Avisa by S Raheja

• The society owns its land outright as freehold, conveyed to it back in 1967, with the old construction mortgage cleared in 2008.
• A 55-year search found it clear and marketable with nothing owed against it.

• That is rare for a Mumbai redevelopment, where most plots are leasehold or still awaiting conveyance.
• The only gaps are the advocate's own — no court search and no separate charge search — worth closing but not alarming.

The occupation certificate is in hand, so this is a completed building you can walk through rather than an off-plan bet. The lapsed RERA registration is simply what happens after a project finishes.

The folder is missing the final amended plan and later commencement certificate, but the OC makes that a paperwork gap, not a delivery risk — an OC cannot issue against an unsanctioned building.

• As a single-building society redevelopment the RERA burden is light.
• The registration has lapsed — normal once a building is complete — but the developer never updated the portal to show the OC, so the public record understates the project's true, finished state.

• Most of the marketing holds up: the OC is real, the separate car-park tower exists, the home mix is accurate.
• The stretch is the 'panoramic Arabian Sea' pitch — true from the upper floors today, but sold as if it were guaranteed when the low-rise lane in front is actively redeveloping.

The buildings between Avisa and the sea are only five to six storeys, so the upper floors genuinely see the water right now. The lower floors look into that neighbouring low-rise instead.

• But the view is borrowed, not owned: this lane is redeveloping — the corner building already has, and Avisa is the second — and the Joggers Park side opposite could rise too.
• Price the view as a current asset that a future tower could close, not a permanent one.

• Two homes share each lower floor around a central lift core, opening out to larger amalgamated homes higher up, and every flat has a deck.
• The plate is a touch irregular on the irregular plot but efficient for the segment.

• The covered sit-outs are disclosed and counted in the carpet you buy, and with one home per upper floor the lift lobby is an unbilled bonus rather than a carved-out 'exclusive' area.
• No restricted-common-area concern here.

The registered rate of about Rs.91,000 a square foot on carpet sits in the lower-middle of the roughly Rs.85,000–1.25 lakh range this stretch of Perry Cross Road commands.

That is the right place for a good-but-not-lifetime view — the truly protected-view addresses nearby fetch closer to Rs.1.5 lakh. Worth a direct question on any cash component at this ticket size.

• No commercial, hotel or slum component — just a small building of around 23 homes.
• The 17 original society members are rehoused in the same tower, but they are affluent Bandra owner-occupiers, so sharing the building with them is a light note rather than a real density or mix concern.

This is prestige Bandra West — Perry Cross Road, the same neighbourhood as Sachin Tendulkar's home and a stone's throw from Joggers Park.

The tempering factor is churn: several plots in the immediate lane are redeveloping, so expect construction around you and a streetscape still in motion.

• Reaching the Sea Link today means roughly twenty minutes through congested Bandra.
• A new coastal-road entry near Otter's Club is expected within a year or two, which would cut that to a couple of minutes — a real near-term upside, the same one the neighbouring Supreme Arthouse enjoys.

Both kitchens open onto an external dry yard with a weather-shade over the opening, i.e. a proper openable window and fresh-air path — no sealed, recirculation-only cooking here.

Two passenger lifts plus a fire-evacuation/service lift serve a building with very few households, so lift-waits are comfortably short for a tower of this height.

• Municipal rules required the water-supply No-Objection Certificate before occupation, and the OC is in hand, so the sanctioned homes have their water connection.
• Standard adequacy for a small building.

Parking sits in a separate tower reached only by two car-lifts that carry cars up to seven podium decks. There is no ramp, so you cannot drive to your own space — the lift is the only way up and down.

• What saves it is redundancy and scale: two independent lifts mean no single-point jam, and with only around two dozen homes the queue stays short.
• Still, test peak retrieval time, SUV clearance and which deck you are given before you buy.

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 residents are the 17 affluent original members and buyers of Rs.39-crore-plus homes — a consistent, high-strata Perry Cross Road profile.
• Sharing the building with the original members is a light, not jarring, note.