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10 Harbour Estates

P80

A 33(10) slum-rehab on Corporation land in Mazgaon — the sale tower is fully sanctioned but not yet built. · RERA P51900029395

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

Fully sanctioned, not yet built - a harbour-front tower on the city's own land

Flags
  1. The environmental clearance on file is for a 19-floor tower; the sanctioned, part-sold building is 43 floors, with no amended one filed.
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: 10 Harbour Estates and its surrounding development modelled at 2032
10 Harbour Estates — 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 10 Harbour Estates 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. Is there an amended environmental clearance for the 43-floor tower - the one on record is for 19 floors - and the wildlife-sanctuary No-Objection Certificate?
  2. Has the RERA completion date been formally extended, given the agreement already commits to Dec 2029 against a registered Nov 2028?
  3. Can the developer produce the rehab building's occupation certificate - sale possession is legally gated on the tenants being permanently rehoused?
  4. Which podium level and bay comes with the flat, and can a private EV charger be installed there?
  5. What are recent registered rates for comparable harbour-front Mazgaon flats - the price read here rests on a single registered sale, with no local benchmark yet?
Analyst's Read

The tower is genuinely and fully sanctioned, so this is not a sale-above-sanction. It is dragged by execution, entitlement, disclosure and outlook: a 43-storey building at 0% construction with a fifth pre-sold and a registered date the agreement has already overtaken; an environmental clearance on record for a 19-floor tower; government land whose conveyance to the society is deferred and conditional; a portal that understates both litigation and encumbrance; and a marketed 'harbour view' that, on the Cesium read, faces the Narialwadi cemetery on the priced arc and turns its larger homes west/north into the Piramal Aranya towers. The offsets are real — a genuinely clean sale/rehab separation, a proper self-park ramp, a deep-podium foreground that stays durable because a cemetery will not redevelop, and confirmed ~10-minute Atal Setu access — but the price band is unverified and several items remain investigable.

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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).
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