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Moraj Opulence

P12

A well-located Mahim apartment wrapped in heavy marketing — sold on a floor that isn't approved or built yet.

SKIPrevisit only if full-height CC + FSI uplift + revised AAI NOC land and the build accelerates as of 06/26 Registered AFS (Doc 1545/2025), MahaRERA P51900032370, SRA plinth Sale-CC + IOA, JSA title report, AAI height NOC, sanctioned plans, and Rexray field intelligence (Jun 2026).
iVerdict key
Reading the Rexray verdict
Buy — clears the bar — no hard-stop, and the fundamentals hold upShortlist — strong fundamentals, with named trade-offs to accept with eyes openInvestigate — real merits, but specific open questions to resolve before you commitSkip — a hard-stop issue — pass regardless of how good the apartment isSkip · revisit — a hard-stop that could clear — recheck in ~6 months or at the OC

Selling up to the 36th floor — approved to the 26th, built only to the 15th in five years.

The 5 things that decide it tap to jump
FVL — Rexray's index · F Fundamentals · V Value · L Livability · each pillar is the average of its scored attributes, scored 0–10: Weak (<4) · Mixed (4–6) · Fair (6–7.5) · Strong (7.5+) · the verdict is set separately, by hard-stop rules

Pillar scores are provisional roll-ups derived from the 16 attribute scores · FVL numeric scoring pending corpus-wide

Five questions to ask before you commit
  1. Show the current full-height Commencement Certificate and the sanctioned floor count — is the upper sale units's 36th floor approved, and what floor area (FSI)/AAI height clearance is still pending?
  2. The build was at the 15th slab in mid-2026 against a 2021 approval and a 2029 RERA date — what is the realistic, ring-fenced completion plan?
  3. Confirm the on-plot rehab building (23 floors, <10m behind) and the 84-tenement transit obligation — massing, counts and status.
  4. Why is a Mahim (Gopi Tank Road) project marketed as 'Shivaji Park / Dadar', and which floors actually get the sea/Sea-Link/Shivaji-Park view?
  5. For floors up to 18, how is the car-lift noise/vibration from the on-floor mechanical parking handled next to bedrooms?
Analyst's Read

Skip. The developer is selling units ~10 floors above current sanction in a tower built only to its 15th slab, with a plinth-level CC, a 2029 RERA date and a first-time island-SRA developer — a delivery-contingency stack the rest of the product cannot offset. The verdict is revisitable only if a full-height CC, the FSI uplift and a revised airport-height NOC land and the build materially accelerates.

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Rexray — Real Estate X-Ray · rendered from the registered-document analysis the chat and X-Ray page read.
Source tags — REG registered docs · GOV government · REXRAY field intel · SEC verified secondary · MKT marketing (documents claims, never verifies).