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Rustomjee Crescent

P97

Pali Hill society redevelopment — sound, fully-sanctioned envelope and strong owner protections, with delivery gated on an off-site rehab not yet delivered · RERA P51800080217 (Rustomjee Crescent · Wing A + Wing B)

Rustomjee Crescent plot outlined on the Rexray View MapYour plot on the 2032 skyline · tap for context
Overall Score5.6/10as of 09/26

A Pali Hill society redevelopment at a real registered price (~Rs 11.2 cr), fully sanctioned and with strong owner protections — but about a third of the building's occupation certificate is gated on an off-site rehab at Majas that is not yet delivered with its own OC, on land the old society still owns and whose checks haven't fully held up.

Flags
  1. About a third of the building's sanctioned area is entitlement clubbed in from an Andheri slum scheme, for which the file holds no documents.
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: Rustomjee Crescent and its surrounding development modelled at 2032
Rustomjee Crescent — 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 Rustomjee Crescent 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. Show me the approvals and rehab progress for the clubbed Majas slum scheme my building borrows a third of its area from — and the exact clause tying this building's Commencement Certificate and occupation certificate to it.
  2. Give me the registered Development Agreement and Power of Attorney with Crescent Society: the members' area-share, the Bandra West set/rent, and when the land is conveyed to the new society.
  3. The only charge search on file failed — give me a fresh CERSAI and ROC search, and the current status of Suit 575/2019 and the other society matters in the title report.
  4. The certificate to build reaches only the basement today though 19 floors are sanctioned — show me the current commencement certificate and the SRA's phasing letter.
  5. Which floors do the 61 rehoused member families occupy, do I share a landing or lift lobby with one, and is there a cash component on top of the registered price?
Analyst's Read

Fundamentals are mixed-to-thin but better-understood after the AFS + DA: the deciding risk is that ~36% of the sale building's OC is gated on a promised-not-delivered off-site rehab (commitment, not delivery of PTC), on society-owned government-class land whose charge search failed and whose title report shows live litigation, with a registered sanction (18 floors) larger than the plan set in hand. Against that sit real strengths now on record — a genuine registered price, a fully-sanctioned envelope with no inflation, unusually strong owner protections (full FSI before vacation, Rs 7 cr the Bandra West set, performance bank guarantee, no mortgage of land), honest self-park, comfortable lifts, external-vented kitchens, a clean common-lobby position, and a stable Pali Hill address. Not a defect story and not (yet) a pricing story — a contingency-and-diligence story on a strong address, hinging on Majas progress. Composite 5.64 Mixed / INVESTIGATE, with the view read and a pricing band still to be field-confirmed.

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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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