Sea Face House

You'd buy a sub-lease under the society's 999-year lease from the municipality (about 930 years left), so tenure length isn't the issue.

• The developer's own title report calls the title clear and 'no litigation' - but the 30-year search it attaches lists a 2023 'List of Pendency' filed by the earlier developer whose contract was terminated in 2019.
• That contradiction sits unresolved.

The whole tower is already sanctioned on the approved plans, so the fact that construction is only at plinth is normal staging, not a sign of missing approvals.

• The catch is where the building rights come from.
• This project owes 3,567 sqm of rehab/transit housing - 'Permanent Transit Camps' (PTCs).
• Rather than build them in Worli, the developer is building them inside a separate slum-redevelopment scheme in Sewree (an adjoining ward, a few km away) as 'Wing-A', and in return this Worli tower gets an equal amount of sale floor area (FSI) - about 42% of its saleable area.
• So a big slice of what you're buying is floor area (FSI) swapped in from that Sewree scheme.

• As of the draft agreement that Sewree transit wing was built only to its 6th slab, and completing it can become a condition of your building's occupation certificate.
• Add a developer with no completed project of this scale on record and a payment plan that asks ~50% by plinth, and delivery is the thing to diligence hardest.

The RERA record is up to date and readable - registration, approvals and quarterly updates are in order.

A couple of homes are sold and a few booked out of 28 - modest traction for a project registered in early 2025, which is typical for a boutique, big-ticket tower but worth watching given an unproven brand.

• This home sits just off the seafront: the sea edge is held by Imperial Worli (about 153m) and Lodha SeaFace (up to about 176m).
• Your homes clear them and open to the Worli seafront from the upper floors; lower and mid floors look into those towers.

The deep podium helps by lifting even the first sale floor high off the street. The one thing to keep an eye on is a speculative tower to the south-west that could one day rise to about 200m.

Each home is a whole floor - one family per plate, its own lift lobby, no shared corridor - which is about as efficient and private as a Mumbai apartment gets.

Four en-suite bedrooms, a large sea-facing living/dining, a proper kitchen that vents outside, servant quarters and generous decks. Only the gently curved corners cost a little efficiency.

• The carpet area and the deck are stated separately, which is the honest way to sell.
• Because only a draft agreement exists so far, confirm on your executed agreement that no service areas or terraces are quietly loaded into the price.

• Expect roughly Rs.80,000-1,00,000 a square foot on carpet, rising with the floor.
• That's below the Rs.1.5 lakh-plus that genuine seafront towers command - a discount that's earned here, because the home sits just off the seafront and the view is floor-dependent rather than guaranteed.

This is a society redevelopment: roughly half the tower rehouses the society's own original members on the lower floors, with the sale homes above (the split is around the 21st/22nd floor).

The slum families from the clubbed scheme are rehoused in a separate building off the plot, not in your tower - but this is still a mixed, high-rehab building rather than an all-new one.

• Worli Estate around you is mid-redevelopment - Prestige Jijamata, Godrej Trilogy, Hubtown Celeste, Embassy Citadel and a couple of speculative schemes are all within about 500m.
• Expect years of neighbouring construction and traffic before it settles.

About five minutes to the nearest coastal-road entry on a weekday - among the best access in the corridor.

The kitchen opens to a service area with an external opening, so it gets real outside air rather than recirculating - a genuine plus at this price.

Two passenger lifts plus a fire lift and a service lift for a stack where each floor is a single home - so almost no waiting, even at peak.

The water/hydraulic-No-Objection Certificate detail isn't in the documents we have - a question for the builder rather than a red flag.

Self-park throughout - you drive up a ramp to a dedicated covered bay, no car lifts or stack machines, with roughly five bays per home and visitor parking provided.

The only mild downside is that parking spreads across many podium levels served by a single two-way ramp.

Rexray's database will, over time, be enriched with the attention to detail and quality ethos of each builder. For now, below is the checklist you should verify with the builder before you decide.

Whole-floor homes at this price draw a high-net-worth crowd, but you'll share the building and society with the redeveloped original members and sit in a dense, mixed redevelopment pocket - not a single-profile luxury enclave.