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Moraj Opulence

P12

Mahim West — sold on the 36th floor of a tower approved far lower · RERA P51900032370

Overall Score4.3/10as of 06/26

Sold to the 36th floor of a tower approved to the 26th.

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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 · Scoring Methodology →

Pillar scores are provisional roll-ups derived from the 16 attribute scores · FVL numeric scoring pending across all properties

Five questions to ask before you commit
  1. Show the current full-height Commencement Certificate and the sanctioned floor count — are the upper floors now being sold 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 buyer's own flat sits ~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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