Rustomjee Prive

• All of the land is MHADA leasehold.
• The main society (Vivekanand) holds a 90/99-year lease running from 1981, so its primary term is long; but the second society's share (Sagar Darshan) is a 30-year lease expiring around 2036, and a supplementary lease over about 843 sqm has to be executed in the consolidated society's favour before an occupancy certificate can be sought - and it has not been signed yet.

• The advocate's report is a clean, marketable-title opinion, with a 30-year search and public notices returning no adverse claims, and no pending litigation on the society, the developer or the land.
• The one blemish sits in the encumbrance record, not the opinion - see below.

• The whole three-wing envelope is sanctioned, and the marketed floors match the sanction - there is no selling of unapproved floors.
• The commencement certificate is re-endorsed floor by floor as the tower rises, which is normal; the copy in the file is to plinth, and the build is early (basements complete, podiums about half).

• The builder is Rustomjee (Keystone Realtors, a listed group), which is a real delivery covenant rather than a first-time SPV.
• The open items are the pre-occupancy supplementary lease, the routine MHADA and civil-aviation clearances, and the group's own on-time record, which is worth checking.

• The project page prints the sanctioned floor count in its 'certificate issued up-to' field, which reads as if the tower is certified higher than it is; the actual certificate in the file is only to plinth.
• A MahaRERA order also sits behind a 'no litigation' answer - most likely a marketing-representation matter with a small (~Rs.25,000) fine.

The sharper item is the finance disclosure: the developer's own filing declares no borrowing while a Rs.75 crore charge is registered against the land, and that 'no-finance' filing was re-submitted unchanged seven months after the charge appeared.

• Marketed as Rustomjee and sold by Rustomjee's own subsidiary - the brand matches the builder.
• The marketed locality matches the record, and nothing in the drawings or the sale schedule shows a floor-count or scheme overstatement.
• A full marketing-versus-findings comparison is a closing step.

• The tower is boxed in by its neighbours.
• Raymond Invictus and Rustomjee Seasons stand at the same height a few dozen metres away; Agami Artclave, also its own height, sits about fifty metres off the north-east corner; Kalpataru Magnus and Wadhwa Artek Park are taller.
• So the only genuinely open aspect is east, over the lower colony toward BKC - and the three wings also face one another across a tight plot.

• The practical read: only the east-facing units (and mainly the upper ones) have a real outlook and should carry a view premium.
• Everything else is an internal or over-the-neighbour aspect, and the price reflects that.

• Layout efficiency lands around 74% - three slim wings turning off one central core cost some circulation.
• Against that, the homes are large (about 111-115 sqm in the main wings) with usable decks off the living rooms, so the space that is there is liveable.

• Two to three homes share an ordinary common lift lobby on each floor - not a private, enclosed foyer billed to the buyer as carpet, which is the pattern to watch on multi-flat floors.
• The dry-balcony decks are disclosed open area you actually own.
• Worth a final check of carpet-versus-total once a clean copy of the agreement is read.

• The registered price works out to about Rs.42,000-47,000 a square foot on carpet, below the ~Rs.55,000-60,000 that ready, view-blessed neighbours (Ten BKC, Rustomjee Seasons, Kalpataru Sparkle) command.
• That discount maps onto the view compromise, which is scored on its own line, rather than signalling hidden trouble.

The seller is a corporate group, so an all-cheque deal is expected and the registered value is close to the real price. The immediate neighbour, Raymond Invictus, registers on the same footing.

• Eighty-two homes sit in three slim 26-27-storey wings on a 1,872 sqm plot - a floor-space index around 5 - sharing one podium and amenity deck, with no recreation ground on the plot.
• Wing A rehouses 16 existing society families in the same building as its sale homes, so buyers there share their building, not just their compound, with the rehoused members.

Wings B and C are cleaner sale wings (plus a few landowner-share homes). The whole thing is a tight, high-occupancy compound.

• Kalanagar/Gandhi Nagar is a MHADA colony redeveloping to towers all around, right on the BKC edge, with a 24.4 m district road to the south.
• It is central and well-connected, but crowded and getting denser; how the neighbourhood reads by 2032 depends on the surrounding pipeline (an Adarsh Nagar redevelopment among them).

• At 11am on a weekday, roughly 18 minutes to the nearest arterial or coastal-road entry - the same as the adjacent Raymond Invictus.
• The highways and BKC are close, but the colony roads and the Western Express Highway slow the last stretch.

• Every kitchen sits against the outer wall with a chajja and a dry balcony, giving a real exterior air path rather than a sealed internal kitchen.
• This one passes clearly.

Each wing runs two lifts (one passenger, one fire) for two homes a floor, which works out to a B-to-C grade - fine off-peak, a little tight at the morning rush, and modest for a home at this price.

• The sanctioned water count against the sold unit count is not in the file, so this stays open.
• The building is MHADA-serviced with a sewage-treatment plant and rainwater harvesting per the approvals; the HE No-Objection Certificate water figure is the missing piece.

• You can drive to your own bay: 6 m two-way ramps run down three basements and up the podium decks, so this is a self-park building, not a lift-dependent one.
• A mechanical stack carries some of the load as well, and the agreement asks buyers to accept the risk of that system failing.

• The ratio is comfortable - about 1.85 covered bays a home, with visitor parking provided - and electric-charging spaces are marked.
• Which bay, on which level, and whether it is owned or licensed are still to be pinned down; push for the lowest basement level nearest the lift core.

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.

• In Wing A, sale buyers share the building with 16 rehoused society families - a real mix of economic strata under one roof, with the sale homes on the larger, HNI-leaning side.
• Wings B and C are cleaner sale wings, but the podium and amenity deck are shared across sale, rehab and landowner-share residents.