Godrej Reserve
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15 insights shared by the community.
What residents appreciate the most
The project benefits from being developed by Godrej Properties, a widely recognized and generally trusted name in the Indian real estate sector, particularly in Mumbai. The developer is often perceived as a top-tier builder known for decent construction quality and a strong brand presence. This reputation contributes to buyer confidence and the project's overall appeal.
Many have heard mostly positive reviews about the developer, and some projects have even been handed over before the RERA deadline.
The developer is considered a good and trusted brand, especially in Mumbai, with a reputation for quality construction that is better than many competitors.
The developer's brand equity and track record in Mumbai are significant advantages for this project.
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Godrej Reserve in Kandivali, Mumbai, has demonstrated remarkable market success, achieving sales of over ₹2,690-3,000 crores and selling more than 800-1050 homes shortly after its launch. This performance positions it as one of the most successful project launches for the developer in Mumbai, driven by its strategic location, product offering, competitive pricing, and flexible payment plans. The project has filled a gap for large-scale, branded luxury housing with extensive amenities in the Western suburbs, attracting significant buyer interest.
The project has sold over 800 homes worth ~₹2,690 Cr at its launch, marking it as the most successful launch ever in the city in terms of both value and volume of sales.
The project is commanding a premium due to its excellent location, better apartment sizes, and comprehensive amenities.
It clocked over ₹3,000 Cr in sales in just one year, largely due to its prime highway location, walkable distance to both metro and railway, and a flexible payment plan.
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The project is considered a high-potential investment opportunity due to its location in a developing micro-market, strong brand backing, and anticipated demand from upper-middle-class professionals. With ongoing infrastructure expansion in Mumbai, including metro lines, and the project's premium positioning, there is an expectation of significant price appreciation and good rental yields in the long term.
Investments in flats from reputed builders can yield good profits, especially when bought early in the project's lifecycle.
The area is expected to see significant appreciation, potentially 40%, once new infrastructure like the Airport City and blue line metro become operational.
Godrej Reserve could be a high-potential investment due to its location, strong rental and resale potential, and projected demand.
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Situated in Kandivali East, the project enjoys a strategic location with excellent connectivity. It is positioned near key roadways and metro lines, making it easily accessible. The development is described as being "bang on the highway" and "walkable to both metro and railway," which significantly enhances convenience for residents. Additionally, its high-rise towers offer impressive views of the city skyline.
It is next to the metro line near Kandivali station and is situated directly on the highway, providing easy access to public transport.
The high-rise towers offer a view from 50+ storey height, adding to the project's appeal.
The project is located in Kandivali East, near key roadways and metros, offering strong rental and resale potential.
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Godrej Reserve is designed as a high-end residential project offering a luxurious, resort-style living experience within a gated community. It boasts a wide array of amenities, including a swimming pool, gym, clubhouse, and children's play area. The project emphasizes extensive open spaces, landscaped gardens, and unique features like a "Forest Retreat," contributing to a premium lifestyle.
The project is packed with amenities, contributing to its high demand and premium positioning.
The project offers tons of amenities and is a gated community, providing a resort-like living experience.
It promises premium amenities like a Forest Retreat and 6 acres of open spaces, enhancing the luxury quotient.
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Where residents want improvements
The project has faced significant legal and regulatory challenges due to objections from the Indian Army's Central Ordnance Depot (COD) in Kandivali. The Defence Ministry raised concerns about the project's proximity to a sensitive military establishment, demanding a stop-work notice and citing potential revenue risks of up to ₹7,000 crore. While the Municipal Corporation of Greater Mumbai (BMC) has decided not to halt work, asserting compliance with rules, the dispute highlights potential legal complexities and risks associated with the project's location.
The Indian Army's Central Ordnance Depot in Kandivali objected to the project due to its proximity to a sensitive military establishment, demanding a stop-work notice.
Despite the Army's request, the Municipal Corporation of Greater Mumbai decided not to halt work, stating that permissions were in order.
The Defence Ministry's objection posed a potential ₹7,000 crore revenue risk for the project.
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The sales process for the project is characterized by aggressive and high-pressure tactics. Sales representatives frequently claim that units are "almost sold out" or that "only a few units are left" to create a false sense of urgency and scarcity. This strategy is employed to push potential buyers into making quick decisions and paying token amounts. There are instances where initial bookings are made with refundable token amounts, which can artificially inflate initial sales figures before cancellations occur. Buyers are advised to verify inventory on regulatory websites.
Booking a unit with a mere 1 lakh token, refundable upon cancellation, likely prompts individuals to secure property like making reservations, leading to a perceived scarcity.
Buyers are advised to check the RERA website to find out unsold inventories, as the 'almost sold out' claims are often misleading.
Salespeople use high-pressure tactics, creating a perception of high demand and low supply to get buyers to sign papers and pay a token.
The claim that a tower is 'fully sold out' even before construction starts, with possession years away, is often a hype tactic.
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The pricing of apartments in Godrej Reserve is widely perceived as excessively high for the Kandivali/Borivali micro-market. Units like 2BHKs are priced as high as ₹3.5 crore and 3BHKs around ₹4.5 crore, translating to ₹40,000-45,000 per square foot including taxes. Many believe that for similar or even lower prices, one could acquire larger carpet areas or properties in more established and premium localities like Andheri West, Vile Parle, Santacruz, Mahalaxmi, or Dadar.
₹40k per sqft for Kandivali is considered ridiculous; one can find good flats in Andheri West for ₹30-35k per sqft.
It is actually ₹45,000 per square foot including taxes, which is absolutely stupid and crazy, comparable to prices in Vile Parle or Santacruz.
Spending 3.75cr + taxes sums up to ~4.5 cr for a flat here, where in the same price, one can get carpet area more than 1700+ in the same locality from other reputed developers.
The project is very overpriced, especially for its location near the station, which could be a nightmare to live at.
₹45k is extremely expensive for Kandivali; one could get a flat in Mahalaxmi or Dadar for that rate, even on a higher floor.
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There are significant concerns raised about the construction quality and finishing of properties developed by Godrej Properties. Feedback indicates that the material used and the overall finish are often not commensurate with the premium price tag. Issues reported include cracks in walls, chips in tiles, uneven surfaces (walls, backsplash, floor tiles), multiple damaged and defective fittings, and general lack of finishing. It is also noted that the developer often outsources construction to third-party contractors, which some attribute to these quality issues.
The current projects are not that great; issues like seepage and fire tank problems started coming in within 2-3 years in a society managed by the developer.
The developer being the sole 'pro' is questionable, as they have their own cases of disputes and delays, and the quality looked bad in a visited project.
The construction quality is not found to be worth the money, with pathetic finishing, cracks in walls, chips in tiles, and uneven surfaces.
Within 2 years, water seepage problems and cracks started appearing in another property built by the developer, which used third-party contractors described as 'shittiest'.
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Residents in the vicinity of Godrej Reserve in Kandivali East have reported severe disturbances due to continuous nighttime construction activities. Contractors are reportedly working full night, sometimes even 24 hours, causing significant noise pollution that affects neighbors, including infants. Concerns have been raised about the legality of such operations and the permissions granted for working during late hours.
Contractors are working full night in Kandivali East, disturbing neighbors at 2-3 AM, causing infants to become cranky.
The project's work runs 24 hours a day, even past 1 AM, raising questions about whose blessings allow such continuous operations.
Despite working for 21 days as per rules, the project's work has resumed operating all night, causing distress to local citizens.
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There is a recurring concern across various projects by the developer about significant delays in project handover and possession. It is reported that the developer tends to collect a substantial portion of the payment (up to 90%) within the initial 1-1.5 years, only to then delay the actual handover by 2-3 years, often leveraging extended RERA deadlines. This practice can lead to financial strain and uncertainty for homebuyers.
It is generally advised to buy ready-to-move properties to avoid unforeseen issues and niggles that come with under-construction projects.
Almost all projects in Pune by the developer are delayed, with RERA deadlines extended by a year and no possession in sight.
The company collects 90% of the payment early but then delays handover by 2-3 years, potentially due to a lack of funds.
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The immediate vicinity of the project is noted for its underdeveloped social infrastructure, lacking essential amenities such as markets, banks, and schools within a convenient radius (2-3 km). It is estimated that these facilities would take another 5-7 years to fully develop. Additionally, there are concerns about the existing access roads, including a narrow underpass, and the long timeline (7-10 years) for proposed flyovers to alleviate traffic, potentially making daily living challenging.
There is almost no social infrastructure (markets, banks, schools, etc.) within a 2-3 km radius, and these will take at least 5-7 years to come up.
The access road is a major drawback, as it cannot be developed beyond its current state, and a proposed flyover will take 7-10 years to materialize.
Living at the project's location, described as 'station par,' could be a nightmare due to these challenges.
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The project is associated with significantly high monthly maintenance charges, which vary based on the apartment configuration and carpet area. For instance, 2BHK units incur charges between ₹10,700-11,500 per month, 3BHKs between ₹16,000-20,300 per month, and 4BHKs between ₹28,000-28,400 per month. These costs are a notable financial consideration for potential buyers.
Monthly maintenance for a 2BHK ranges from ₹10,700 to ₹11,500.
4BHK units have the highest maintenance, costing between ₹28,000 and ₹28,400 per month.
For a 3BHK, the maintenance costs are between ₹16,000 and ₹20,300 per month.
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Despite the premium pricing, some feedback suggests that the flat sizes offered in the project are relatively small. This perception is particularly noted when comparing the developer's offerings to those of other developers in different cities, where larger carpet areas might be available for similar price points. This could be a concern for buyers seeking more spacious living areas for their investment.
Compared to other developers, the flats are seen as tiny, especially when considering the price.
The flats are considered tiny given the price, suggesting that buyers might find better options for space.
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There are reports indicating a lack of adequate support from the developer after project handover to the society. Residents have experienced recurring issues such as seepage, problems with fire tank pipes and pumps, and general maintenance challenges that the developer does not actively assist in resolving. This suggests a potential gap in long-term customer service and responsibility for structural or utility issues post-possession.
The developer does not help after handing over to the society; issues like seepage and fire tank problems started coming in within 2-3 years.
There are instances of poor maintenance after charging residents, indicating a lack of responsibility post-possession.
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