Real Estate X-Ray
Ask Rexray Compare Tool Full Detailed Report Get Updates

Invictus by GS

P69

Six-tower MHADA society redevelopment marketed as BKC; leasehold, not yet started · RERA PR1180002501495 (Invictus by GS Tower D)

Invictus by GS plot outlined on the Rexray View MapYour plot on the 2032 skyline · tap for context
Overall Score5.0/10as of 09/26

A marketed 'Invictus by GS, BKC' luxury tower the record reads as a not-yet-started MHADA society redevelopment in Bandra East, the shortest of six towers, on leasehold land with a live charge.

Flags
  1. A live, undischarged Rs 300 cr YES Bank mortgage sits over the whole plot - your flat needs the lender's release before it conveys clean.
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 · Scoring Methodology →
The plot & what surrounds it — at 2032
Rexray View Map: Invictus by GS and its surrounding development modelled at 2032
Invictus by GS — 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 Invictus by GS 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
  1. Will YES Bank release your specific flat from the Rs 300 crore charge on payment, and is that unit-release / no-objection mechanism written into your agreement?
  2. What are the MHADA sub-lease renewal terms and the premium at the 2039 renewal - and who pays it, the society or the individual buyers?
  3. Is there a commencement certificate beyond plinth yet? The current one lapses 03/11/2026 with the tower at 0% - ask for the floor extent it covers.
  4. Which level and bay is your parking allotted, and is a private-bay EV charger permitted? The tower's own basement is water tanks, so its bays sit in the shared field.
  5. What is the developer's negotiated rate across the 3BHK mix, and is it a clean all-cheque deal? The ready-reckoner value is only a floor.
Analyst's Read

Investigate. The apartment and the maker are sound - a full-carpet 3BHK with external-air kitchens, a light lift load and drive-to-bay parking, from the Raymond group, priced a notch below ready BKC-edge stock. The drags are structural, not fatal: the land is a MHADA lease whose primary term expires in 2039 with one renewal left, a live Rs 300 crore charge still sits over the plot (disclosed, but to be released flat-by-flat), nothing is built against a 2031 date, and the tower is the shortest of its six with its view walled by its own siblings. Clear the lender's flat-release and the renewal terms, and watch for above-plinth sanction, before committing.

Want a Rexray on a different project?
Tell us which Worli–Lower Parel tower to analyse next, and we’ll email you the report the moment it’s live.

One email when your report’s ready. No spam, ever.

✓

Got it.

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).
© 2026 Rexray.AI