Ceejay Residency

• Plot E is held on a 97-year lease from 1969, expiring around 2066, from a private lessor, on old Pension-and-Tax-tenure land whose cess has been redeemed.
• So this is leasehold, not freehold, with roughly forty years still to run - a declining residual that matters for a home loan today and for resale as the years pass.

• The title itself is clean: the advocate finds the leasehold rights clear and marketable, backed by a thirty-year sub-registrar search, an independent litigation search and public notices that drew no objections, and an old 1981 dispute was discharged in 1989.
• A handful of 1960s-90s underlying documents were not produced, and an independent charge search is still worth running, but nothing adverse is indicated.

• The building is complete: a Full Occupation Certificate was granted in January 2023 and the architect certified completion that April.
• The construction and hand-over risk that dominates most under-construction reports simply does not apply here.

It was a long road - municipal approvals ran from 2008 to 2023 with several amendments along the way - and the developer's broader delivery record is not yet catalogued, but this project crossed the line, with only a routine lift-certificate condition left open at occupation.

• The registration is complete and carries the full set of statutory certificates, and the approval chain reconciles cleanly with the occupation certificate.
• The only blemish is a plainly wrong coordinate on the portal that drops the map pin tens of kilometres from the site.
• Field read of the record: good.

The physical promises check out - one apartment per floor, a private lobby on each floor, up to 5 BHK at about 5,500 sq ft, and a column-free bare-shell handover all match the sanctioned drawings and the agreement.

• The marketing's headline - unparalleled Arabian Sea, sea-face, racecourse and skyline views - is fair for the upper floors as things stand, but it does not mention that the west is future-contingent or that the main deck faces an east that the upcoming Godrej Trilogy will part-block in about five years (the racecourse stays open).
• Marketed as 'The Residency'; registered as Ceejay Residency.

• This is a genuine Worli Sea Face frontline.
• Looking west to the sea, the view opens from about the twenty-first floor, where the tower clears the roughly twenty-storey Poonam Apartments standing right in front; below that the sea is walled by it.

• That western sea is not guaranteed forever - Poonam could redevelop, an adjoining plot is active, and a sea-face slum rehabilitation is under discussion - which is why the main deck was turned to face east.
• The east is open today; the upcoming Godrej Trilogy, expected ready in about five years, will block part of that outlook once it is up, though the racecourse stays open, and the large Jijamata/Prestige project is further pipeline behind it.
• The open south balcony is the most dependable clear outlook.

• Each floor is a single apartment on a regular octagonal plate with windows on every side and no columns interrupting the living space; the layout-efficiency estimate is around 83%, in the stronger half of the comparison set.
• The bare-shell, column-free handover lets a buyer lay out the interior from scratch.

The one structural cost is that a single household carries the whole central core - two passenger lifts, a service and a fire lift, two car lifts and two staircases - which is what holds the efficiency short of the very top; the figure is read off the plan pending the built-up area.

• The 'private lobby on each floor' is, in the agreement, a 420 sq ft lift-lobby (about 7.6% of the carpet) plus weather projections granted as limited common area for the home's exclusive use.
• Because there is only one apartment per floor it is private in practice, so the lived risk is low; the point to note is simply that common area is being handed over as 'exclusive', which it cannot strictly be.
• The two car spaces are treated the same way.

A registered high-floor sale works out to roughly Rs 1.03 lakh a square foot on carpet - and, notably, above the government ready-reckoner value, meaning it was fully declared with no sign of an off-books cash element on that transaction.

• A grade-A building by a top-tier architect on a frontline sea-face plot commands that premium; the higher floors with their clearer sea, and the top-floor duplex, sit at the upper end of the range.
• It is a single data point, not a full floor-by-floor curve.

• A single tower, roughly one apartment per floor, nineteen homes on a compact plot, and no rehabilitation or tenant wing anywhere - this was a private reconstruction of an owned building, not a slum scheme, so the sale buyer shares the plot with no one but nineteen neighbours.
• No sibling or future tower crowds the compound.

• West of the building are Poonam Apartments and then the sea, with a redevelopment risk on Poonam, an active adjoining plot and a sea-face slum rehab under discussion.
• East are the existing Godrej Trilogy and the large Jijamata/Prestige project on the way.
• The immediate neighbour is the group's own Ceejay House commercial tower.
• A settled address, but one with real movement around it.

About five minutes at late-morning on a weekday to the nearest coastal-road and Worli Sea Face entry - the kind of access a frontline address should have.

The kitchen sits on an outer wall with a 1.2 m weather projection over the opening, which points to a genuine external window and natural ventilation rather than an internal recirculation duct - a pass.

• Two passenger lifts (with a service and a fire lift alongside) serve a roughly 119 m tower.
• On paper that grades in the middle band, and the wait is really about the travel height on only two cars rather than any crowding.
• With about nineteen households at one apartment per floor, the day-to-day wait is short; counting a third usable car would improve the grade.

• The basement holds a full set of storage tanks - fire, raw, treated, flushing and tanker - plus rainwater harvesting, all for a building of only nineteen large apartments, and the scheme is occupation-certified, so the water and plumbing were built and signed off.
• Comfortable.

• There is no drivable ramp: two car lifts are the sole access to the eight podium parking levels, and the allotted spaces are two stacker bays on the top podium held as limited common area rather than owned outright.
• Depending on a lift to fetch your car is the real weak point at this price.

• It is cushioned two ways - there are two lifts for redundancy, and with so few households the modelled peak wait is short - and the ratio itself is generous, about three spaces per home with visitor bays.
• But the lift-dependence and the top-podium stackers are structural, not something a later fix removes.

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.

Full-floor sea-face homes at this price point point to a blue-chip owner and resident profile, in a low-density building with no mixed-tenure component.