25 West

• Free-sale title is clear and marketable — two advocates, NIL/None qualifying remarks.
• The land is a Government slum-rehabilitation scheme; the developer holds development rights plus ownership of the sale component.

Six disclosed court cases are all rehab-side (slum-dweller eligibility/eviction), declared settled and pending withdrawal — they don't touch your sale title.

• The dominant risk. '25' is a new luxury brand over a muddled Hubtown record: 25 South stalled until Wadhwa was brought in to finish, and 25 Downtown's capital comes through Oaktree, a distressed fund.
• The building is Commencement Certificate'd to full height (a real positive), but the question is who finishes it and with whose money.

The MahaRERA filing is AVERAGE/incomplete — detailed floor layouts not submitted, the commencement-certificate table is blank on the portal (despite a Commencement Certificate existing), and the developer has opened three 2026 cases against its own allottees.

The deck's page-2 aerial ('Experience opulent living by the sea') renders continuous green parkland in the west/north foreground — exactly where the Aai Kadheshwari SRA (sale+SRA, ~20F) and West Shore (D&A Realty, 34F) actually stand.

• That is affirmative misrepresentation (the strongest transparency tier), not a passive omission: greenery is drawn in place of the very towers that wall the west and north below ~F20.
• Treat the marketing imagery as unreliable on surroundings.

Distrust the hero render: the deck shows parkland where ~20-34-floor SRA and sale towers actually wall the west and north (see Top-5 #1). Here is the field-verified reality, by aspect:

• SOUTH / SOUTH-WEST: open over the Bandra-Worli Sea Link and Arabian Sea, and protected for life — the only thing in front is a sub-5-storey sewage plant that sits below your sightline.
• WEST: walled up to about the 20th floor by the Aai Kadheshwari SRA (a sale-plus-rehab mass directly in front); clears above ~F20.
• NORTH / NORTH-WEST: blocked on the lower floors by West Shore (D&A Realty, 34 floors); clears around the 13th floor.
• EAST / NORTH-EAST: blocked by Rustomjee Cliff Tower (26 floors) — not a sea aspect.

• Net: buy UP and buy SOUTH/SOUTH-WEST for the durable view.
• The marketed 'uninterrupted Arabian Sea' holds for S/SW and the upper floors, not for the lower west/north.
• Scoring (ratified): 8/10 for upper-floor S/SW units, 4/10 for lower west/north.

• An efficient luxury plate (~86%): three large 4BHKs around a central core, enclosed decks included (and free), and an uncharged private lobby per apartment via a private-lift layout.
• The apartment itself is a clear positive.

• No restricted-common-area problem.
• The private lobby is a genuine bonus (not in your RERA area, not charged, and via a private-lift layout each flat gets its own — the Nautilus pattern), and the ~23 sqm enclosed deck is counted as RERA area and not charged separately.

• Registered at ~Rs.71,000/sqft on RERA carpet — but that is a stale, early-phase agreement price; the current Mount Mary / Bandra Reclamation field range is ~Rs.90,000-1,30,000/sqft (effective ~Rs.1.05-1.51L via the 86% layout).
• Transactions are largely full-cheque (minimal cash).

Units run from ~2,217 sqft up to 5,000+ sqft jodis on the high East Wing floors, with the West Wing and Aashiana Tower D to follow.

• A multi-tower compound, not a boutique tower: the East Wing, a 'dead' Tower B (an SRA built in front of it), a West Wing due 2032, a planned tallest third tower on the adjacent Ashiana plot (Tower D), plus the rehab buildings on the same master layout.
• Density and shared-compound load are real; exact rehab counts pending.

• In front to the south/south-west: a proposed sewage-treatment plant plus a garden reservation — it keeps the view open, but the sewage treatment plant is an odour risk.
• Around you: the Aai Kadheshwari SRA, West Shore (34F), and other Bandra-West towers.

The big upside is access: a proposed Development Plan road off the Bandra-Worli Sea Link flyover would transform the commute (see Access).

• About 18 minutes today (late-morning) to the coastal road / Sea Link from Mount Mary — and potentially ~3 minutes if the proposed Development Plan road off the Sea-Link flyover is built.
• A big upside, but build-contingent.

Kitchen ventilation PASSES — the kitchen sits on the building's outer wall with an adjacent utility opening to outside air. Good for daily Indian cooking.

Elevator wait is Grade B (comfortably appropriate for this price) — four lifts serving 23 floors at three flats per floor is generous; the wait stays good even on conservative lift-speed assumptions.

• Water adequacy is a WARN — the sanctioned and agreement unit counts match (no floor area (FSI)-uplift gap), but the slum-rehab scheme has an on-site sewage plant (a lower municipal entitlement) and the agreement references tanker supply.
• The the agreement boundary schedule itself adjoins the sewage-treatment plant.

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.

Likely a professional-dominant building — clean/largely full-cheque transactions at a high absolute price (Rs.90k-1.3L/sqft) with large units (2,217 to 5,000+ sqft jodis) and a listed-developer lineage point to salaried/institutional buyers and a structured committee culture.