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The Aga Hall Estate

P81

A hospital-trust 33(7) cess redevelopment in Mazgaon, marketed as heritage South Mumbai; fully sanctioned, mid-build. · RERA P51900026326

The Aga Hall Estate plot outlined on the Rexray View MapYour plot on the 2032 skyline · tap for context
Overall Score5.8/10as of 09/26

Fully sanctioned and well up, on clean Class-I title - the drag is a hospital trust building beyond its disclosed funding, not the tenure or the waqf claim

Flags none
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: The Aga Hall Estate and its surrounding development modelled at 2032
The Aga Hall Estate — 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 The Aga Hall Estate 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. Does the redevelopment-permission condition (Collector consent + a transfer fee on unit transfers) still apply after the Class-I conversion — i.e. will reselling my flat need Collector permission and a fee? Please share the 2019 lease deed / conversion order.
  2. On resale, does the promoter's right of first refusal and up-to-10% transfer charge (the agreement Clause 4.4.14) apply on top of any government/Collector transfer permission — i.e. what will it actually cost and require to sell later?
  3. What is the current status/outcome of Waqf Suit 175/2019 - the title opinion rebuts the waqf-property theory but doesn't name that specific suit?
  4. Does the redevelopment-permission condition (Collector consent + transfer fees on unit transfers) still bind a unit buyer after the Class-I conversion? Please share the 2019 lease deed / conversion order.
  5. Is a sale-wing occupation certificate gated on completing the rehab wing, and is there an OC / part-OC for Wing A yet?
Analyst's Read

The product is genuinely and fully sanctioned and well up (rehab wing topped out, sale wing at 93% of slabs), the title is clear and marketable on Occupant Class-I tenure, and the waqf-property theory is rebutted in the opinion - so the item that had looked like a stop-sign is not one. It is dragged on the fundamentals by a charitable hospital trust carrying a Rs.1,166 cr build against a Rs.377.75 cr facility part-backstopped by an overseas asset, a live 2019 waqf suit the opinion doesn't name, and a portal incomplete on layouts and CC. The offsets are real - a deep-podium harbour aspect, a proper self-park ramp, a clean sale-wing separation, at-market pricing - with the view and the cash component the main unverified items.

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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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