Earth Enclave

• The land is freehold in the developer's own name.
• The Trust that owned the old R.K.
• Wadi land conveyed it to the promoter and the Property Register Card was mutated to match, so there is no split between a landowner and a developer, no lease running down, and no renewal premium for a future society to find - cleaner than most Girgaon redevelopments in the Altamount-Cumballa set.

• What holds it back is the paper and a charge.
• The only title instrument is a 2021 short-form certificate with a flow-of-title annexure and no search brought up to date; the cessed scheme's MHADA clearance and a proper charge search are not in the record; and Aditya Birla Capital holds a 110-crore charge on the project's receivables, about 97 crore of it outstanding, against two 2022 declarations that say the project is unencumbered.

• The sale wing's frame is most of the way up - slabs at 86 per cent as at mid-2026 - but its finishes stand at 30 per cent and the stilt floor at zero, while the engineer certifies that 113 per cent of the estimated construction cost has already been incurred and the internal and external development works at nothing at all.
• The money is spent and the finish is barely begun.

• The last commencement certificate lapsed in November 2025 with no renewal on file, and possession is promised for the end of 2027.
• The rehab wing is structurally complete.
• The developer has no other delivered project to read a track record from here.

• The portal now shows the 110-crore charge and does declare the 155 rehab homes, but it mis-states the parking as 332 open-space bays a plot this size cannot hold, over-states permissible built-up area, lists a two-wing project as one building, leaves the commencement-certificate table blank, and carries a sold-unsold disclosure three years older than its own construction filings.
• The governing 2024 sanction is missing and a form mis-types the registration number.
• None of it is fatal alone; together it means the public file cannot be relied on until it is rebuilt from the documents.

• The project's headline claim is an 'uninterrupted sea view'.
• The sea is to the west and the massing shows two same-height neighbours, a couple of hundred metres off, obstructing part of that arc at every floor, so the defining claim - uninterrupted - is the one the record does not support.

• Around it the marketing shows an old registration number, a superseded floor count, and lift and podium figures the drawings do not bear out, while the carpet-area and configuration claims are broadly right and a green-building certificate is claimed but unverified.
• Loose on the fact that prices the building, honest on the smaller ones.

• The sea-facing west living rooms - two of the five homes on a floor - look towards Mitani Sky9 at 125 metres and the Nakoda Mehta Sunshine towers at 127, all the same height as this building and 150 to 200 metres off.
• A same-height tower obstructs the slice of the arc it occupies at every floor, so going higher does not clear it - but these towers cover only part of a wide western arc, so the sea view is partial rather than gone.

• The two south homes over the wider frontage road keep a moderate outlook past one distant tower; the single east three-bedroom is the one fully open living face but it looks inland, not at the sea; and the north is bedrooms only, obstructed to about the twenty-fourth floor by the scheme's own rehab wing.
• Every obstructor is a live cessed redevelopment on the same entitlement this tower used, so no aspect here should be priced as permanent.

• Five apartments to a floor around a central core - one three-bedroom and four two-bedroom, 401 square metres of carpet - on a plus-shaped plate whose form is deliberate: it gives every home external walls and cross-ventilation rather than being an irregularity forced by the site.
• Efficiency lands around sixty-seven per cent, held down by a core that is heavy for so small a plate, three passenger lifts plus a fire and a stretcher lift and a staircase.
• No butterfly circulation, no columns in the living space, kitchens on the outer wall.
• Approximate until the plate outline is measured.

• No restricted-common-area grant is established.
• The registered plate draws chajjas and service slabs rather than decks, and the exclusive-area clauses could not be read because the agreement is an image scan, so the question of whether any lobby or common area is granted exclusive to a home is open rather than adverse.
• Scored at the no-finding level and carried as a buyer question, not a deduction.

• The one figure in hand is a stamp valuation: a twentieth-floor flat stamped at about 2.14 crore, which works out near the government's own ready-reckoner rate and far below the sixty-thousand-a-foot field band for high-floor Girgaon stock, with the neighbouring tower's registered thirty-two thousand as the local comparable.
• A registered price near the statutory floor rather than the market is the signature of a large cash component - but the actual consideration was not cleanly readable from the scanned agreement, so the reading is held soft until it is confirmed.

• Two wings and a parking podium on a small central plot, with the rehab wing holding 155 of the 238 homes - the original cessed-building society rehoused, a middle-class re-accommodation rather than a slum rehabilitation.
• The mitigation is structural: sale and rehab occupy separate wings rather than one building, so the same-building penalty does not fire, though the lower sale floors interleave some rehab.
• What is left is plain density on a small plot.

• Girgaon in five years will be denser and taller, and it is happening on this block now: three neighbours, two of them the height of this tower and one taller, are live cessed redevelopments within a few hundred metres, each on the same entitlement.
• The lanes are narrow and formally sub-standard, and the fabric around is chawl-scale cess stock mid-wave.
• The plot carries no reservation, which removes the municipal-facility exposure, but the direction is one way - more towers, more traffic.

• About fifteen minutes to the nearest coastal-road ramp on a weekday - the Girgaon condition, where the sea is near in metres and far in minutes because the approach is the dense grid, not the distance.
• The plot fronts an eighteen-metre road with two nine-metre lanes to its sides, and the district is absorbing the construction traffic of three towers going up within a few hundred metres before it carries their residents.

• All five kitchens on the registered plate sit on the outer wall of the cross-form plate with a chajja, none interior or dependent on a duct.
• The plus geometry that costs the layout efficiency is what buys the ventilation - a confirmed external air path for every kitchen.
• A pass, to be re-confirmed against a lower rehab-interleaved floor.

• The core carries three passenger cars plus a fire lift and a stretcher lift, serving about thirty-four habitable floors at five homes each; lift speed is not stated so four metres a second was assumed.
• On three cars the wait is a borderline B-to-C at forty-four to forty-seven seconds; on four, counting the fire lift as the everyday car it usually is, a clean B at thirty-three to thirty-five.
• Sealed conservatively at B - and the marketing's claim of seven lifts, if real, only improves it.

• The hydraulic-engineer remarks and the water and sewerage conditions that would fix a per-head allocation were not readable from the scanned approvals, and the common-works table shows water supply and sewerage around a fifth complete.
• No shortfall is established either way; held at the neutral band pending the sanctioned water clearance.

• A 6.8-metre two-way ramp and a second 4.5-metre ramp feed a six-level self-park podium, with no car lift, stacker or puzzle rack anywhere on the sheet - a genuine drivable system.
• The portal's 333 bays give a ratio around one-and-a-half a home but are mis-typed as open space, which is void, so the count is indicative.
• Six decks is a shorter climb than most towers of this kind.
• The open question is contractual: allotment is deferred and none is yet allotted.

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 compound mixes 155 rehoused cessed-society households in one wing with 83 sale homes in the other, sharing a common ground floor, basement and podium.
• The sale side is a mid-luxury Girgaon profile of two- and three-bedroom homes rather than an ultra-luxury one.
• Society formation and the buyer profile have not been fed, so this is a draft placing rather than a measured one.