Lodha Sea Face

Every survey plot (that land parcel-880, 894-897, Worli) is owned by the Government of Maharashtra (in charge of the Dairy Development Commissioner; BMC for that land parcel/895) — land acquired in 1959 for dairy-plant staff housing, later occupied and declared a slum in 1976.

• Lodha/Macrotech develops only the free-sale component, under a registered Joint Development Agreement (11 Oct 2023) with the SRA developer Sattadhar Constructions and the promoter Manju Paras Oswal.
• The title certifier opines the free-sale title is clear and marketable but expressly subject to pending litigations and the SRA/government framework — and did not independently search the courts.

• Tenure is government/SRA, not freehold — confirm the conveyance or lease the free-sale society will receive, and its term.
• ROC and CERSAI searches found no charges on the land.
• Get the Flow-of-Title (Annexure-A) and the pending-litigation list.

Lodha/Macrotech is a large listed developer with a decent delivery record (Rexray field view); the builder entity is now in the corpus (indicative OC ~B, R2R 'Significant gaps', combined 'Adequate').

• The live risk is stage and scheme: commencement is cleared only to plinth, the unit (A-4001) sits on the 40th floor of a 43-floor tower, payment milestones are tied to RCC level 15 and level 30, and SRA schemes carry rehab/transit-camp/eligibility execution risk.
• RERA completion is Feb 2029.

• The RERA submissions are hard to read, and because the large decks are not counted in RERA carpet area they are especially hard to decipher in the filings — the same ambiguity that lets the lift lobby be folded into the saleable 'EBVT'.
• The 2025 filing shows 43 floors total + terrace.

• The marketing sells an 'ultra-luxury one-acre seafront' and is silent on the storey count, the three rehab wings (~287 families), the SITE-U/R slum, the private bungalow and the government/SRA tenure.
• It leans on the adjacent D&A Worli tower to exaggerate the sense of an exclusive enclave.

On the positive side, the sea-view claim is substantiated for the west aspect and there is no floor-count inflation. A formal builder-level R2R needs three completed Lodha projects assessed.

The in-corridor raycast (sealed off the authoritative registry) gives the west sea aspect an open, durable outlook for the high one-per-floor apartments, with the south largely open as well.

• West: open Arabian Sea across KAGK Marg, the Coastal Road and CRZ (band 7).
• North: partially walled below ~F40 by the adjacent 38-floor Lodha SRA-Dairy tower and the KAGK-Marg coastal redevelopment line (band 4).
• East: compromised by the Worli mill-belt towers and the on-plot rehab wings, clearing only very high (band 4).
• South: largely open; Godrej Trilogy clips a small fraction high up.

Note the symmetry: Lodha Sea Face's own existing tower is itself the obstruction that blocks Embassy Citadel's west sea below ~F34 — this building both enjoys and shapes the corridor.

• One apartment per floor (~7,855 sqft carpet) wrapped around a central core means almost no common-corridor waste; the kitchen opens to a wide utility (a clean exterior air path), and the wraparound deck avoids the no-deck penalty at this price point.
• The LES engine returns ~92%.

The caveat is disclosure, not geometry: the registered agreement folds the lift-lobby common area into the buyer-paid 'EBVT' (scored under Common Area / RCA).

• The registered agreement lumps the open deck together with the building lift-lobby into a single 2,684 sqft 'EBVT'.
• About 600-700 sqft of that is the lift lobby — legally common area you do not own, yet it sits inside the 10,539 sqft you pay for, roughly Rs.8 Cr at the net rate.

• Contrast Nautilus: there the one-flat-per-floor lobby is an unpriced intangible bonus and the agreement is silent, so a future BMC restriction would cost the buyer nothing.
• Here you are paying for it.
• One apartment per floor keeps BMC-enforcement risk low, but the builder cannot legally sell common area.

• Owned area excluding the lobby is ~9,889 sqft -> effective ~Rs.133,200/sqft.
• Ask for the exact deck-vs-lobby split and re-price on owned area.

The unit registered at Rs.131.74 crore against a ready-reckoner value of Rs.85.97 crore — about 57% above, i.e. fully white at a premium (the opposite of a cash-component signal; stamp duty Rs.7.90 Cr at 6%).

• ~Rs.124,997/sqft on net area (carpet + EBVT).
• ~Rs.167,720/sqft on carpet alone.
• ~Rs.133,200/sqft on the area you actually own (excluding the ~650 sqft lobby).

• Under SRA Reg. 33(10), the marquee sale tower shares its ~7,911 sqm plot with three rehab wings (about 23, 28 and 25 floors) rehousing roughly 287 slum-dweller families, a separate private 'Bungalow' sale building, the SITE-U/R slum and two transit camps.
• The rehab built-up area (17,753 sqm) actually exceeds the composite sale area (14,710 sqm).

Filed as a single 'composite building', the sale wing has its own dedicated lift core (likely segregating sale lifts/lobby), but the podium, driveway, open space and slum parcel are shared — so segregating the buyer from the rehab community is a real, unanswered liveability question.

• The west (sea) side is durable — CRZ foreshore and the Coastal Road.
• The land side is dense: a low triangular slum patch in front along the coastal road (a foreground/aesthetic item for the lower floors), the KAGK-Marg coastal redevelopment line, the Worli sewage treatment plant nearby, the on-plot rehab wings and the wider Worli mill-belt pipeline.

Access is seamless directly off Khan Abdul Gaffar Khan Marg — roughly 5 minutes to the nearest Coastal Road / Sea Link entry (Rexray field). Among the best access in the corpus.

The kitchen opens into a wide utility, giving a confirmed exterior air path — important at this price point for heavy Indian cooking. KVF PASS.

A six-passenger-lift core serving one apartment per floor yields an up-peak interval of roughly 21-28 seconds across the 4-6 m/s luxury speed band (CIBSE engine) — Grade A, best-in-class vertical transport.

• The SRA composite scheme operates in the 90-litres per person per day band, mandates recycled (not municipal) water for the swimming pool, and stages multiple NOCs before Commencement Certificate.
• The exact water-No-Objection Certificate sanctioned unit count is not in the set, so the adequacy delta cannot be precisely computed — WARN rather than FAIL.

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.

• The sale tower points to a professional, ultra-high-net-worth community: fully white registration above ready-reckoner, an ultra-high ticket, and large full-floor/duplex/triplex homes (the analyzed buyer resides in Beau Monde, Prabhadevi).
• The rehab co-habitation is a density (IPD) matter — sale and rehab are legally separate societies after possession — and is not a CCI input.