Raheja Modern Vivarea
P25Byculla-division mill land marketed as 11 Racecourse; part-occupied · RERA P51900034289 (North Tower) · P51900034288 (South Tower)
The view is real. The railway that protects it is in none of the pictures.
- The land still vests in the landowner, and no clear-and-marketable opinion post-dates the 2022 mortgages.
Pillar scores are provisional roll-ups derived from the 16 attribute scores · FVL numeric scoring pending across all properties
- Show me a title opinion issued after 25 March 2022 that addresses the two mortgages — the one on file predates them by a month and the 2024 supplemental does not re-opine.
- Both towers are topped out, so the 2011 suit seeking to bar construction above the fourth floor has nothing left to restrain — what is its current status, and are the parties settling it?
- Produce the revised environmental clearance the August 2024 approval requires, and confirm the building permission has been re-endorsed since it lapsed on 21 June 2025 — both stand between the south tower and its occupation certificate.
- The two fire lifts do run in passenger service, so five lifts serve three homes a floor — now show me the lift schedule with rated speeds and car capacities, which appears in none of the drawings.
- Will you specify the parking bay — level and number — in the agreement, and grant a written right to install a charger at it? Right now the bay is licensed at your discretion and the agreement is silent on charging.
The fundamentals are unusually solid for the Byculla-Mahalaxmi set: freehold land with a traceable chain, floor space index fully sanctioned and fully consumed, a full building permission for both towers and both towers topped out and a real occupation certificate on the north tower's lower 23 floors. There is no rehabilitation mass, no contingent volume and no off-site obligation gating anyone's keys. The marketed view is genuinely protected by a railway corridor and a statutory setback. What holds it back is documentary rather than physical: the land does not vest in the developer — it holds an unconveyed 2017 agreement for sale whose 2024 amendment, price and entitlement split are all undisclosed — and no clear-and-marketable title opinion exists after the two mortgages were created, the governing building permission lapsed on its face in June 2025, and a required environmental clearance was still an open condition in the approval that permission rests on. Each is answerable with a document.
Source tags — REG registered docs · GOV government · REXRAY field intel · SEC verified secondary · MKT marketing (documents claims, never verifies).