Two premium mixes.
One consistent pricing basis.

What changes when the mix changes?

The recommended mix allocates 54 more homes within the same saleable budget, while the sales target needs 22 more retained homes. Its exposure to 3.5 and 4 BHK falls from 46.05% to 30.01% of allocated saleable area.

The 60 / 25 / 15 mix has a higher modeled full-project agreement ceiling by ₹22.45 Cr, driven by the shared price schedule and larger-home composition. This is a revenue comparison; it does not establish profit, demand depth or faster absorption.

Shared proposed tickets, explicit area definitions

These are buyer-budget launch test bands for our proposed products. They are commercial judgments contextualized against saved offers and historical registrations, not verified achieved prices or currently bookable competitor quotations. The same product has the same ticket in both scenarios.

Planning carpet = proposed RERA carpet + exclusive terrace. The table assumes zero exclusive terrace for own-design testing; it is not survey or sanction evidence. Modeled saleable = planning carpet × 1.40. Balcony is excluded from the loading base. Competitor actual saleable areas and loading are never overwritten by this assumption.

Whole-home inventory and target allocation

Balanced whole-home prefix: at each step allocate the product with the largest deficit between its requested share of the next total home count and its existing count; ties follow the displayed product order. Full inventory is the longest such prefix that fits the saleable budget. Target sales are the first prefix reaching the target and must be a subset of full inventory. This respects a requested mix approximately; it is not an unrestricted maximum-home or minimum-sales optimization.

The unassigned area is 2,260 sq ft for 60/25/15 and 1,700 sq ft for 75/15/10. A smaller home might fit that residue, but inserting it would change this declared balanced sequence. No global optimization or unrestricted maximum-home count is claimed.

Target rows are actual subsets of their respective full inventory. They first cross 10,00,000 saleable sq ft within the declared balanced sequence: 1,000,160 and 1,000,720 sq ft. The simple weighted-average equivalent is an approximation and is not used as the integer allocation.

Agreement revenue after identified costs

The ₹2.1 lakh maintenance reserve follows a Neco cost-sheet benchmark adopted as an editable own-project allowance. It is not a verified charge schedule for this plot. Any extra mandatory charge or higher stamp valuation can reduce the agreement value compatible with a fixed buyer package.

Agreement ceiling + GST + stamp + registration + identified maintenance reserves reconciles to the midpoint buyer package before uncosted mandatory items. Indicative TDS is withholding within agreement value and is not added to costs or deducted from agreement revenue. Retained floor/view/parking/amenity premiums belong inside agreement and its GST base; no second deduction is applied. Agreement revenue is not profit or cash collected.

Sales required to reach 10 lakh saleable sq ft

The 8-month window, 8% cancellation, 95% booking-to-agreement and 95% agreement-to-registration are editable planning assumptions, not measured project conversion rates. These tables do not simulate release capacity, contract timing lags or guarantee that all transactions register inside the window. Monthly values are arithmetic planning averages, not observed absorption.

Evidence behind the price bands

Counts are source registration records, with possible repeated legal/unit identities; no unique-booking deduction has been imposed. Source carpet is labeled or extracted and is not independently certified from original deeds. Matching 3.5 and 4 BHK samples are concentrated in one project each. Sparse records do not establish an unmet market gap.

Product-level pricing rationale

Saved source offers and exclusions

All quoted offers were received 17 October 2026. Most lack an issue/expiry date or an exact current unit. Generic/combined marketing carpet is not assumed to equal statutory RERA carpet, and no mismatched quote has been converted into a RERA or saleable rate.

Drive review

All 36 original Birla Evam Drive files were reviewed previously. The generic ₹79 lakh all-inclusive headline has no exact unit/configuration/area join and does not calibrate these premium products. The Drive folder does not supply a numeric agreement-to-package cost reconciliation. Payment milestone percentages are not tax or fee deductions.

Current primary-source checks

• PUB16-GERA-OFFICIAL · Official page advertises 3/3.5/4 BHK and listed marketing-size formats; prices require enquiry. No current numeric ticket or absorption proof obtained.
• PUB16-EVOLVUS-OFFICIAL · Official page advertises 3 BHK and 4 BHK, with generic area labels and pricing by enquiry; no numerical current price is published.

These pages confirm competing advertised product formats; price by enquiry is not a verified numeric quote, current unsold stock or absorption evidence. Public pages checked 18 October 2026.

Statutory and cost evidence

Open the itemized cost evidence review ↗ · Open the saved-material evidence register ↗

• FAQs on real estate, F.No.354/32/2019-TRU
• Maharashtra Municipal Corporations Act1949 sections149A and149B
• Table of Registration Fees, Registration Act1908, ArticleI(4)(a)
• Income-tax Act2025 section393(1) Table serial3(i), Notes1and3,2026version

Decision limits

• These seven price bands are judgment-based launch test inputs contextualized against supplied offers and historical source registrations, not a valuation certification.
• Price differences between scenarios arise only from unit mix; the same product uses the same package band and itemized cost rules.
• Mapping is straight-line 5 km from the supplied pin; neither source phase coverage nor the surveyed own plot boundary is complete.
• Registered consideration is not a current all-inclusive price. Reported carpet remains source-labeled/extracted until original authority evidence validates it.
• Sparse larger-home transactions do not establish an unmet market gap or prove proposed monthly absorption.
• Net agreement values remain conditional ceilings until exact own fee schedule, stamp jurisdiction and valuation are verified.