Aaradhya Avaan
P39Two sale towers and a rehousing tower; the view here is a floor threshold, not a verdict. · RERA P51900048675 (Towers A, B and C)
Every height claim checks out to the centimetre — and the open east views look into the tower opposite until about the 35th floor.
Pillar scores are provisional roll-ups derived from the 16 attribute scores · FVL numeric scoring pending across all properties
- Which arc does this specific home face, on the sanctioned plan rather than the brochure, and what clears at this floor? The east is the neighbour opposite below about the 35th; north in Serano below the 20th is the rehousing tower's blank rear wall; south and west hold on both towers.
- What is Lodha Marq, directly opposite the east face on the same lane, actually sanctioned to — how many towers and how many floors? Its height here is inferred from where it was observed to clear, not measured, and it is the single biggest open question on the view.
- The land is mostly MHADA's and the 99-year lease has not been executed. Ask for the draft, its commencement date and its renewal basis — on a MHADA lease renewal is of the order of a quarter to a third of the reckoner value of your carpet area.
- A registered sale in July 2026 works out at roughly half the publicly quoted rate on the same carpet basis. Ask what accounts for the difference, in writing, and remember the home is sold as a raw bare shell with no internal walls or fittings.
- How many robotic retrieval machines serve each tower, and what is the rated cycle time? With four the morning wait is about a minute; with two it can run past nine at Serano. And ask for a bay on a low ramp-served deck, named in the agreement.
Nothing here is a hard stop on its own. The approvals are complete to every sanctioned floor, the rehousing obligation is discharged, the escrow account is over-funded and unqualified, both towers are roughly forty levels up, and the lowest apartment stands 55.4 m above the road so there is no low-floor view discount at all. What holds the score down is a cluster of things a buyer can still act on: the open east views look into the tower opposite until about the 35th floor, six-sevenths of the land is MHADA's on a lease that has not been executed, the only title opinion is from December 2022 and is conditional on litigation still pending, and a July 2026 registered sale prices carpet at roughly half the published asking rate with no documented explanation. Investigate before committing, and choose the floor deliberately — this is a building where the floor number changes what you are buying more than the tower does.
Source tags — REG registered docs · GOV government · REXRAY field intel · SEC verified secondary · MKT marketing (documents claims, never verifies).