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Real Estate X-Ray
Godrej Avenue Eleven - Tower B
P30Byculla, marketed as Mahalaxmi · RERA P51900006299 (Tower B) · P51900005216 (Tower A)
Overall Score5.5/10as of 08/26
Fifteen years of approvals, and not one apartment slab.
Flags
- Homes are booked on floors 50-53; the sanction stops at 49 and its buildable area is fully consumed.
- A 700 crore rupee mortgage covers this tower and is not recorded at the central registry.
The 5 things that decide it
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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
Godrej Avenue Eleven — 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 Godrej Avenue Eleven 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
- The sanctioned plan approves 49 floors. On what approval are homes on the 50th to 53rd being sold, and what happens to a booking there if those floors are never sanctioned?
- The certified area statement shows the permissible built-up area fully consumed - proposed equals permissible to the square metre. Where does the floor area for the seven extra floors come from?
- Will you link the payment schedule to construction milestones instead of calendar dates? Ninety-five per cent falls due by March 2027 against possession in December 2029.
- When is the release for this apartment issued from the 700 crore rupee mortgage, and will you commission a fresh title opinion dated after it? The newest is from August 2023.
- Which of the four homes on a floor faces north-east, and which faces the south-west wall? Please supply the sanctioned plate with a legible north arrow before we choose.
Analyst's Read
not rendered. The home is good and fairly priced; what is being taken on is a fifteen-year approval history with nothing built, a sale register running four floors past the sanction on a fully consumed floor-area envelope, and 95 per cent of the money due before the building exists.
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).
Source tags — REG registered docs · GOV government · REXRAY field intel · SEC verified secondary · MKT marketing (documents claims, never verifies).