LODHA MALABAR
P41Two buildings on one plot; only one is in the marketing. · RERA P51900034949 (Wing A · Wing B)
Two buildings on 1.6 acres of Malabar Hill ridge - a 33-floor sale wing facing Back Bay and a 105 m rehousing wing behind it that the marketing does not mention. The lowest home stands 22 m above Walkeshwar Road.
- Three HDFC mortgages totalling Rs.925 crore subsist over this land, on no public registry.
- The larger half of the compound by built-up area is a second building the marketing never mentions.
Pillar scores are provisional roll-ups derived from the 16 attribute scores · FVL numeric scoring pending across all properties
- Show me the second building - how many homes, what sizes, how many still with the original tenants, and how many you intend to sell.
- Three mortgages of June 2023 totalling 925 crore rupees subsist over this land and appear on no public register. Give me a charge search dated this month and the reconveyance for the released one.
- Your RERA filing reports zero rehab units and your own commencement certificates certify a rehab wing. Which is wrong, and when is it corrected?
- Where is the current commencement certificate? The last one on the public file expired on 1 March 2026, and internal finishes are at thirty per cent.
- Give me the full title opinion with its flow of title, addressed to me - the copy on the regulator's file is two truncated pages and the full one says it cannot be sent to the regulator at all.
The physical asset is better than its paperwork. The land is freehold and amalgamated, the holding company was merged into the developer by tribunal order in 2022, the superstructure is at 98 per cent, collections stand at roughly twice the cost of completion and the escrow audit is unqualified. Read blind, this project looked far worse: the orientation of the sanctioned plates is ambiguous, and on the wrong reading the developer's own 105 m second wing walls the sea face that the entire price rests on. It does not - it takes the inland half of the compass, and the bay is open at every floor. What remains is a cluster of paper problems that are cheap to close and have not been: 925 crore rupees of live mortgages on no public register, a regulator's page frozen at a 2022 registration that understates the land by a third and reports zero rehousing units on a scheme with a certified rehab wing, a commencement certificate lapsed since March 2026, no water document at all, and a full title opinion that is contractually barred from reaching the regulator. And one thing that is not paper: the larger half of this compound is a second building the marketing has never mentioned, whose bought-out homes will be sold at a fraction of the price, sharing this building's staircases and refuge floors.
Source tags — REG registered docs · GOV government · REXRAY field intel · SEC verified secondary · MKT marketing (documents claims, never verifies).