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25 South

P20

Prabhadevi · a built mill-land trophy — real ocean view (South/Central; North above ~F35), at a Prabhadevi premium

SHORTLISTconfirm your tower's OC + your habitable floor and sea line before you commit as of 07/26 Sanctioned RERA layout / Proforma-A, BMC IOD (01-Nov-2023) + full CC (08-Nov-2023), MDP & Partners title opinion (2015), registered AFS (Doc 13706/2026), and Rexray field intelligence. Metrics reported for the North Tower (compare tower).
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

A stalled seafront tower that actually got built — now read the fine print

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. Which RERA phase governs my unit, and is the OC (or Part-OC) in hand for my tower?
  2. For a North Tower sea-facing unit — what is my habitable floor, and does Suraj Ocean Star block my sea view (it walls up to ~F35)?
  3. For a Central Tower unit sold in the high '50s — what is the real habitable floor (the tower has 34 habitable floors from ~level 23)?
  4. What BIFR-scheme / VRS / mill dues remain on this land, and is my flat released against a debenture-trustee No-Objection Certificate?
  5. Are the building approval's 'extra water/sewerage charges' settled, and what is the assured water supply for the three-tower cluster?
Analyst's Read

A built mill-land trophy that clears the delivery hurdle most peers fail — with a genuinely liveable luxury product (Grade-A lifts, free decks, ~83% layout) and a Prabhadevi price premium (Rs.1.3–1.5 L/sqft) for real ocean views. It is held back from a clean buy by a sick-mill (BIFR) title with scheme/VRS conditions, a heavy debenture stack, poor RERA filing legibility, a North Tower whose OC is still ~3 months out, and a North Tower sea view walled below ~F35 by Suraj Ocean Star to the NE — while the South and Central towers are clear. Net: SHORTLIST — buy high in the North Tower (after its OC lands) or take the South/Central for the view.

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Source tags — REG registered docs · GOV government · REXRAY field intel · SEC verified secondary · MKT marketing (documents claims, never verifies).