Lodha Bellevue

P21

Byculla (marketed 'Mahalaxmi') · a strong-developer mill-estate tower — clarify the tenant claims, check your N/S view line, mind the address

INVESTIGATEclarify the tenancy/legal status and OC timeline, and check your unit's north/south view line, before you commit as of 07/26 Based on the project's registered sale agreement, the municipal building approvals and the full commencement certificate (to the tower's top floor), the sanctioned estate layout, the title report and the MahaRERA filing — plus Rexray's own field intelligence. Figures are for Tower 1, the tall tower. The view is a field read: the decks face north and south, and the exact heights of the neighbouring towers that block the west are still being checked.

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

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

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?
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)?
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?
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)?
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.

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).

Lodha Bellevue

Got it.