REXRAY.AI
Real Estate X-Ray
Hiranandani Bay Heights
P86Bandra Reclamation MHADA-leasehold redevelopment; sold to the 35th floor, sanctioned to the 32nd · RERA PR1180002501983 (Bay Heights)
Overall Score5.6/10as of 09/26
A Bandra Reclamation home sold higher than it is sanctioned, on leasehold ground
Flags none
The 5 things that decide it
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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
Hiranandani Bay 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 Hiranandani Bay 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
- The agreement reserves the right to sell up to the 35th floor while approvals reach only the 32nd - what is the sanction and floor area (FSI) position for floors 33-35, and is my floor within the current approval?
- When will the two societies be recorded as lessees and the amalgamation finalised, and can I see the registered Development Agreement?
- How does the Rs.351 crore Tata Capital charge (which reaches the units) get released flat-by-flat, and will I get a clear no-dues No-Objection Certificate on my home?
- How many homes are rehoused society members and on which floors, and is the alternate-accommodation agreement with them in place?
- Which parking level and a flat bay or a stack/triple-stack rack would be mine - and can a lower, wider, ramp-served bay be fixed given the count is revisable?
Analyst's Read
A well-located, fully-sanctioned core tower that scores Mixed; the headline is the composite score and the fact that there are no deal-breaker flags, only diligence items - the sold-above-sanction top floors, the MHADA lease completion, the flat-wise charge release and the early build stage - a buyer must close.
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).
Source tags — REG registered docs · GOV government · REXRAY field intel · SEC verified secondary · MKT marketing (documents claims, never verifies).