From Property Information to a Structured Decision.
Real estate decisions can involve documents, planning regulations, infrastructure, market conditions, financial considerations and multiple professionals. MAVEX acts as the strategic intelligence layer turning fragmented variables into institutional clarity.
Statutory FSI Audit, Infrastructure Corridors & Title Verification Matrix.
A Property Can Look Simple. The Decision Rarely Is.
Surface observations fail to address underlying regulatory encumbrances, infrastructure lags, or capital cost shifts. At scale, unverified assumptions compound exponentially into financial distress.
“Prime land parcel along an upcoming arterial corridor.”
Requires verification of reservation setbacks, road alignment sanctions, and access rights.
“Priced 15% below prevailing neighborhood micro-market averages.”
Demands title search, probate validation, and assessment of pending litigation or dues.
“Immediate proximity to proposed metro transit nodes.”
Needs verification of notification dates, civil construction stages, and utility easements.
“Theoretical development potential up to 4.0 FSI.”
Governed by road width, TDR purchase costs, premium charges, and CIDCO/NMMC DCPR rules.
— But each observation requires verified context.
What are we evaluating?
Physical perimeter, tenure, zoning classification, and declared holding state.
What information actually matters?
Isolating critical legal, statutory, and infrastructure variables from marketing noise.
What can be verified against primary sources?
7/12 extracts, CTS plans, government gazettes, DP 2038 reservations, and encumbrance certificates.
What assumptions remain?
Explicitly cataloguing unverified seller claims, baseline costs, and market absorption velocities.
What does the comparative analysis indicate?
Stress testing net yields, IRR sensitivity, capital density, and execution risk corridors.
What viable options exist?
Outright sale, joint development (JDA), development management (DM), or structured long-term lease.
What needs to happen next?
Execution timeline, lawyer title search remit, architectural massing study, and negotiation milestones.
The Five-Stage MAVEX Method.
The intelligence pipeline transforms scattered real estate data into a sequenced institutional mandate with clear legal, planning, and financial demarcations.
Understand the Complete Context.
“What do we need to know before we form an informed advisory view?” MAVEX systematically surveys all public records, municipal gazettes, physical site parameters, and institutional capital movements.
Physical Cadastral
Boundaries, topography, encroachments, access roads, ingress points.
Statutory Zoning
DCPR 2034/CIDCO zoning, DP reservation tags, setback mandates.
Growth Corridors
NMIA aerotropolis proximity, MTHL connectors, Metro Line alignments.
Transaction Comps
Registered sales agreements, asking rates, quarterly inventory velocity.
End-User Profile
Absorption trends, residential ticket sizes, grade-A commercial take-up.
Capital Baseline
Land acquisition costs, premium payment schedules, statutory cess rates.
Separate Evidence From Assumption.
“What can we actually support with documentary evidence?” We segregate facts from developer promises and optimistic spreadsheets into three explicit evidentiary categories.
Title deeds, 7/12 land records, MahaRERA registered disclosures, mutation entries, sanctioned DP extracts, environmental clearances.
Unregistered family settlements, draft DP notifications, pending NMMC utility connections, verbal tenancy arrangements, ongoing survey reconciliations.
Future construction cost inflation indexes, projected capital appreciation horizons, future transit delivery dates, anticipated developer margins.
Connect the Information.
“What does the evidence mean for this specific property decision?” We synthesize legal, financial, and architectural data streams into a unified strategic dossier.
Planning
DCPR & FSI CapDevelopment
Massing & HeightMarket
Absorption PaceFinancial
IRR & Cap RatesRisk Corridor
Execution HazardsThe Asset
Unified ThesisTurn Analysis Into Options.
“Which options should the client consider, and what are the trade-offs?” We compare four distinct routes across identical, institutional criteria.
Outright Sell
Immediate liquidity, transfer of development and market risks.
Self Develop
Maximum value capture, direct command over construction and revenue timing.
Joint Venture
Partner with Tier-1 developer via JDA or revenue share structure.
Hold / Lease
Reposition asset, build BTS warehousing or structured long-term commercial ground lease.
Move From Strategy to Action.
“What needs to happen next, and who needs to be involved?” MAVEX acts as the central conductor ensuring legal advocates, architects, engineers, and financial advisors march to the same strategic mandate without conflict of interest.
No Two Property Decisions Are Identical.
Tailored verification workflows calibrated for specific transaction types.
Outright Property Purchase
Land Parcel Acquisition
Joint Venture Structuring
Institutional Core Investment
Design & Build Delivery
What We Check.
A rigorous 7-domain inquiry framework conducted prior to transaction or development commitment.
Institutional Governance Note: The exact development position, permissible FSI, and commercial viability depend upon current statutory records, applicable Unified DCPR regulations, specific site dimensions, and official planning sanctions. MAVEX verification does not substitute for formal statutory certifications or title opinions issued by certified legal counsels.
Know Where the Information Comes From.
Every statement in a MAVEX dossier is tagged with its origin tier and verification standard.
Primary / Statutory Records
Government Gazettes, Sanctioned DP Plans, 7/12 & CTS Extracts, MahaRERA Filings, Land Revenue Orders.
Verified Secondary Intelligence
Sub-registrar transaction indexes, published municipal budget outlays, recognized institutional research data.
MAVEX Proprietary Analysis
Comparative yield assessments, spatial corridor projections, and development massing models synthesized by MAVEX.
Client / Counterparty Disclosures
Information supplied by asset owners or sellers pending independent documentary confirmation.
Illustrative / Scenario Projections
Forward-looking models, sensitivity scenarios, inflation projections, and potential absorption velocities.
Clear Boundaries Create Better Advisory.
“Good advisory does not blur boundaries. It makes them clear.” MAVEX coordinates the mandate; certified statutory authorities and licensed professionals execute their legal determinations.
Title Search & Conveyance
MAVEX reviews document structure, flags red-flag gaps, and frames questions. Formal title search certificates and court representation are exclusively provided by practicing High Court Advocates and Solicitors.
Drawings & Sanctions
MAVEX models massing and evaluates commercial efficiency. Statutory building plans, Council of Architecture approvals, and municipal submission drawings are certified by licensed architects.
Structural & Soil Mechanics
MAVEX reviews engineering cost allocations and timelines. Geotechnical borehole tests, seismic stability certifications, and MEP loads are determined by Chartered Structural Engineers.
Tax Structuring & FEMA
MAVEX models pre- and post-tax returns. Formal capital gains taxation, NRI repatriation accounts, and statutory audit opinions are issued by practicing Chartered Accountants.
Government Approvals
MAVEX audits application pipelines and milestones. Final statutory sanctions, CC, OC, and environmental permissions are solely issued by CIDCO, NMMC, and relevant municipal authorities.
Synthesis & Direction
MAVEX brings the information, analysis, coordination, and strategic perspective together — it does not present professional or statutory determinations as its own.
Transparency in Practice.
Institutional accountability means knowing exactly what you are looking at.
| Parameter | Source Document | Date Checked | Authority Jurisdiction | Assumptions Declared | Verification Status |
|---|---|---|---|---|---|
| Land Extent & Boundary | Cadastral Village Map & 7/12 | 14 Jan 2025 | Collector / Revenue Dept | Requires physical DGPS demarc | Verified |
| Permissible Gross FSI | DCPR 2034 Notification | 02 Feb 2025 | CIDCO Town Planning | Premium rates remain at current index | Verified |
| Airport Height Clearance | AAI CCZM Color Code Map | 28 Jan 2025 | Airports Authority of India | Subject to site AMSL verification | Conditional |
| Market Realization Rate | Sub-Registrar Index II Comps | 10 Feb 2025 | Dept of Registration & Stamps | Model based on ₹14,200/sq.ft. carpet | Model Input |
| Civil Infrastructure Access | NMMC Water Main Survey | 18 Jan 2025 | Navi Mumbai Municipal Corp | Connection within 150m feeder | Verified |
From a Property Question to a Decision Framework.
“Should we develop this land parcel ourselves, or enter into a structured Joint Venture with an institutional developer?”
Land Baseline
Audit actual usable plot area after reservation cuts and road widening buffers.
Document Audit
Review 7/12 mutation entries, collector NA sanction, and encumbrance certificates.
Authority Framework
Determine CIDCO vs NMMC jurisdiction and road width eligibility.
Parameter Audit
Calculate Base FSI, purchasable TDR load, and Ancillary FSI potential.
Market Absorption
Evaluate 2BHK/3BHK velocity and prevailing realized carpet rate PSF.
Financial Model
Build dynamic DCF model of self-development with cost of capital at 12%.
JV Comparison
Model 42% revenue share JDA structure with Tier-1 brand developer.
Risk vs Capital
Compare ₹45 Cr self-funding equity call against zero capex partner model.
Specialist Scope
Define exact RFP mandate for conveyancing counsel and tax accountant.
Decision Brief
Deliver executive recommendation matrix ready for Family Office sign-off.
Clarity Is the Deliverable.
The objective is actionable clarity — not administrative complexity for its own sake.
Property Dossier
Comprehensive physical and legal profile of the target real estate asset.
Document Status
Itemized verification audit of revenue records, titling, and registered liens.
Planning Context
Clear statement of applicable DCPR zoning, reservations, and road widths.
Market Absorption
Empirical micro-market transaction comps, demand velocity, and pricing power.
Development Cap
Permissible built-up potential under existing statutory frameworks.
Financial Sensitivity
IRR, equity multiples, and cash flow schedules under conservative stress-tests.
Risk Catalog
Explicit breakdown of legal, statutory, infrastructure, and execution hazards.
Strategic Routes
Structured side-by-side trade-off matrix of sell, develop, JV, or lease paths.
Specialist Scopes
Standardized scopes of work ready for advocates, surveyors, and CAs.
Immediate Actions
A prioritized, chronological checklist of what must be executed next.
Want to Understand the Subject First?
Our institutional monographs deconstruct the statutory, legal, and financial mechanisms governing metropolitan real estate.
FSI & TDR Mechanics
How Floor Space Index calculations and transfer rights establish land value.
JURISDICTIONNMMC vs CIDCO vs NAINA
Delineating authority powers, conversion permissions, and approval roadmaps.
LEGAL & TITLELand Due Diligence
A practitioner’s guide to 7/12 searches, Ferfar records, and probate vetting.
STRUCTURINGJDA Frameworks
Revenue vs area share joint development terms, covenants, and risk allocation.
DOCUMENTATIONProperty Deeds & NOCs
Every document required from land acquisition to final Occupancy Certificate.
FINANCEYield & Cap Rate Models
Evaluating prime commercial yields, triple-net lease agreements, and escalations.
REGULATIONMahaRERA Compliance
Escrow account management, buyer rights, quarterly progress reporting rules.
EXECUTIONProject Management
Cost variance mitigation, contractor monitoring, and BOQ reconciliation.
Every Property Question Has a Starting Point. Start With the Right One.
Whether you are evaluating a family land parcel in Navi Mumbai, structuring a joint venture with a developer, or auditing an institutional portfolio, our advisory desk is available for confidential consultation.