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Nakoda Mehta Sunshine Heights

P78

A fully-sanctioned, ~86%-built cess redevelopment on eight amalgamated Girgaon plots. · RERA P51900045988 (A & C Wings) · P51900011526 (B Wing, sibling)

Nakoda Mehta Sunshine Heights plot outlined on the Rexray View MapYour plot on the 2032 skyline · tap for context
Overall Score5.0/10as of 09/26

Thirty-nine sanctioned floors - but most of the homes are rehab and a live mortgage sits behind a 'no-encumbrance' record

Flags
  1. The MahaRERA record shows 'no encumbrance' while a live Capri Global mortgage and a 2020 CERSAI charge sit on the plot.
  2. The land does not vest in the developer - it builds on four of eight plots under three development agreements that are in no file.
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: Nakoda Mehta Sunshine Heights and its surrounding development modelled at 2032
Nakoda Mehta Sunshine Heights — 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 Nakoda Mehta Sunshine Heights 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. The three development agreements (C.S. 465, 488/489 and 490): what is the area-share split, the rehab obligation and the conveyance timetable, and who controls the sale flats?
  2. The two Capri Global deeds and the lender's permission-to-sell - plus a fresh charge search on all eight plots, especially C.S. 486 and 466.
  3. A supplemental title report covering C.S. 486 (which has no title flow today) and explaining C.S. 485A, priced in the approval but absent from the title.
  4. What share of the price is cash? The registered rate sits well below what a high floor on this frontage should fetch.
  5. Are the 196 rehab tenants finished and handed over? The sale occupancy certificate depends on it.
Analyst's Read

The building itself is real and largely up, and the delivery path is clear - but the title is split across eight plots under three agreements no one in the file can read, the public record hides a live mortgage, and two-thirds of the homes are rehab woven through the sale wings. These are fundamentals to resolve, not finish-line details, which is why this is one to investigate rather than act on.

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Source tags — REG registered docs · GOV government · REXRAY field intel · SEC verified secondary · MKT marketing (documents claims, never verifies).
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