{ "version": "v8-independent-product-recommendation", "generatedAt": "2026-10-16T04:58:57.126680+00:00", "purpose": "A concrete conditional management choice for a 25 lakh saleable sq ft development; no app, model, provider rows or source records are changed.", "decision": { "recommendedStartingScenario": "velocity", "decisionClass": "Management judgment supported by descriptive evidence and risk containment; not a statistically calibrated optimum.", "recommendation": "Use the existing velocity-first scenario as the initial feasibility and launch-design brief: 15% compact 2 BHK, 40% regular 2 BHK, 25% compact 3 BHK and 15% regular 3 BHK by saleable budget. Hold its remaining 5% as gated premium/flex optionality until buyer, unit-area, price and release evidence passes review. This prioritizes 2 BHK and core 3 BHK while avoiding a fixed 4 BHK commitment.", "firmness": "This is the recommended working brief, not approval to construct or price all units. Core layout, terrace, quote and sanction gates also remain open. The existing 5% premium-3 calculation is shown for scenario comparison only; its 71 apartments are not an approved order.", "why": [ "The comparable core 2/3 BHK registration cohorts are broader than the premium cohorts, while unknown and disputed classifications are explicitly retained.", "Existing velocity allocation places 95% of saleable budget in four core products and no allocation in 4 BHK; balanced places 85% in those core products and premium 65%.", "At unchanged assumed opening rates, moving from velocity to balanced adds only about ₹39.02 crore gross consideration across the full development, while increasing premium/4 BHK area exposure from 5% to 15%. This comparison excludes costs and risk.", "The 10 lakh target needs a larger verified conversion/release effort than the 3,500-lead base capacity scenario. Choosing larger homes solely to improve modeled area throughput would confuse arithmetic with demand." ], "masterplanAlternative": "Keep balanced as an uncommitted alternative if paid buyer validation supports its larger ticket exposure and premium quantities. Do not adopt premium realization as the underwriting base.", "premiumRequestedSizes": "No fixed quantity is approved for 1,400/1,500 RERA sq ft 3 BHK, 2,000 RERA sq ft 4 BHK or optional 3.5 BHK. Existing model premium 3 BHK is 1,250 RERA sq ft and model 4 BHK is 1,450 RERA sq ft; those are different products and cannot stand in for the requested larger sizes.", "unchangedPublishedModel": true, "investmentReadiness": "Not ready" }, "confirmedAreaBasis": { "developmentSaleableSqft": 2500000, "launchTargetSaleableSqft": 1000000, "loadingPercentAssumption": 40, "developerPlanningCarpet": "RERA carpet + exclusive terrace", "estimatedSaleable": "Developer planning carpet × 1.40", "balconyTreatment": "Separate; excluded from the loading base", "planningCarpetBudgetEquivalentSqft": 1785714.2857142857, "planningCarpetTargetEquivalentSqft": 714285.7142857143, "reraBudgetEquivalentOnlyIfTerraceZeroSqft": 1785714.2857142857, "terraceStatus": "All six model products explicitly assume zero exclusive terrace; no architectural certification is implied. Unknown terrace would gate the calculation.", "pricingBasis": "Entered opening prices are net agreement consideration per RERA carpet sq ft. Statutory charges, finance, construction cost, incentives and unsupplied all-in exclusions are not included. Gross agreement revenue is neither profit nor cash collected." }, "methods": { "inventory": "Decimal arithmetic: product allocation = 2,500,000 × saleable share / 100; whole apartments = floor(allocation / [(RERA + terrace) × 1.4]); unused product allocation remains explicit reserve.", "revenue": "Whole apartments × RERA carpet × assumed rate per RERA carpet. Loading does not create price/revenue without additional area budget or altered inputs.", "observedCohort": "CRE-2026 only; source period 1 Oct 2025–30 Sep 2026; standard residential/geographic quality; source-attributed phase-eligible points within 5 km; source configuration conflicts excluded from supported product groups. Radius coordinates are corroborated source points, not independently verified legal boundaries.", "engine": "Published app.js executed in an isolated VM; no persisted local inputs. Product-level conversion rates are not separately estimated: identical unit booking results across scenarios are an assumption, not observed equal demand.", "absorption": "No registration, provider or corporate-area series is used to calibrate our target conversion rate, net booking forecast or success probability.", "reproduce": [ "node work/verification_v8/execute_scenarios.js", "python3 work/verification_v8/build_product_recommendation.py" ] }, "currentCohort": { "registrationRecords": 3019, "researchedRadiusProjects": 39, "projectsWithRegistrationRecords": 34, "configurationRecordCounts": { "Unspecified": 818, "2 BHK": 1254, "3 BHK": 771, "4 BHK": 66, "1 BHK": 67, "4.5 BHK": 6, "3.5 BHK": 14, "Studio": 10, "Duplex": 5, "5 BHK": 4, "Conflicting / unresolved": 3, "2.5 BHK": 1 }, "reraRateEligibleRecords": 2361, "standardizedSaleableRateEligibleRecords": 426, "uniqueHomeSalesVerified": null, "launchedReleasedInventoryMatched": null, "bookingCancellationsMatched": null, "limitation": 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No source row is deleted as an assumed duplicate." } ], "scenarios": { "velocity": { "allocationStatus": "Existing illustrative scenario; not a demand-validated sanctioned schedule", "products": [ { "name": "Compact 2 BHK", "reraCarpetSqft": 650, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 650, "estimatedSaleableSqft": 910, "areaSharePercent": 15, "allocatedSaleableSqft": 375000, "wholeUnits": 412, "assignedSaleableSqft": 374920, "unassignedWithinProductSaleableSqft": 80, "proposedNetAgreementRatePerReraSqftINR": 11500, "modeledRatePerPlanningSqftINR": 11500, "modeledRatePerSaleableSqftINR": 8214.285714285714, "proposedAgreementTicketINR": 7475000, "grossAgreementRevenueINR": 3079700000, "actualDocumentedSaleableSqft": null }, { "name": "Regular 2 BHK", "reraCarpetSqft": 750, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 750, "estimatedSaleableSqft": 1050, "areaSharePercent": 40, "allocatedSaleableSqft": 1000000, "wholeUnits": 952, "assignedSaleableSqft": 999600, "unassignedWithinProductSaleableSqft": 400, "proposedNetAgreementRatePerReraSqftINR": 13000, "modeledRatePerPlanningSqftINR": 13000, "modeledRatePerSaleableSqftINR": 9285.714285714286, "proposedAgreementTicketINR": 9750000, "grossAgreementRevenueINR": 9282000000, "actualDocumentedSaleableSqft": null }, { "name": "Compact 3 BHK", "reraCarpetSqft": 900, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 900, "estimatedSaleableSqft": 1260, "areaSharePercent": 25, "allocatedSaleableSqft": 625000, "wholeUnits": 496, "assignedSaleableSqft": 624960, "unassignedWithinProductSaleableSqft": 40, "proposedNetAgreementRatePerReraSqftINR": 13250, "modeledRatePerPlanningSqftINR": 13250, "modeledRatePerSaleableSqftINR": 9464.285714285714, "proposedAgreementTicketINR": 11925000, "grossAgreementRevenueINR": 5914800000, "actualDocumentedSaleableSqft": null }, { "name": "Regular 3 BHK", "reraCarpetSqft": 1050, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 1050, "estimatedSaleableSqft": 1470, "areaSharePercent": 15, "allocatedSaleableSqft": 375000, "wholeUnits": 255, "assignedSaleableSqft": 374850, "unassignedWithinProductSaleableSqft": 150, "proposedNetAgreementRatePerReraSqftINR": 13500, "modeledRatePerPlanningSqftINR": 13500, "modeledRatePerSaleableSqftINR": 9642.857142857143, "proposedAgreementTicketINR": 14175000, "grossAgreementRevenueINR": 3614625000, "actualDocumentedSaleableSqft": null }, { "name": "Premium 3 BHK", "reraCarpetSqft": 1250, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 1250, "estimatedSaleableSqft": 1750, "areaSharePercent": 5, "allocatedSaleableSqft": 125000, "wholeUnits": 71, "assignedSaleableSqft": 124250, "unassignedWithinProductSaleableSqft": 750, "proposedNetAgreementRatePerReraSqftINR": 14000, "modeledRatePerPlanningSqftINR": 14000, "modeledRatePerSaleableSqftINR": 10000, "proposedAgreementTicketINR": 17500000, "grossAgreementRevenueINR": 1242500000, "actualDocumentedSaleableSqft": null }, { "name": "4 BHK", "reraCarpetSqft": 1450, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 1450, "estimatedSaleableSqft": 2030, "areaSharePercent": 0, "allocatedSaleableSqft": 0, "wholeUnits": 0, "assignedSaleableSqft": 0, "unassignedWithinProductSaleableSqft": 0, "proposedNetAgreementRatePerReraSqftINR": 14500, "modeledRatePerPlanningSqftINR": 14500, "modeledRatePerSaleableSqftINR": 10357.142857142857, "proposedAgreementTicketINR": 21025000, "grossAgreementRevenueINR": 0, "actualDocumentedSaleableSqft": null } ], "totals": { "wholeUnits": 2186, "assignedReraCarpetSqft": 1784700, "assignedPlanningCarpetSqft": 1784700, "assignedEstimatedSaleableSqft": 2498580, "unassignedSaleableReserveSqft": 1420, "grossAgreementRevenueINR": 23133625000, "grossAgreementRevenueCroreINR": 2313.3625, "averageReraCarpetSqft": 816.4226898444648, "averageEstimatedSaleableSqft": 1142.9917657822507, "averageAgreementTicketINR": 10582628.087831656, "areaShare2BHKPercent": 55, "areaShareCore3BHKPercent": 40, "areaSharePremium3And4BHKPercent": 5 }, "tenLakhTargetRequirements": [ { "months": 6, "requiredSaleableNetBookedSqftPerMonth": 166666.66666666666, "requiredPlanningNetBookedSqftPerMonth": 119047.61904761905, "requiredReraNetBookedSqftPerMonthWithZeroTerrace": 119047.61904761905, "weightedMixNetBookingHomeEquivalentsTotal": 875, "averageNetBookingHomeEquivalentsPerMonth": 145.83333333333334, "grossBookingEquivalentsAtAssumed8PercentCancellation": 952, "continuousLeadFloorForNetBookingTargetPerMonth": 8387.010198604401, "bookingMonthsThatCanRegisterByDeadlineAtTwoStageLag": 4, "continuousNetBookingEquivalentsNeededBeforeRegistrationLags": 969.5290858725762, "continuousNetBookingEquivalentsPerEligibleBookingMonthForRegistrationTarget": 242.38227146814404, "continuousLeadFloorPerEligibleBookingMonthForRegistrationTarget": 13939.629138954684, "limit": "Whole development inventory is exact under stated assumptions; target counts use the portfolio-average area and are weighted-mix equivalents, not an actual apartment release schedule. Continuous funnel floors ignore integer stage losses and release constraints." }, { "months": 8, "requiredSaleableNetBookedSqftPerMonth": 125000, "requiredPlanningNetBookedSqftPerMonth": 89285.71428571429, "requiredReraNetBookedSqftPerMonthWithZeroTerrace": 89285.71428571429, "weightedMixNetBookingHomeEquivalentsTotal": 875, "averageNetBookingHomeEquivalentsPerMonth": 109.375, "grossBookingEquivalentsAtAssumed8PercentCancellation": 952, "continuousLeadFloorForNetBookingTargetPerMonth": 6290.257648953301, "bookingMonthsThatCanRegisterByDeadlineAtTwoStageLag": 6, "continuousNetBookingEquivalentsNeededBeforeRegistrationLags": 969.5290858725762, "continuousNetBookingEquivalentsPerEligibleBookingMonthForRegistrationTarget": 161.5881809787627, "continuousLeadFloorPerEligibleBookingMonthForRegistrationTarget": 9293.086092636457, "limit": "Whole development inventory is exact under stated assumptions; target counts use the portfolio-average area and are weighted-mix equivalents, not an actual apartment release schedule. Continuous funnel floors ignore integer stage losses and release constraints." } ], "publishedEngineCases": { "conservative": { "targetUnits": 875, "firstReleaseUnits": 1094, "months": { "6": { "netBookings": 234, "registrations": 140, "netBookedSaleableSqft": 267460.0731930467, "registeredSaleableSqft": 160018.8472095151, "modeledNetBookingValueINR": 2476334972.5526075, "acquisitionSpendINR": 52833053.522415355, "remainingUnbookedUnits": 1952 }, "8": { "netBookings": 312, "registrations": 210, "netBookedSaleableSqft": 356613.4309240622, "registeredSaleableSqft": 240028.27081427263, "modeledNetBookingValueINR": 3301779963.4034767, "acquisitionSpendINR": 70444071.36322047, "remainingUnbookedUnits": 1874 }, "36": { "netBookings": 1208, "registrations": 1008, "netBookedSaleableSqft": 1380734.053064959, "registeredSaleableSqft": 1152135.6999085087, "modeledNetBookingValueINR": 12783814730.100645, "acquisitionSpendINR": 277543234.2177492, "remainingUnbookedUnits": 978 }, "44": { "netBookings": 1464, "registrations": 1232, "netBookedSaleableSqft": 1673339.945105215, "registeredSaleableSqft": 1408165.8554437328, "modeledNetBookingValueINR": 15492967520.585554, "acquisitionSpendINR": 336714423.60475737, "remainingUnbookedUnits": 722 } }, "firstTargetBookingMonth": 26, "firstTargetRegistrationMonth": 32 }, "base": { "targetUnits": 875, "firstReleaseUnits": 1094, "months": { "6": { "netBookings": 366, "registrations": 216, "netBookedSaleableSqft": 418334.98627630377, "registeredSaleableSqft": 246886.22140896614, "modeledNetBookingValueINR": 3873241880.1463857, "acquisitionSpendINR": 78486868.70997255, "remainingUnbookedUnits": 1820 }, "8": { "netBookings": 488, "registrations": 324, "netBookedSaleableSqft": 557779.9817017383, "registeredSaleableSqft": 370329.3321134492, "modeledNetBookingValueINR": 5164322506.861848, "acquisitionSpendINR": 104649158.27996339, "remainingUnbookedUnits": 1698 }, "36": { "netBookings": 1933, "registrations": 1628, "netBookedSaleableSqft": 2209403.0832570908, "registeredSaleableSqft": 1860790.594693504, "modeledNetBookingValueINR": 20456220093.77858, "acquisitionSpendINR": 413093666.5141814, "remainingUnbookedUnits": 253 }, "44": { "netBookings": 2185, "registrations": 1866, "netBookedSaleableSqft": 2497437.0082342178, "registeredSaleableSqft": 2132822.63494968, "modeledNetBookingValueINR": 23123042371.91215, "acquisitionSpendINR": 481053203.3394331, "remainingUnbookedUnits": 1 } }, "firstTargetBookingMonth": 16, "firstTargetRegistrationMonth": 20 }, "aggressive": { "targetUnits": 875, "firstReleaseUnits": 1094, "months": { "6": { "netBookings": 516, "registrations": 304, "netBookedSaleableSqft": 589783.7511436413, "registeredSaleableSqft": 347469.4967978042, "modeledNetBookingValueINR": 5460636093.321134, "acquisitionSpendINR": 106985599.26806954, "remainingUnbookedUnits": 1670 }, "8": { "netBookings": 688, "registrations": 456, "netBookedSaleableSqft": 786378.3348581885, "registeredSaleableSqft": 521204.2451967063, "modeledNetBookingValueINR": 7280848124.428178, "acquisitionSpendINR": 142647465.6907594, "remainingUnbookedUnits": 1498 }, "36": { "netBookings": 1933, "registrations": 1653, "netBookedSaleableSqft": 2209403.0832570908, "registeredSaleableSqft": 1889365.3888380604, "modeledNetBookingValueINR": 20456220093.778572, "acquisitionSpendINR": 463705319.0759381, "remainingUnbookedUnits": 253 }, "44": { "netBookings": 2185, "registrations": 1861, "netBookedSaleableSqft": 2497437.0082342178, "registeredSaleableSqft": 2127107.6761207688, "modeledNetBookingValueINR": 23123042371.912144, "acquisitionSpendINR": 542464855.9011898, "remainingUnbookedUnits": 1 } }, "firstTargetBookingMonth": 11, "firstTargetRegistrationMonth": 15 } }, "publishedEngineMonth8CapacityThresholds": { "netBookingsDefaultRelease": { "minimumMonthlyLeads": 6352, "releaseBuffer": 1.25, "atThresholdSaleableSqft": 1005832.7538883806, "oneFewerLeadSaleableSqft": 996688.8197621226, "scope": "Integer-stage engine threshold, constant monthly leads, fixed unvalidated conversion assumptions; a capacity calculation, not validated market demand." }, "registrationsDefaultRelease": { "minimumMonthlyLeads": null, "releaseBuffer": 1.25, "impossibleUnderThisReleaseSchedule": true, "maximumAtOneMillionLeadsSaleableSqft": 958970.0914913083 }, "registrationsExpandedRelease": { "minimumMonthlyLeads": 9372, "releaseBuffer": 1.35, "atThresholdSaleableSqft": 1001260.7868252516, "oneFewerLeadSaleableSqft": 994402.8362305581, "scope": "Integer-stage engine threshold, constant monthly leads, fixed unvalidated conversion assumptions; a capacity calculation, not validated market demand." } }, "registrationReleaseConstraintProof": { "initialWholeUnitsEnvelope": 1094, "maximumReleasedByEndMonth6Units": 938, "continuousUpperBoundMonth8RegisteredSaleableSqft": 967593.9643641354, "meaning": "With one month per legal stage and 95% conversion at each, only bookings through month 6 can register by month 8. Even the continuous release-limited upper bound is below 10 lakh. More leads alone cannot repair that original modeled envelope." }, "archivedStretchReapplied": { "monthlyLeads": 9000, "releaseBuffer": 1.35, "months": { "6": { "netBookings": 936, "registrations": 560, "netBookedSaleableSqft": 1069840.2927721867, "registeredSaleableSqft": 640075.3888380604, "acquisitionSpendINR": 200372044.83074108 }, "8": { "netBookings": 1181, "registrations": 840, "netBookedSaleableSqft": 1349873.275388838, "registeredSaleableSqft": 960113.0832570905, "acquisitionSpendINR": 258484971.40896612 } } } }, "balanced": { "allocationStatus": "Existing illustrative scenario; not a demand-validated sanctioned schedule", "products": [ { "name": "Compact 2 BHK", "reraCarpetSqft": 650, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 650, "estimatedSaleableSqft": 910, "areaSharePercent": 10, "allocatedSaleableSqft": 250000, "wholeUnits": 274, "assignedSaleableSqft": 249340, "unassignedWithinProductSaleableSqft": 660, "proposedNetAgreementRatePerReraSqftINR": 11500, "modeledRatePerPlanningSqftINR": 11500, "modeledRatePerSaleableSqftINR": 8214.285714285714, "proposedAgreementTicketINR": 7475000, "grossAgreementRevenueINR": 2048150000, "actualDocumentedSaleableSqft": null }, { "name": "Regular 2 BHK", "reraCarpetSqft": 750, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 750, "estimatedSaleableSqft": 1050, "areaSharePercent": 30, "allocatedSaleableSqft": 750000, "wholeUnits": 714, "assignedSaleableSqft": 749700, "unassignedWithinProductSaleableSqft": 300, "proposedNetAgreementRatePerReraSqftINR": 13000, "modeledRatePerPlanningSqftINR": 13000, "modeledRatePerSaleableSqftINR": 9285.714285714286, "proposedAgreementTicketINR": 9750000, "grossAgreementRevenueINR": 6961500000, "actualDocumentedSaleableSqft": null }, { "name": "Compact 3 BHK", "reraCarpetSqft": 900, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 900, "estimatedSaleableSqft": 1260, "areaSharePercent": 20, "allocatedSaleableSqft": 500000, "wholeUnits": 396, "assignedSaleableSqft": 498960, "unassignedWithinProductSaleableSqft": 1040, "proposedNetAgreementRatePerReraSqftINR": 13250, "modeledRatePerPlanningSqftINR": 13250, "modeledRatePerSaleableSqftINR": 9464.285714285714, "proposedAgreementTicketINR": 11925000, "grossAgreementRevenueINR": 4722300000, "actualDocumentedSaleableSqft": null }, { "name": "Regular 3 BHK", "reraCarpetSqft": 1050, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 1050, "estimatedSaleableSqft": 1470, "areaSharePercent": 25, "allocatedSaleableSqft": 625000, "wholeUnits": 425, "assignedSaleableSqft": 624750, "unassignedWithinProductSaleableSqft": 250, "proposedNetAgreementRatePerReraSqftINR": 13500, "modeledRatePerPlanningSqftINR": 13500, "modeledRatePerSaleableSqftINR": 9642.857142857143, "proposedAgreementTicketINR": 14175000, "grossAgreementRevenueINR": 6024375000, "actualDocumentedSaleableSqft": null }, { "name": "Premium 3 BHK", "reraCarpetSqft": 1250, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 1250, "estimatedSaleableSqft": 1750, "areaSharePercent": 10, "allocatedSaleableSqft": 250000, "wholeUnits": 142, "assignedSaleableSqft": 248500, "unassignedWithinProductSaleableSqft": 1500, "proposedNetAgreementRatePerReraSqftINR": 14000, "modeledRatePerPlanningSqftINR": 14000, "modeledRatePerSaleableSqftINR": 10000, "proposedAgreementTicketINR": 17500000, "grossAgreementRevenueINR": 2485000000, "actualDocumentedSaleableSqft": null }, { "name": "4 BHK", "reraCarpetSqft": 1450, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 1450, "estimatedSaleableSqft": 2030, "areaSharePercent": 5, "allocatedSaleableSqft": 125000, "wholeUnits": 61, "assignedSaleableSqft": 123830, "unassignedWithinProductSaleableSqft": 1170, "proposedNetAgreementRatePerReraSqftINR": 14500, "modeledRatePerPlanningSqftINR": 14500, "modeledRatePerSaleableSqftINR": 10357.142857142857, "proposedAgreementTicketINR": 21025000, "grossAgreementRevenueINR": 1282525000, "actualDocumentedSaleableSqft": null } ], "totals": { "wholeUnits": 2012, "assignedReraCarpetSqft": 1782200, "assignedPlanningCarpetSqft": 1782200, "assignedEstimatedSaleableSqft": 2495080, "unassignedSaleableReserveSqft": 4920, "grossAgreementRevenueINR": 23523850000, "grossAgreementRevenueCroreINR": 2352.385, "averageReraCarpetSqft": 885.7852882703777, "averageEstimatedSaleableSqft": 1240.0994035785288, "averageAgreementTicketINR": 11691774.35387674, "areaShare2BHKPercent": 40, "areaShareCore3BHKPercent": 45, "areaSharePremium3And4BHKPercent": 15 }, "tenLakhTargetRequirements": [ { "months": 6, "requiredSaleableNetBookedSqftPerMonth": 166666.66666666666, "requiredPlanningNetBookedSqftPerMonth": 119047.61904761905, "requiredReraNetBookedSqftPerMonthWithZeroTerrace": 119047.61904761905, "weightedMixNetBookingHomeEquivalentsTotal": 807, "averageNetBookingHomeEquivalentsPerMonth": 134.5, "grossBookingEquivalentsAtAssumed8PercentCancellation": 878, "continuousLeadFloorForNetBookingTargetPerMonth": 7735.219691741431, "bookingMonthsThatCanRegisterByDeadlineAtTwoStageLag": 4, "continuousNetBookingEquivalentsNeededBeforeRegistrationLags": 894.1828254847645, "continuousNetBookingEquivalentsPerEligibleBookingMonthForRegistrationTarget": 223.54570637119113, "continuousLeadFloorPerEligibleBookingMonthForRegistrationTarget": 12856.320817298778, "limit": "Whole development inventory is exact under stated assumptions; target counts use the portfolio-average area and are weighted-mix equivalents, not an actual apartment release schedule. Continuous funnel floors ignore integer stage losses and release constraints." }, { "months": 8, "requiredSaleableNetBookedSqftPerMonth": 125000, "requiredPlanningNetBookedSqftPerMonth": 89285.71428571429, "requiredReraNetBookedSqftPerMonthWithZeroTerrace": 89285.71428571429, "weightedMixNetBookingHomeEquivalentsTotal": 807, "averageNetBookingHomeEquivalentsPerMonth": 100.875, "grossBookingEquivalentsAtAssumed8PercentCancellation": 878, "continuousLeadFloorForNetBookingTargetPerMonth": 5801.414768806073, "bookingMonthsThatCanRegisterByDeadlineAtTwoStageLag": 6, "continuousNetBookingEquivalentsNeededBeforeRegistrationLags": 894.1828254847645, "continuousNetBookingEquivalentsPerEligibleBookingMonthForRegistrationTarget": 149.03047091412742, "continuousLeadFloorPerEligibleBookingMonthForRegistrationTarget": 8570.880544865851, "limit": "Whole development inventory is exact under stated assumptions; target counts use the portfolio-average area and are weighted-mix equivalents, not an actual apartment release schedule. Continuous funnel floors ignore integer stage losses and release constraints." } ], "publishedEngineCases": { "conservative": { "targetUnits": 807, "firstReleaseUnits": 1009, "months": { "6": { "netBookings": 234, "registrations": 140, "netBookedSaleableSqft": 290183.26043737575, "registeredSaleableSqft": 173613.91650099403, "modeledNetBookingValueINR": 2735875198.807157, "acquisitionSpendINR": 55894297.21669981, "remainingUnbookedUnits": 1778 }, "8": { "netBookings": 312, "registrations": 210, "netBookedSaleableSqft": 386911.013916501, "registeredSaleableSqft": 260420.87475149106, "modeledNetBookingValueINR": 3647833598.4095426, "acquisitionSpendINR": 74525729.62226641, "remainingUnbookedUnits": 1700 }, "36": { "netBookings": 1208, "registrations": 1008, "netBookedSaleableSqft": 1498040.0795228628, "registeredSaleableSqft": 1250020.198807157, "modeledNetBookingValueINR": 14123663419.48309, "acquisitionSpendINR": 293426208.7475147, "remainingUnbookedUnits": 804 }, "44": { "netBookings": 1464, "registrations": 1232, "netBookedSaleableSqft": 1815505.5268389662, "registeredSaleableSqft": 1527802.4652087474, "modeledNetBookingValueINR": 17116757654.075527, "acquisitionSpendINR": 355969202.7832999, "remainingUnbookedUnits": 548 } }, "firstTargetBookingMonth": 24, "firstTargetRegistrationMonth": 29 }, "base": { "targetUnits": 807, "firstReleaseUnits": 1009, "months": { "6": { "netBookings": 366, "registrations": 216, "netBookedSaleableSqft": 453876.38170974154, "registeredSaleableSqft": 267861.4711729622, "modeledNetBookingValueINR": 4279189413.5188866, "acquisitionSpendINR": 83411478.13121274, "remainingUnbookedUnits": 1646 }, "8": { "netBookings": 488, "registrations": 324, "netBookedSaleableSqft": 605168.508946322, "registeredSaleableSqft": 401792.20675944333, "modeledNetBookingValueINR": 5705585884.691849, "acquisitionSpendINR": 111215304.17495033, "remainingUnbookedUnits": 1524 }, "36": { "netBookings": 1765, "registrations": 1509, "netBookedSaleableSqft": 2188775.4473161036, "registeredSaleableSqft": 1871310, "modeledNetBookingValueINR": 20635981734.59245, "acquisitionSpendINR": 415164109.84095424, "remainingUnbookedUnits": 247 }, "44": { "netBookings": 2006, "registrations": 1693, "netBookedSaleableSqft": 2487639.4035785287, "registeredSaleableSqft": 2099488.2902584495, "modeledNetBookingValueINR": 23453699353.876747, "acquisitionSpendINR": 484602584.49304163, "remainingUnbookedUnits": 6 } }, "firstTargetBookingMonth": 15, "firstTargetRegistrationMonth": 19 }, "aggressive": { "targetUnits": 807, "firstReleaseUnits": 1009, "months": { "6": { "netBookings": 516, "registrations": 304, "netBookedSaleableSqft": 639891.2922465209, "registeredSaleableSqft": 376990.21868787275, "modeledNetBookingValueINR": 6032955566.600397, "acquisitionSpendINR": 113906671.96819085, "remainingUnbookedUnits": 1496 }, "8": { "netBookings": 688, "registrations": 456, "netBookedSaleableSqft": 853188.3896620278, "registeredSaleableSqft": 565485.3280318092, "modeledNetBookingValueINR": 8043940755.4671955, "acquisitionSpendINR": 151875562.62425447, "remainingUnbookedUnits": 1324 }, "36": { "netBookings": 1765, "registrations": 1499, "netBookedSaleableSqft": 2188775.4473161036, "registeredSaleableSqft": 1858909.0059642147, "modeledNetBookingValueINR": 20635981734.592445, "acquisitionSpendINR": 465330274.3538766, "remainingUnbookedUnits": 247 }, "44": { "netBookings": 2012, "registrations": 1683, "netBookedSaleableSqft": 2495080, "registeredSaleableSqft": 2087087.296222664, "modeledNetBookingValueINR": 23523850000, "acquisitionSpendINR": 546504090.9542742, "remainingUnbookedUnits": 0 } }, "firstTargetBookingMonth": 10, "firstTargetRegistrationMonth": 14 } }, "publishedEngineMonth8CapacityThresholds": { "netBookingsDefaultRelease": { "minimumMonthlyLeads": 5829, "releaseBuffer": 1.25, "atThresholdSaleableSqft": 1002000.3180914513, "oneFewerLeadSaleableSqft": 992079.5228628231, "scope": "Integer-stage engine threshold, constant monthly leads, fixed unvalidated conversion assumptions; a capacity calculation, not validated market demand." }, "registrationsDefaultRelease": { "minimumMonthlyLeads": null, "releaseBuffer": 1.25, "impossibleUnderThisReleaseSchedule": true, "maximumAtOneMillionLeadsSaleableSqft": 959836.9383697814 }, "registrationsExpandedRelease": { "minimumMonthlyLeads": 8686, "releaseBuffer": 1.35, "atThresholdSaleableSqft": 1004480.5168986083, "oneFewerLeadSaleableSqft": 997039.9204771372, "scope": "Integer-stage engine threshold, constant monthly leads, fixed unvalidated conversion assumptions; a capacity calculation, not validated market demand." } }, "registrationReleaseConstraintProof": { "initialWholeUnitsEnvelope": 1009, "maximumReleasedByEndMonth6Units": 864, "continuousUpperBoundMonth8RegisteredSaleableSqft": 966979.9109343936, "meaning": "With one month per legal stage and 95% conversion at each, only bookings through month 6 can register by month 8. Even the continuous release-limited upper bound is below 10 lakh. More leads alone cannot repair that original modeled envelope." }, "archivedStretchReapplied": { "monthlyLeads": 9000, "releaseBuffer": 1.35, "months": { "6": { "netBookings": 935, "registrations": 560, "netBookedSaleableSqft": 1159492.9423459244, "registeredSaleableSqft": 694455.6660039761, "acquisitionSpendINR": 212649379.2246521 }, "8": { "netBookings": 1089, "registrations": 839, "netBookedSaleableSqft": 1350468.250497018, "registeredSaleableSqft": 1040443.3996023857, "acquisitionSpendINR": 261162244.03578532 } } } }, "premium": { "allocationStatus": "Existing illustrative scenario; not a demand-validated sanctioned schedule", "products": [ { "name": "Compact 2 BHK", "reraCarpetSqft": 650, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 650, "estimatedSaleableSqft": 910, "areaSharePercent": 5, "allocatedSaleableSqft": 125000, "wholeUnits": 137, "assignedSaleableSqft": 124670, "unassignedWithinProductSaleableSqft": 330, "proposedNetAgreementRatePerReraSqftINR": 11500, "modeledRatePerPlanningSqftINR": 11500, "modeledRatePerSaleableSqftINR": 8214.285714285714, "proposedAgreementTicketINR": 7475000, "grossAgreementRevenueINR": 1024075000, "actualDocumentedSaleableSqft": null }, { "name": "Regular 2 BHK", "reraCarpetSqft": 750, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 750, "estimatedSaleableSqft": 1050, "areaSharePercent": 15, "allocatedSaleableSqft": 375000, "wholeUnits": 357, "assignedSaleableSqft": 374850, "unassignedWithinProductSaleableSqft": 150, "proposedNetAgreementRatePerReraSqftINR": 13000, "modeledRatePerPlanningSqftINR": 13000, "modeledRatePerSaleableSqftINR": 9285.714285714286, "proposedAgreementTicketINR": 9750000, "grossAgreementRevenueINR": 3480750000, "actualDocumentedSaleableSqft": null }, { "name": "Compact 3 BHK", "reraCarpetSqft": 900, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 900, "estimatedSaleableSqft": 1260, "areaSharePercent": 15, "allocatedSaleableSqft": 375000, "wholeUnits": 297, "assignedSaleableSqft": 374220, "unassignedWithinProductSaleableSqft": 780, "proposedNetAgreementRatePerReraSqftINR": 13250, "modeledRatePerPlanningSqftINR": 13250, "modeledRatePerSaleableSqftINR": 9464.285714285714, "proposedAgreementTicketINR": 11925000, "grossAgreementRevenueINR": 3541725000, "actualDocumentedSaleableSqft": null }, { "name": "Regular 3 BHK", "reraCarpetSqft": 1050, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 1050, "estimatedSaleableSqft": 1470, "areaSharePercent": 30, "allocatedSaleableSqft": 750000, "wholeUnits": 510, "assignedSaleableSqft": 749700, "unassignedWithinProductSaleableSqft": 300, "proposedNetAgreementRatePerReraSqftINR": 13500, "modeledRatePerPlanningSqftINR": 13500, "modeledRatePerSaleableSqftINR": 9642.857142857143, "proposedAgreementTicketINR": 14175000, "grossAgreementRevenueINR": 7229250000, "actualDocumentedSaleableSqft": null }, { "name": "Premium 3 BHK", "reraCarpetSqft": 1250, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 1250, "estimatedSaleableSqft": 1750, "areaSharePercent": 20, "allocatedSaleableSqft": 500000, "wholeUnits": 285, "assignedSaleableSqft": 498750, "unassignedWithinProductSaleableSqft": 1250, "proposedNetAgreementRatePerReraSqftINR": 14000, "modeledRatePerPlanningSqftINR": 14000, "modeledRatePerSaleableSqftINR": 10000, "proposedAgreementTicketINR": 17500000, "grossAgreementRevenueINR": 4987500000, "actualDocumentedSaleableSqft": null }, { "name": "4 BHK", "reraCarpetSqft": 1450, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 1450, "estimatedSaleableSqft": 2030, "areaSharePercent": 15, "allocatedSaleableSqft": 375000, "wholeUnits": 184, "assignedSaleableSqft": 373520, "unassignedWithinProductSaleableSqft": 1480, "proposedNetAgreementRatePerReraSqftINR": 14500, "modeledRatePerPlanningSqftINR": 14500, "modeledRatePerSaleableSqftINR": 10357.142857142857, "proposedAgreementTicketINR": 21025000, "grossAgreementRevenueINR": 3868600000, "actualDocumentedSaleableSqft": null } ], "totals": { "wholeUnits": 1770, "assignedReraCarpetSqft": 1782650, "assignedPlanningCarpetSqft": 1782650, "assignedEstimatedSaleableSqft": 2495710, "unassignedSaleableReserveSqft": 4290, "grossAgreementRevenueINR": 24131900000, "grossAgreementRevenueCroreINR": 2413.19, "averageReraCarpetSqft": 1007.1468926553672, "averageEstimatedSaleableSqft": 1410.0056497175142, "averageAgreementTicketINR": 13633841.807909604, "areaShare2BHKPercent": 20, "areaShareCore3BHKPercent": 45, "areaSharePremium3And4BHKPercent": 35 }, "tenLakhTargetRequirements": [ { "months": 6, "requiredSaleableNetBookedSqftPerMonth": 166666.66666666666, "requiredPlanningNetBookedSqftPerMonth": 119047.61904761905, "requiredReraNetBookedSqftPerMonthWithZeroTerrace": 119047.61904761905, "weightedMixNetBookingHomeEquivalentsTotal": 710, "averageNetBookingHomeEquivalentsPerMonth": 118.33333333333333, "grossBookingEquivalentsAtAssumed8PercentCancellation": 772, "continuousLeadFloorForNetBookingTargetPerMonth": 6805.459704010429, "bookingMonthsThatCanRegisterByDeadlineAtTwoStageLag": 4, "continuousNetBookingEquivalentsNeededBeforeRegistrationLags": 786.7036011080332, "continuousNetBookingEquivalentsPerEligibleBookingMonthForRegistrationTarget": 196.6759002770083, "continuousLeadFloorPerEligibleBookingMonthForRegistrationTarget": 11311.013358466087, "limit": "Whole development inventory is exact under stated assumptions; target counts use the portfolio-average area and are weighted-mix equivalents, not an actual apartment release schedule. Continuous funnel floors ignore integer stage losses and release constraints." }, { "months": 8, "requiredSaleableNetBookedSqftPerMonth": 125000, "requiredPlanningNetBookedSqftPerMonth": 89285.71428571429, "requiredReraNetBookedSqftPerMonthWithZeroTerrace": 89285.71428571429, "weightedMixNetBookingHomeEquivalentsTotal": 710, "averageNetBookingHomeEquivalentsPerMonth": 88.75, "grossBookingEquivalentsAtAssumed8PercentCancellation": 772, "continuousLeadFloorForNetBookingTargetPerMonth": 5104.094778007821, "bookingMonthsThatCanRegisterByDeadlineAtTwoStageLag": 6, "continuousNetBookingEquivalentsNeededBeforeRegistrationLags": 786.7036011080332, "continuousNetBookingEquivalentsPerEligibleBookingMonthForRegistrationTarget": 131.11726685133888, "continuousLeadFloorPerEligibleBookingMonthForRegistrationTarget": 7540.675572310724, "limit": "Whole development inventory is exact under stated assumptions; target counts use the portfolio-average area and are weighted-mix equivalents, not an actual apartment release schedule. Continuous funnel floors ignore integer stage losses and release constraints." } ], "publishedEngineCases": { "conservative": { "targetUnits": 710, "firstReleaseUnits": 888, "months": { "6": { "netBookings": 234, "registrations": 140, "netBookedSaleableSqft": 329941.3220338983, "registeredSaleableSqft": 197400.790960452, "modeledNetBookingValueINR": 3190318983.050847, "acquisitionSpendINR": 61254403.38983051, "remainingUnbookedUnits": 1536 }, "8": { "netBookings": 312, "registrations": 210, "netBookedSaleableSqft": 439921.76271186443, "registeredSaleableSqft": 296101.18644067796, "modeledNetBookingValueINR": 4253758644.0677958, "acquisitionSpendINR": 81672537.85310735, "remainingUnbookedUnits": 1458 }, "36": { "netBookings": 1208, "registrations": 1008, "netBookedSaleableSqft": 1703286.8248587572, "registeredSaleableSqft": 1421285.6949152544, "modeledNetBookingValueINR": 16469680903.954803, "acquisitionSpendINR": 321236614.68926555, "remainingUnbookedUnits": 562 }, "44": { "netBookings": 1464, "registrations": 1232, "netBookedSaleableSqft": 2064248.2711864407, "registeredSaleableSqft": 1737126.9604519776, "modeledNetBookingValueINR": 19959944406.779663, "acquisitionSpendINR": 389683493.78531057, "remainingUnbookedUnits": 306 } }, "firstTargetBookingMonth": 21, "firstTargetRegistrationMonth": 26 }, "base": { "targetUnits": 710, "firstReleaseUnits": 888, "months": { "6": { "netBookings": 366, "registrations": 216, "netBookedSaleableSqft": 516062.0677966102, "registeredSaleableSqft": 304561.22033898305, "modeledNetBookingValueINR": 4989986101.694915, "acquisitionSpendINR": 92034257.62711865, "remainingUnbookedUnits": 1404 }, "8": { "netBookings": 488, "registrations": 324, "netBookedSaleableSqft": 688082.7570621469, "registeredSaleableSqft": 456841.8305084746, "modeledNetBookingValueINR": 6653314802.259887, "acquisitionSpendINR": 122712343.50282487, "remainingUnbookedUnits": 1282 }, "36": { "netBookings": 1560, "registrations": 1324, "netBookedSaleableSqft": 2199608.813559322, "registeredSaleableSqft": 1866847.480225989, "modeledNetBookingValueINR": 21268793220.338993, "acquisitionSpendINR": 422134811.2994348, "remainingUnbookedUnits": 210 }, "44": { "netBookings": 1769, "registrations": 1484, "netBookedSaleableSqft": 2494299.9943502825, "registeredSaleableSqft": 2092448.384180791, "modeledNetBookingValueINR": 24118266158.19211, "acquisitionSpendINR": 491674062.14689225, "remainingUnbookedUnits": 1 } }, "firstTargetBookingMonth": 13, "firstTargetRegistrationMonth": 17 }, "aggressive": { "targetUnits": 710, "firstReleaseUnits": 888, "months": { "6": { "netBookings": 516, "registrations": 304, "netBookedSaleableSqft": 727562.9152542374, "registeredSaleableSqft": 428641.7175141243, "modeledNetBookingValueINR": 7035062372.881357, "acquisitionSpendINR": 126025172.88135591, "remainingUnbookedUnits": 1254 }, "8": { "netBookings": 688, "registrations": 456, "netBookedSaleableSqft": 970083.8870056497, "registeredSaleableSqft": 642962.5762711865, "modeledNetBookingValueINR": 9380083163.84181, "acquisitionSpendINR": 168033563.84180787, "remainingUnbookedUnits": 1082 }, "36": { "netBookings": 1560, "registrations": 1312, "netBookedSaleableSqft": 2199608.813559322, "registeredSaleableSqft": 1849927.4124293786, "modeledNetBookingValueINR": 21268793220.33899, "acquisitionSpendINR": 471444103.9548018, "remainingUnbookedUnits": 210 }, "44": { "netBookings": 1769, "registrations": 1472, "netBookedSaleableSqft": 2494299.9943502825, "registeredSaleableSqft": 2075528.316384181, "modeledNetBookingValueINR": 24118266158.192104, "acquisitionSpendINR": 551783354.8022592, "remainingUnbookedUnits": 1 } }, "firstTargetBookingMonth": 9, "firstTargetRegistrationMonth": 12 } }, "publishedEngineMonth8CapacityThresholds": { "netBookingsDefaultRelease": { "minimumMonthlyLeads": 5143, "releaseBuffer": 1.25, "atThresholdSaleableSqft": 1003924.0225988701, "oneFewerLeadSaleableSqft": 992643.97740113, "scope": "Integer-stage engine threshold, constant monthly leads, fixed unvalidated conversion assumptions; a capacity calculation, not validated market demand." }, "registrationsDefaultRelease": { "minimumMonthlyLeads": null, "releaseBuffer": 1.25, "impossibleUnderThisReleaseSchedule": true, "maximumAtOneMillionLeadsSaleableSqft": 960213.8474576272 }, "registrationsExpandedRelease": { "minimumMonthlyLeads": 7686, "releaseBuffer": 1.35, "atThresholdSaleableSqft": 1006744.0338983051, "oneFewerLeadSaleableSqft": 998284, "scope": "Integer-stage engine threshold, constant monthly leads, fixed unvalidated conversion assumptions; a capacity calculation, not validated market demand." } }, "registrationReleaseConstraintProof": { "initialWholeUnitsEnvelope": 888, "maximumReleasedByEndMonth6Units": 761, "continuousUpperBoundMonth8RegisteredSaleableSqft": 968395.405240113, "meaning": "With one month per legal stage and 95% conversion at each, only bookings through month 6 can register by month 8. Even the continuous release-limited upper bound is below 10 lakh. More leads alone cannot repair that original modeled envelope." }, "archivedStretchReapplied": { "monthlyLeads": 9000, "releaseBuffer": 1.35, "months": { "6": { "netBookings": 820, "registrations": 560, "netBookedSaleableSqft": 1156204.6327683616, "registeredSaleableSqft": 789603.163841808, "acquisitionSpendINR": 215702357.0621469 }, "8": { "netBookings": 959, "registrations": 735, "netBookedSaleableSqft": 1352195.4180790961, "registeredSaleableSqft": 1036354.1525423729, "acquisitionSpendINR": 265607211.29943502 } } } } }, "optionalThreePointFiveBHK": { "decision": "Retain as an optional design/CRM test within the existing gated premium/flex area, not an added allocation or approved unit count.", "cohort": { "registrationRecords": 14, "reraRateEligibleRecords": 14, "primaryCodedRecords": 14, "resaleCodedRecords": 0, "projectCount": 2, "medianReraRateINR": 13895.915809919836, "p25ReraRateINR": 12633.201409261012, "p75ReraRateINR": 14626.159905566075, "medianRegisteredConsiderationINR": 19649588.0, "knownTerraceRecords": 0, "recordIds": [ "39137017", "39121801", "39023198", "38872699", "38619144", "38106499", "37552170", "36883611", "35208798", "35346335", "34687354", "34619973", "34547409", "34535199" ], "projectRecordCounts": { "ganga-platinum": 3, "geras-island-of-joy": 11 } }, "noCurrentReleasedDenominator": true, "inputStatus": { "proposedReraCarpetSqft": null, "exclusiveTerraceSqft": null, "proposedRatePerReraSqftINR": null, "areaSharePercent": null, "approvedQuantity": null }, "parametricFormula": { "estimatedSaleableSqft": "(proposed RERA carpet + explicit exclusive terrace) × 1.40", "wholeUnits": "floor(allocated saleable budget / estimated saleable per apartment)", "agreementTicket": "proposed RERA carpet × validated net agreement rate per RERA sq ft", "grossRevenue": "whole units × agreement ticket" }, "constraint": "All 14 current 3.5 BHK records have unknown exclusive terrace, so none supports a standardized planning/saleable-area conversion. Their source configuration labels and observed consideration do not establish a viable 3.5 BHK design for our site. No quantity or revenue is invented." }, "requestedPremiumSizeEvidence": [ { "question": "1400 RERA 3 BHK", "reraCarpetBandSqft": { "inclusiveLower": 1350, "exclusiveUpper": 1450 }, "sourceLabelRecords": 3, "configurationConflictHoldouts": 3, "nonDisputedSourceLabelRecords": 0, "primarySaleCodedNonDisputedRecords": 0, "resaleCodedNonDisputedRecords": 0, "structuredKeyCountDiagnosticOnly": 0, "records": [ { "id": "36985691", "rawId": "CRE-2026:crematrix-export-1792051584.csv:4989", "sourceId": "CRE-2026", "sourceFile": "crematrix-export-1792051584.csv", "sourceRow": 4989, "projectId": "godrej-river-crest", "phaseId": "godrej-river-crest::P52100077127", "rera": "P52100077127", "building": "Godrej River Crest Tower 2", "unit": "1404", "registrationDate": "2026-03-08", "saleType": "P", "configuration": "3 BHK", "reraCarpetSqft": 1445.377890754476, "considerationINR": 23337642.0, "configurationConflict": true, "configurationSupportedEligible": false }, { "id": "35701432", "rawId": "CRE-2026:crematrix-export-1792051584.csv:5859", "sourceId": "CRE-2026", "sourceFile": "crematrix-export-1792051584.csv", "sourceRow": 5859, "projectId": "godrej-river-crest", "phaseId": "godrej-river-crest::P52100077127", "rera": "P52100077127", "building": "Godrej River Crest Tower 2", "unit": "1204", "registrationDate": "2026-02-06", "saleType": "P", "configuration": "3 BHK", "reraCarpetSqft": 1445.377890754476, "considerationINR": 22874587.0, "configurationConflict": true, "configurationSupportedEligible": false }, { "id": "35399516", "rawId": "CRE-2026:crematrix-export-1792051584.csv:6831", "sourceId": "CRE-2026", "sourceFile": "crematrix-export-1792051584.csv", "sourceRow": 6831, "projectId": "the-strand", "phaseId": "the-strand::P52100050923", "rera": "P52100050923", "building": "The Strand Abodes B Wing", "unit": "101", "registrationDate": "2025-12-24", "saleType": "P", "configuration": "3 BHK", "reraCarpetSqft": 1421.91256604607, "considerationINR": 19095372.0, "configurationConflict": true, "configurationSupportedEligible": false } ], "decisionMeaning": "No source-coded primary records support this exact premium launch-size conclusion. Source-label records and disputed configurations are not verified bookings or unique dwelling sales." }, { "question": "1500 RERA 3 BHK", "reraCarpetBandSqft": { "inclusiveLower": 1450, "exclusiveUpper": 1550 }, "sourceLabelRecords": 4, "configurationConflictHoldouts": 0, "nonDisputedSourceLabelRecords": 4, "primarySaleCodedNonDisputedRecords": 0, "resaleCodedNonDisputedRecords": 4, "structuredKeyCountDiagnosticOnly": 2, "records": [ { "id": "38560387", "rawId": "CRE-2026:crematrix-export-1792051584.csv:1791", "sourceId": "CRE-2026", "sourceFile": "crematrix-export-1792051584.csv", "sourceRow": 1791, "projectId": "panchshil-towers", "phaseId": "panchshil-towers::P52100002528", "rera": "P52100002528", "building": "Panchshil Towers Tower H", "unit": "2803", "registrationDate": "2026-07-14", "saleType": "S", "configuration": "3 BHK", "reraCarpetSqft": 1533.22, "considerationINR": 39350000.0, "configurationConflict": null, "configurationSupportedEligible": null }, { "id": "38395534", "rawId": "CRE-2026:crematrix-export-1792051584.csv:2189", "sourceId": "CRE-2026", "sourceFile": "crematrix-export-1792051584.csv", "sourceRow": 2189, "projectId": "panchshil-towers", "phaseId": "panchshil-towers::P52100002528", "rera": "P52100002528", "building": "Panchshil Towers Tower H", "unit": "2803", "registrationDate": "2026-06-23", "saleType": "S", "configuration": "3 BHK", "reraCarpetSqft": 1533.22, "considerationINR": 39350000.0, "configurationConflict": null, "configurationSupportedEligible": null }, { "id": "35245577", "rawId": "CRE-2026:crematrix-export-1792051584.csv:6582", "sourceId": "CRE-2026", "sourceFile": "crematrix-export-1792051584.csv", "sourceRow": 6582, "projectId": "panchshil-towers", "phaseId": "panchshil-towers::P52100002528", "rera": "P52100002528", "building": "Panchshil Towers Tower G", "unit": "402", "registrationDate": "2026-01-09", "saleType": "S", "configuration": "3 BHK", "reraCarpetSqft": 1482.85, "considerationINR": 36500000.0, "configurationConflict": null, "configurationSupportedEligible": null }, { "id": "34838939", "rawId": "CRE-2026:crematrix-export-1792051584.csv:7735", "sourceId": "CRE-2026", "sourceFile": "crematrix-export-1792051584.csv", "sourceRow": 7735, "projectId": "panchshil-towers", "phaseId": "panchshil-towers::P52100002528", "rera": "P52100002528", "building": "Panchshil Towers Tower G", "unit": "402", "registrationDate": "2025-11-19", "saleType": "S", "configuration": "3 BHK", "reraCarpetSqft": 1482.85, "considerationINR": 36500000.0, "configurationConflict": null, "configurationSupportedEligible": null } ], "decisionMeaning": "No source-coded primary records support this exact premium launch-size conclusion. Source-label records and disputed configurations are not verified bookings or unique dwelling sales." }, { "question": "2000 RERA 4 BHK", "reraCarpetBandSqft": { "inclusiveLower": 1900, "exclusiveUpper": 2100 }, "sourceLabelRecords": 0, "configurationConflictHoldouts": 0, "nonDisputedSourceLabelRecords": 0, "primarySaleCodedNonDisputedRecords": 0, "resaleCodedNonDisputedRecords": 0, "structuredKeyCountDiagnosticOnly": 0, "records": [], "decisionMeaning": "No source-coded primary records support this exact premium launch-size conclusion. Source-label records and disputed configurations are not verified bookings or unique dwelling sales." } ], "scenarioTradeoffs": { "balancedMinusVelocityRevenueCroreINR": 39.0225, "balancedMinusVelocityWholeUnits": -174, "premiumMinusBalancedRevenueCroreINR": 60.805, "premiumMinusBalancedWholeUnits": -242, "warning": "Price, construction cost, balcony/terrace design, product-level conversion and time are not risk-adjusted. Higher modeled gross revenue does not prove higher margin, NPV or absorption." }, "premiumAndReleaseGates": [ { "id": "G1-UNIT-AREA", "required": "Approved exact RERA/tower/unit schedule with statutory carpet, exclusive terrace and balcony separately; resolve 36985691, 35701432 and 35399516 configuration conflicts without changing raw fields.", "passEvidence": "Exact identity and area schedule joins with recorded source/date, including architect-checked layout." }, { "id": "G2-PRICE", "required": "Dated signed or attributable competitor and own-project price sheets for matching configuration, RERA area and delivery scope; separate net consideration, taxes, parking, premia and incentives.", "passEvidence": "Equivalent denominator and comparable total ticket; actual saleable/loading only if documented." }, { "id": "G3-BOOKING-COHORT", "required": "Dated launch and released-unit schedule plus booking and cancellation panel for the same phase/product; reconcile unique units and later legal instruments.", "passEvidence": "Matched opening released stock, new releases, gross bookings, cancellations and closing unbooked units by month; unit identities retained and independently checked." }, { "id": "G4-BUYER-VALIDATION", "required": "Test the proposed 2/3/premium tickets through genuine qualified enquiries, site visits, finance eligibility and paid bookings, with cancellation reasons and dates.", "passEvidence": "Observed own-product funnel replaces assumed conversion and cancellation parameters; report sampling uncertainty instead of assigning a guessed success percentage." }, { "id": "G5-DESIGN-OPTIONALITY", "required": "Architect and legal review for 3.5 BHK or apartment combination: sanction, fire/egress, structural/services, ownership/registration and society rules.", "passEvidence": "Written site-specific approval; do not infer combine-ready status from an adjacent plan or area sum." }, { "id": "G6-RELEASE-AND-CAPACITY", "required": "Choose whether 10 lakh means net bookings or registrations by the deadline, and approve the dated unit release, staffing, leads, CP/direct split and acquisition budget.", "passEvidence": "Whole-unit month-by-month schedule meets the chosen stage target after legal lags and cancellations; later monthly observed CRM performance revalidates release pace." } ], "freshPrimaryEvidence": [ { "id": "V8-GODREJ-FY25-PHASE-LAUNCH", "url": "https://www.godrejindustries.com/uploads/gpl_integrated_report_2024_25_j_W_Kr_Cc_H3_Ra_IS_Aac_Zuf_U_6acb1f6c68.pdf", "title": "Godrej Properties Integrated Report 2024–25, hosted by Godrej Industries", "documentPeriodStart": "2024-04-01", "documentPeriodEnd": "2025-03-31", "publicationDate": null, "accessedAt": "2026-10-16T04:55:19.543230+00:00", "httpStatus": 200, "bytes": 25707665, "sha256": "c13bc3d55042e86d018913d77ce6df87d0225afa354d3ad0813a57161d180d4d", "totalPdfPages": 275, "coverage": "All 275 PDF pages text-processed and indexed for River Crest / exact RERA. Decision-relevant PDF pages 16 and 272 visually inspected. No assertion that every report claim was independently verified.", "findings": [ { "pdfPage": 16, "printedPages": [ 28, 29 ], "statement": "The FY2024–25 launch list places Godrej River Greens – River Crest under Pune phase launches." }, { "pdfPage": 272, "printedPages": [ 540, 541 ], "statement": "Project reference schedule maps Godrej River Greens-River Crest to P52100077127." } ], "supportedChange": "Corroborate exact source project identity and a launch within FY2024–25; retain exact launch day as unavailable.", "notEstablished": [ "Exact released units", "Dated bookings or cancellations", "Launch-cohort absorption", "Current available units", "Premium size/configuration split" ], "decisionEffect": "No change to premium quantity gates or absorption calibration. Company-wide sold area is not assigned to River Crest.", "sourceClass": "Original issuer annual report on group-company host; not independent of the developer", "notForRehosting": true } ], "freshSearchLimit": "A bounded fresh primary-source route found the FY25 exact launch/name linkage, but no exact released-unit or cancellation-adjusted booking denominator. Secondary conflicting current-stock claims were not adopted. This is not a claim that all research avenues are exhausted.", "historicalAreaBoundary": "Five IvyLush investor-area observations remain dated commercial-source context. June 2026 changes the reported total footprint by −50,000 sq ft while rounded cumulative sold area is unchanged; neither 50,000 sq ft absorption nor zero bookings follows. No ratio to our 40% modeled target is computed.", "providerPreservation": { "rows": 28, "arithmeticWarningCount": 5, "originalReportedValuesChanged": false, "limitation": "Provider quarterly sum checks do not validate source inputs, exact released units or a current RERA-phase join; original reported and calculated values remain distinct." }, "sourceInputSha256": { "market_data.json": "55b751334557a4dc25db32748f7039a788a8ac260eeee1ada03b542dbca687b1", "research_update_v7.json": "73fc02a9900246ec4fd8c857d12b9edc8ad7882aaee6439b73ca85cd1ca57fef", "quarterly_provider_absorption.json": "a314dfcedaa6f0de7f75a926ca310431fbc19796d22201e6bdb38611631b359c", "research_database.sqlite": "6a4c9d5e2e734be56c499cdaa49bfc64256a53c2c100f219ae559e86fa57a5ed", "verification_certificate_v7.json": "d4b4ff9d1728b167f034d749df506579bd77c43384e4e3eff20672e623a2a1dc" }, "publishedEngineSha256": "cb18e71ac480177eadd419c03505e93774414830d31c78b7aaf6297298dec514", "checks": [ { "name": "velocity independent whole-unit and revenue calculation agrees with published engine", "status": "Passed" }, { "name": "velocity saleable budget, integer reserve bounds and source price identity reconcile exactly", "status": "Passed" }, { "name": "velocity original release envelope cannot reach registration target by month 8 even before integer losses", "status": "Passed" }, { "name": "balanced independent whole-unit and revenue calculation agrees with published engine", "status": "Passed" }, { "name": "balanced saleable budget, integer reserve bounds and source price identity reconcile exactly", "status": "Passed" }, { "name": "balanced original release envelope cannot reach registration target by month 8 even before integer losses", "status": "Passed" }, { "name": "premium independent whole-unit and revenue calculation agrees with published engine", "status": "Passed" }, { "name": "premium saleable budget, integer reserve bounds and source price identity reconcile exactly", "status": "Passed" }, { "name": "premium original release envelope cannot reach registration target by month 8 even before integer losses", "status": "Passed" }, { "name": "All 11,909 records and three configuration holdouts remain intact", "status": "Passed" }, { "name": "Optional 3.5 BHK evidence is counted without assumed terrace or allocation", "status": "Passed" }, { "name": "Premium primary-coded non-disputed support remains zero in all three exact requested bands", "status": "Passed" }, { "name": "New primary annual-report source identity and normal access are documented", "status": "Passed" }, { "name": "All original input file hashes are unchanged", "status": "Passed" } ], "checksPassed": 14, "checksTotal": 14, "appOrModelOrOutputsChanged": false, "finalCaveat": "This is a conditional management recommendation under incomplete verification, not false final investment certainty. Preserve all 11,909 original registration values and every superseded or conflicting source claim.", "artifact": { "title": "Upper Kharadi · Product mix recommendation", "version": "8.0", "createdAt": "2026-10-16T05:06:08.669755+00:00", "interpretation": "Static management brief at 40% assumed loading. The current simulator remains unchanged with its published balanced default. Live edited simulator results are not reflected in this file.", "htmlFile": "product_mix_recommendation_v8.html", "dataFile": "product_mix_recommendation_v8.json" }, "recommendedCorePortfolio": { "allocationBySaleableBudgetPercent": { "2 BHK": 55, "Core 3 BHK": 40, "Gated premium / flex reserve": 5 }, "fourCoreProducts": [ { "name": "Compact 2 BHK", "reraCarpetSqft": 650, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 650, "estimatedSaleableSqft": 910, "areaSharePercent": 15, "allocatedSaleableSqft": 375000, "wholeUnits": 412, "assignedSaleableSqft": 374920, "unassignedWithinProductSaleableSqft": 80, "proposedNetAgreementRatePerReraSqftINR": 11500, "modeledRatePerPlanningSqftINR": 11500, "modeledRatePerSaleableSqftINR": 8214.285714285714, "proposedAgreementTicketINR": 7475000, "grossAgreementRevenueINR": 3079700000, "actualDocumentedSaleableSqft": null }, { "name": "Regular 2 BHK", "reraCarpetSqft": 750, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 750, "estimatedSaleableSqft": 1050, "areaSharePercent": 40, "allocatedSaleableSqft": 1000000, "wholeUnits": 952, "assignedSaleableSqft": 999600, "unassignedWithinProductSaleableSqft": 400, "proposedNetAgreementRatePerReraSqftINR": 13000, "modeledRatePerPlanningSqftINR": 13000, "modeledRatePerSaleableSqftINR": 9285.714285714286, "proposedAgreementTicketINR": 9750000, "grossAgreementRevenueINR": 9282000000, "actualDocumentedSaleableSqft": null }, { "name": "Compact 3 BHK", "reraCarpetSqft": 900, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 900, "estimatedSaleableSqft": 1260, "areaSharePercent": 25, "allocatedSaleableSqft": 625000, "wholeUnits": 496, "assignedSaleableSqft": 624960, "unassignedWithinProductSaleableSqft": 40, "proposedNetAgreementRatePerReraSqftINR": 13250, "modeledRatePerPlanningSqftINR": 13250, "modeledRatePerSaleableSqftINR": 9464.285714285714, "proposedAgreementTicketINR": 11925000, "grossAgreementRevenueINR": 5914800000, "actualDocumentedSaleableSqft": null }, { "name": "Regular 3 BHK", "reraCarpetSqft": 1050, "exclusiveTerraceSqftAssumption": 0, "developerPlanningCarpetSqft": 1050, "estimatedSaleableSqft": 1470, "areaSharePercent": 15, "allocatedSaleableSqft": 375000, "wholeUnits": 255, "assignedSaleableSqft": 374850, "unassignedWithinProductSaleableSqft": 150, "proposedNetAgreementRatePerReraSqftINR": 13500, "modeledRatePerPlanningSqftINR": 13500, "modeledRatePerSaleableSqftINR": 9642.857142857143, "proposedAgreementTicketINR": 14175000, "grossAgreementRevenueINR": 3614625000, "actualDocumentedSaleableSqft": null } ], "coreAreaSharePercent": 95, "coreWholeUnits": 2115, "coreAssignedSaleableSqft": 2374330, "coreGrossAgreementRevenueINR": 21891125000, "coreGrossAgreementRevenueCroreINR": 2189.1125, "flexReserveSaleableSqft": 125000, "coreRoundingReserveSaleableSqft": 670, "totalUncommittedSaleableSqft": 125670, "averageCoreEstimatedSaleableSqft": 1122.614657210402, "tenLakhCoreWeightedMixEquivalents": 891, "averageCoreNetBookingEquivalentsPerMonth8": 111.375, "averageCoreNetBookingEquivalentsPerMonth6": 148.5, "approvalStatus": "Recommended working design brief; no architectural, statutory, price or construction approval is inferred.", "reservePolicy": "The 5% flex area is uncommitted. Do not count the benchmark 71 premium apartments, their area, or their revenue as approved inventory or committed sales.", "targetScope": "891 is a portfolio-average core-only planning equivalent; 875 and all published-engine velocity results use the full conditional velocity mix including the unapproved premium option. Neither is an exact released apartment schedule." }, "benchmarkSeparation": { "fullConditionalVelocityUnits": 2186, "unapprovedPremiumUnits": 71, "fullConditionalVelocityGrossAgreementRevenueCroreINR": 2313.3625, "unapprovedPremiumGrossAgreementRevenueCroreINR": 124.25, "fullConditionalVelocityUnusedSaleableSqft": 1420, "meaning": "This separate benchmark fills the 5% premium option with 71 unapproved apartments using 1,250 RERA carpet sq ft and zero assumed terrace. The recommended brief instead leaves 1,25,000 sq ft flex plus 670 sq ft core rounding reserve uncommitted." } }