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Lodha Bellevue

P21

Byculla, marketed as Mahalaxmi — a sea view its address can't hold · RERA P51900046567

Lodha Bellevue plot outlined on the Rexray View MapYour plot on the 2032 skyline · tap for context
Overall Score6.1/10as of 07/26

A well-built tower selling a sea view its own neighbours block — on ex-mill land with a Byculla address dressed as Mahalaxmi

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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 →
The plot & what surrounds it — at 2032
Rexray View Map: Lodha Bellevue and its surrounding development modelled at 2032
Lodha Bellevue — plot boundaryResidentialCommercialFuture confirmed development (layout speculative)Existing Building
Rexray View Map — every surrounding mass is modelled from sanctioned or filed data at possession-horizon build-out. The red boundary marks the Lodha Bellevue plot; the coloured blocks around it are the neighbouring residential, commercial, and rehabilitation development at build-out. This is the density the Livability score is measuring.

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. What is the status of the tenant/occupier claims on this former mill estate (and the ~408 sqm not in possession), is the Reg.35 floor area (FSI) sanction final, and does 'Possession 2026' mean the land is fully consolidated?
  2. Which RERA registration and sanctioned wing governs my unit, and when is my tower's occupancy certificate (OC) / possession (one tower is due end-2026)?
  3. Which way does my unit's deck face (north or south), and what do I actually see — given the west is blocked by taller neighbours and your own Tower 4?
  4. Do the fire lifts serve passengers in the tall tower, and what is the lift speed (7 homes per floor over 57 floors at 3 m/s means a long ride up)?
  5. Are the municipal approval's 'extra water/sewerage charges' settled, and is the building on borewell or assured municipal supply?
Analyst's Read

A well-built, strong-developer luxury tower (Lodha/Macrotech, full CC to full height, ~80% sold, one tower's occupancy certificate (OC) due end-2026) whose fundamentals carry unresolved weight: the land is a former 'Bradbury' cotton-mill estate on special (L.T.A.) tenure with live tenant claims (one occupier judicially declared a tenant, Bank of India in occupation, ~408 sqm not in possession) and a Reg.35 FSI share kept in abeyance — the first thing to clarify with the builder. The marketed western sea/racecourse view is not deliverable (walled by three 45-68-floor neighbours and the project's own Tower 4), though the decks turn north/south to salvage open city aspects; the tall tower's lifts are Grade A on wait but a slow 3 m/s, access is ~28 minutes to the fast roads, water is a WARN, and a Byculla address is marketed as 'Mahalaxmi'. Net: INVESTIGATE — clarify the tenancy/legal status and OC timeline, and check your unit's north/south view line, before committing.

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