10 Harbour Estates

• The land under this tower belongs to the city.
• All four property register cards name the Municipal Corporation as owner, the title report describes the flow of title as the Corporation's, and the commencement certificate carries the standard warning that the permission does not entitle developing land that does not vest in the developer.
• What the developer holds is a right to develop under a slum-rehabilitation scheme, not the freehold.

• The Corporation's own title reads clean - a 30-year search to 2020 found no charge, and public claim notices in December 2020 drew none - and the complete title opinion (missing from the portal dump) was recovered from the registered agreement's annexures.
• But the society's title completion is deferred: the lease of the rehab land and the conveyance of the sale land must be executed only before occupation, and the developer must first pay the Corporation 50% of the unearned income.
• So the ground never becomes the buyer's, and the society's own title arrives late and conditionally.

• Two older threads sit behind this.
• A redevelopment court matter brought by a neighbouring society (the Narialwadi society) deferred the scheme 'for a long time' - undocumented, and most likely disposed, since the scheme proceeded and a High Court is recorded as having upheld the eligibility annexure.
• And the current developer took the scheme over from a former developer of the same name by a 2005 substitution; the scheme itself has been running since 1996.

• Worth knowing - there is no independent charge search in the record.
• The 'no encumbrance' position rests on the promoter's own declaration and the 2021 advocate's opinion, so a fresh CERSAI/RoC search is the cheapest thing a buyer's diligence should add.

• This is the heart of the read.
• The whole tower is approved - a full-height commencement certificate covers ground plus ten podium decks plus the 11th to 43rd residential floors, and the sanctioned area is fully consumed - so this is not a case of selling floors that lack permission.
• It is a case of a 43-storey building that has not started rising.
• The engineer's certificate of March 2026 records nothing spent against a Rs.170 crore sale-building budget, and the architect's certificate the same quarter shows plinth, stilt and all 33 superstructure slabs at 0%, with only excavation complete.

• Against that standing start, roughly a fifth of the homes are already sold, the registered completion date is November 2028, and the sale agreement itself contracts for December 2029 - so even the developer's own paperwork no longer works to its registered date, and the portal has not been updated to show the slip.
• The payment plan is construction-linked, but front-loaded: about 37% of the price falls due by the first slab, which on a tower at 0% construction means the money moves well ahead of the building.
• And there is a sequencing oddity worth weighing: the shorter rehab building is already finished and occupation-certified, while the taller sale tower - usually built alongside or ahead of the rehab, as the revenue source - has not risen past excavation.

• Layered on top is an approvals gap that is separate from the timeline: the environmental clearance in the record is for a 19-floor tower, while the building being sold is 43 floors, and no amended clearance appears anywhere.
• That is its own finding and its own flag - see below.

• Several things a buyer relies on the portal for are behind the documents here.
• The portal shows no litigation, while the title report records the Narialwadi redevelopment court matter.
• The portal shows no financial encumbrance, but there is only a promoter self-declaration behind it - no independent charge search.
• And the registered completion date has not been revised even though the sale agreement already commits to a date thirteen months later.

• The sanction has also been amended four times since 2020, twice in the last ten months, so anything about unit mix, carpet areas or parking has to be read off the May 2026 set rather than anything sold earlier.
• And the environmental clearance the promoter publishes is the 2020 one for a shorter tower.
• None of this is fatal, but it means the portal's clean-looking read is not, on its own, something to bank.
• The RERA filing itself is well-maintained and current (field-confirmed good) - so the issue is the accuracy of what the portal states, not the upkeep of the record.

• The marketing is thin and mostly generic - stock imagery, amenity renders and logos on the promoter's site - so there is not much hard claim to contradict.
• The naming, though, is slippery: the registered project is '10 Harbour Estates', the same plot's 2021 encumbrance letter calls it 'Harbour View', the drawings and title call the scheme 'Aashiyana Tenants (SRA) CHS', and the live site brands it 'Alliaance'.
• The '10' comes from the promoter's own address, not the street.
• A buyer, valuer or lender should tie any brochure to the RERA number, not a name.

• Two specifics resolve.
• The brochure plate is eight 2-BHK homes per floor, matching the all-2-BHK sanction; the larger '3-bed' layouts are achievable as jodi (combined) units - the four east-facing flats share common walls and can be merged - so they are a real buyer option, not a false claim.
• The environmental compliance the promoter publishes, though, is still built around the 2020 clearance for a 19-floor tower, not the 43-floor building being sold.

• With the Cesium read in, the marketed 'Harbour View' is more complicated than the direction suggests.
• The priced east/south arc looks across the same road onto the Narialwadi Kabrastan, a cemetery.
• The developer has oriented the larger floor plate west/north instead - and there the Piramal Aranya towers already stand in the way of a clear view.

• One structural feature still helps and the cemetery cuts a specific way.
• The deep podium lifts the lowest home about 35 metres up, clearing the low-rise dockland foreground; and because a cemetery will not redevelop, the east/south foreground is permanently protected, so the harbour aspect above the podium is durable on that side, not under threat from a future tower.
• The trade is that the near-field outlook on the priced arc is the cemetery itself, and the larger, costlier homes look the other way, into a built obstruction.

• The sanctioned typical floor puts eight compact 2-BHK homes around a central core of four lift shafts, a central lobby and two fire staircases with smoke lobbies.
• Eight homes around one core is inherently circulation-heavy, and the carpet areas are modest - roughly 50 to 59 square metres plus a small utility - so the plate reads efficient but not generous, at about 77% carpet-to-built-up, mid-pack for the Mazgaon set.

This is measured off a 1:100 sanctioned drawing, so it is a field-confirmable geometry read rather than a sealed number - a legible detailed plan would firm it up.

• There is no restricted-common-area trap here.
• The small utility area that comes with the home is a disclosed, separately stated space the buyer actually owns - a normal inclusion, not an 'exclusive-use' common area sold back to you.
• The eight-per-floor plate shares an ordinary common lobby off the lift core, with none of the per-flat private foyer that draws ownership or demolition risk elsewhere.

The one loose end is the parking bay: it is conveyed in the deed rather than licensed (which is good), but no bay number is fixed yet, so which level you get is still to be settled.

• There is one registered first sale to go on: a typical 2-BHK at about Rs.1.26 crore, roughly Rs.20,000 per square foot on carpet.
• Stamp duty was assessed on the higher government ready-reckoner value, which is the ordinary mechanism - duty follows the reckoner.

• This is the first Mazgaon property the Rexray set has seen, so there is no frontage comparable yet - the market band for this harbour-front micro-market is a field input to be supplied and then carried forward to the next property here.
• Pricing stays pending that band; the one number is an anchor, not a distribution across 250 homes.

• For a slum-rehabilitation scheme this is a genuinely clean configuration.
• The 230 eligible rehab families sit in a separate ground-plus-23 building on its own sub-plot, already built and occupation-certified, and the sale tower carries zero rehab units - so there is no rehab-inside-your-tower issue, which is a real positive and unusual for the type.

What tempers it is the shared compound: the two buildings share the recreation ground, the internal road and a common sewage plant on a 3,724 square-metre plot, so the buyer joins a compound held with a 230-household rehab society even though the buildings themselves are separate.

• The setting is a dense chawl-and-dockland fabric with narrow lanes, the eligible rehab colony on the same layout, and - across the same road - the Narialwadi Kabrastan, a cemetery: a permanent low-rise neighbour (so no future tower there) but a near-field outlook and resale-sensitivity item for the east/south side.
• An on-site sewage treatment plant sits enclosed in the basement rather than in the open.
• What the wider surrounding blocks look like by 2032 is a field read that is not yet done, so this is scored on the built density visible today.

• Access here is a genuine strength: the field-measured 11am weekday drive to the Atal Setu (Mumbai Trans-Harbour Link) entrance is about ten minutes, giving quick reach to the eastern-harbour corridor from a dense island-city pocket.
• This is a measured field value, not an estimate.

• The kitchens on the sanctioned plate are compact and sit toward the inner side of each home.
• A separate utility area is sold with the unit, which usually means a dry-balcony air path off the kitchen - but the 1:100 drawing does not make the openable-window or exterior-vent path unambiguous, so this is a caution to confirm on the detailed plan rather than a clean pass.
• At this price a ventilation shortfall would be a livability note, not a serious finding.

• The lift core serves 33 habitable floors at eight homes a floor through three effective passenger cars (a dedicated passenger lift and two fire lifts that double as passenger service; a fourth shaft is a stretcher lift).
• Across the plausible speed and capacity range, peak-hour waits come out at Grade B - roughly a 34 to 42 second interval, which is not a queue problem.
• A fourth passenger car would push it into Grade A.

• The water infrastructure is drawn and sized - fire, domestic and flushing underground tanks, a rainwater tank and break-pressure tanks up the stack - which is a good sign.
• The base 2020 municipal approval carries only the generic constructional-water conditions, not a tenement-level water-adequacy count, so the formal adequacy delta stays pending the hydraulic-engineer water No-Objection Certificate for the current 43-floor sanction.

• This is a proper self-park building.
• A continuous 6 metre two-way ramp climbs from the ground to the ninth podium deck, feeding a 6 metre driveway - you drive to your own bay, with no car lift and no puzzle rack anywhere in the drawings.
• That is the good tier of parking.

• Two things temper it.
• The bays are tandem, two deep, so one car can block another; and the parking is spread across nine decks, which is real daily time in the ramp.
• Against that, the ratio is sound - 275 covered bays including 25 visitor against 250 two-bedroom homes - and the bay is conveyed in the deed rather than licensed, though no bay number is fixed yet, so the level is worth negotiating.
• The basement holds no bays; it is tanks and 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.

• A 250-home, all-2-BHK sale tower at about Rs.1.26 crore a home is a mid-market island-city profile, not an ultra-luxury one.
• The rehoused community lives in the separate rehab building, so the sale tower itself is not mixed - but the compound (garden, internal road, sewage plant) is shared with the 230-household rehab society, which is the community context a buyer is actually joining.
• A field read.