LODHA MARQ

• The land is owned freehold on a former city tenure, there is a detailed advocate's report on it, and — confirmed at Phase 2 — there is no lender charge on the project at all.
• That is a genuinely clean base.

• Two threads stay open.
• The land is owned by a separate company from the developer, so the development agreement between them and the conveyance of the seven old cessed buildings to the new society both need checking; and the advocate's full opinion and qualifications weren't extracted.
• Clean ownership, unverified structure.

• The reassurance is scale, stage and sanction: a large Grade-A listed builder, the tower genuinely mid-construction — superstructure slabs about 57% done, stilt complete, not a foundation pit — and the RERA record showing the sale building sanctioned at 34 floors.
• This is not a sale above sanction; the municipal certificate's 20-floor endorsement is simply how far the build has been signed off so far, which is normal for a tower this size.

• The residual drags are ordinary: a 2028 completion on a cessed scheme that carries a 281-tenant rehab obligation (so watch whether the sale tower's occupation certificate is tied to the rehab finishing), and the amended plan that took the sale wing from the 24-floor draft up to 34 is not in the Tardeo set — a paperwork gap that shows up under the record heading, not a delivery risk.
• The reference deal is heavily front-loaded.

• The filing is active and current, and — importantly — the building table does carry the real 34-floor sanction, so the record tells you the tower is approved.
• What it doesn't carry is the supporting detail: only two of thirty-seven plan sheets are up with no section, the amended sanction that raised the sale wing to 34 isn't posted, the parking table is under-populated, and a document for a different Lower Parel project sits in the upload.
• Reliable on the headline, patchy underneath.

The floor count is close to honest — 35 marketed against a 34-floor sanction, a one-floor overstatement (likely a terrace or penthouse level), not a tall tale.

• The softer spots are elsewhere: 'uninterrupted views' holds only for south flats and the higher east floors; the 'serene 50-60-family' framing omits the 281-home rehab building on the compound; and 'ready in 1.5 years' sits against a 2028 completion.
• The rehab omission and the timeline are the real overreaches.

This is a city outlook — no sea — and what you get depends heavily on orientation and floor. The south is clear at every floor, the real aspect of the tower.

• Elsewhere it closes in: the east opens only high up, because the ~20-storey Wallace Apartments stands right in front and blocks roughly the first ten habitable floors (with taller buildings further along Naushir Bharucha Marg and a tower clipping the south-east); the north looks into the blank dead wall of the on-plot rehab building for the lower floors; and the west is hard-walled by the far-taller Aaradhya Avaan towers next door, though that is the back.
• Buy south, or buy high on the east.

• Three large bare-shell homes to a floor, with per-home carpet-to-built-up around 91% — efficient on the face of it.
• It is marked down a little by a big central core — twin scissor stairs, a lift bank, a wide lobby and staff rooms serving just three units — and a slightly irregular envelope, landing the layout efficiency around 87%, upper-mid for the segment.
• Read off the marketing plate, so pending the sanctioned drawing.

• The disclosed decks and the embedded balcony/terrace area are open, appurtenant space you actually get — not a restricted-common-area catch.
• The one thing to confirm is whether any exclusive lobby or foyer area is carved out and charged where three flats share a single lift lobby; nothing shows that yet, so it is a modest watch rather than a finding.

The open south and high-east homes sit in a Rs.60,000-70,000 per-square-foot-of-carpet band; the registered reference home is only about Rs.51,000 because it is the north-facing flat blocked by the rehab wall — the low end, not the market.

• It is registered above the government reckoner with no cash component, a clean all-cheque deal.
• The price is fair for this inland South-Mumbai micro-market, and the orientation-and-floor spread is a lever — the view premium is real only on the south and the higher east floors.

The good news for a buyer: the sale tower is free-sale — no rehab tenants inside its own core, lobby or lifts.

• The trade-off is the plot.
• The scheme rehouses 281 tenant families against 81 sale homes — a heavy roughly three-and-a-half-to-one load — in a separate rehab wing that shares the compound, podium and amenity deck and is nearly as tall as the sale tower.
• Moderate-to-heavy intra-plot density, sitting next to you rather than stacked into your core.

• A built-up inland Tardeo setting — a retained Jain temple on the compound, Bhatia Hospital immediately west, old low-rise all around — and, most of all, the abutting Aaradhya Avaan plot putting up two ~60-storey towers and its own rehab building right next door: years of construction, then permanent density.
• Prime by address, busy and under construction at the doorstep.

• About eighteen minutes to the nearest coastal-road entry at late morning — the same as the abutting Aaradhya Avaan, from the same gate.
• The plot sits inland of the coastal corridor behind the Tardeo and Pedder Road bottlenecks on a single 12-metre frontage, so the everyday run is moderate despite the central address.

• Every layout — 3BHK, 3BHK-Luxe, 4BHK-with-study and 5BHK — has its kitchen opening onto an external-wall utility, giving it a real exterior air path rather than the sealed, recirculating kitchen that dogs some sealed-facade luxury towers.
• It passes the kitchen-ventilation rule.

• The core has three passenger lifts at 2.5 metres a second (confirmed off the agreement), plus a fire lift, for a roughly 34-floor tower at three homes per floor.
• The lift-wait model returns a middling grade — real but not severe morning peaks.
• A fourth passenger lift would firm it up.

• The municipal water and Hydraulic-Engineer tenement count that sizes water adequacy is inside the approval bound in the agreement's annexures and wasn't extracted, so water adequacy can't be sealed from the documents to hand.
• Worth obtaining.

• A real plus for the segment: you drive to your own covered bay up wide ramps, not a car-lift or a machine stack, and no bay sits beneath a bedroom.
• This reference home carries two covered bays.

• The drag is height — the parking climbs about eleven podium levels, so reaching an upper bay is a long ramp haul.
• Ramp direction, EV charging and visitor bays are still to confirm off the upper podium plates.

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.

• A small tower of 81 large-format homes — 3BHK to 5BHK, full-floor and penthouse — at Rs.9 crore and up, three residences a floor, all-cheque.
• A uniform, high-net-worth set of neighbours, with the rehab population housed in the separate wing rather than inside the sale core.