on the same project strengthens your own complaint significantly.

Account for Aizawl's construction geography in your analysis. Steep slopes, retaining wall construction, and challenging access routes make construction in Aizawl genuinely more difficult than in flatland cities. A builder may cite these conditions to justify delay. RTI-obtained QPRs allow you to track whether construction was progressing appropriately given those challenges from the outset, or whether the project stalled for financial reasons unrelated to terrain — the most common cause being diversion of escrow funds.

Be specific about date ranges in all requests. For QPRs, complaint records, and correspondence, always specify the date range for which records are sought — for example, "from the date of project registration to the date of this RTI application." An unbounded time-range request may be objected to as too broad. Specifying a period avoids that objection while still capturing all relevant records.

File online at rtionline.gov.in when possible. Online filing gives an immediately issued, traceable acknowledgement number and makes it straightforward to file a First Appeal electronically when the 30-day window closes without a reply. The automatic timestamping of submission and response deadlines removes any ambiguity about whether the response period has expired.

Track your appeal deadlines without exception. First Appeals must be filed within 30 days of the CPIO's decision or the expiry of the response period. Second Appeals to the Mizoram Information Commission must be filed within 90 days of the FAA's order or the expiry of the FAA's period. These are statutory limits. Missing the Second Appeal window in particular is a serious error — it can permanently bar your escalation rights before the Mizoram Information Commission.

RTI Act Sections Reference

The following provisions of the Right to Information Act, 2005 are directly relevant to RTI with Mizoram RERA:

• Section 2(h) — Definition of "public authority." Mizoram RERA qualifies as a public authority established under a Central Act by a state government notification and is fully subject to the RTI Act.
• Section 6 — Procedure for submitting an RTI application to the CPIO of the relevant public authority.
• Section 7(1) — The CPIO must furnish the requested information within 30 days of receipt.
• Section 7(1) proviso — Where information concerns the life or liberty of a person, the CPIO must respond within 48 hours.
• Section 19(1) — First Appeal to the First Appellate Authority within Mizoram RERA, to be filed within 30 days of the date of the decision or the expiry of the 30-day response period, whichever is applicable.
• Section 19(3) — Second Appeal to the Mizoram Information Commission, to be filed within 90 days of the FAA's order or the expiry of the FAA's prescribed response period.
• Section 20 — Penalty of ₹250 per day (maximum ₹25,000) on the CPIO personally for unjustified denial, delay, or provision of false or misleading information; the Mizoram Information Commission may also recommend disciplinary action.

The RERA Act, 2016 provisions most directly engaged in a Mizoram homebuyer's RTI strategy include:

• Section 3 — Mandatory registration of covered real estate projects before advertising or selling; RTI yields the registration certificate and all associated disclosures.
• Section 4 — Mandatory disclosures at registration including land title and escrow account declaration under Section 4(2)(l)(D); RTI obtains the documents submitted under this section.
• Section 11(1) — Ongoing quarterly promoter reporting obligations; RTI obtains all QPRs filed with Mizoram RERA.
• Section 13 — Restriction on promoters accepting more than 10 per cent of apartment cost as advance before a written registered agreement is executed; RTI records of complaints for violation of this section are obtainable.
• Section 18 — Homebuyer's right to interest compensation for every month of possession delay, or full refund with interest on withdrawal; RTI documents from Mizoram RERA provide the evidentiary foundation for a Section 18 claim.
• Sections 63 and 64 — Penalty orders passed by Mizoram RERA against promoters for RERA violations and non-compliance with RERA orders respectively; obtainable through RTI.

Mizoram's housing market is small, geographically confined, and shaped by some of the most challenging construction terrain in India. But the rights of a homebuyer who has committed savings and loans to an apartment project are the same here as anywhere else in the country — rights to accurate information, to escrow protection, to possession on the promised date, and to a full refund with interest if the builder fails to deliver. Mizoram RERA exists to enforce those rights. RTI is the statutory mechanism by which you can examine what Mizoram RERA holds about your builder — and hold the regulator itself accountable for doing its job — for a filing cost of ₹10.