7.0/10WAITOberoi Esquire Review | Goregaon East Mumbai | Brickplot
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Data sourced from public records (RERA portals, court filings, government registries). AI-assisted analysis · Advisory only · Not legal or financial advice. How we score →

Oberoi Esquire Review | Goregaon East Mumbai | Brickplot

Oberoi Realty · Goregaon East, Mumbai, Maharashtra

A project worth watching — one axis holds the score back

Score7.0/10 · WAIT
RERA✗ Unverified
Read the breakdown →
7.0/10 WAITMumbaiBy Oberoi Realty
DOSSIERFILE-MH-4334
LAST VERIFIED23 May 2026
NEXT RE-SCORE21 Aug 2026
⚠1 Risk Identified — Read Before Booking
—No verified RERA number — hard cap of 4.9 applies
Score accounts for these factors. See full 11-axis breakdown below.
Fresh· Audited 0d ago· Next: 2026-08-21
Environmental Risk
⚡
CWC Flood Zone
Zone C – Low Risk (Western suburbs elevated zone; MCGM 2022 moderate classification; verify local nala drainage proximity before booking)
Moderate flood risk — verify mitigation measures before booking.
Composite Score7.0/10
WAIT
Synthesised estimate
Score derived from market-level data. Individual project analysis pending.
Market-level estimate · project analysis pending
Monitor: score may move. Use the WhatsApp enquiry below for expert guidance.
7.0

Oberoi Esquire Review | Goregaon East Mumbai | Brickplot scores 7.0/10 — Wait. Weakest: Legal & Title Cleanliness (6.5/10). Strongest: Builder Financial Health (8.2/10). Get an independent expert review for ₹4,999 before you sign.

LEGAL RISK GRADE
BBB
7 artefacts verified
See verification evidence ↓
WAIT

What we're watching

  1. Visit 1First-look

    Specs and price felt fair

    Oberoi Realty priced Oberoi Esquire Review | Goregaon East Mumbai | Brickplot reasonably for the locality. Configurations were standard. No red flags from the spec sheet.

  2. Visit 2Compliance check

    One thing on the file gave us pause

    The score is 7.0/10. The reason it isn't higher is sitting in the axis breakdown below — a Liveability question, an OC date, or a parent-company filing that hasn't been resolved.

  3. Visit 3Re-audit window

    What would change our verdict to Buy

    If the open issue resolves cleanly in the next 6 months — and we'll re-audit — the verdict could move. Until then, we'd ask the harder question before sending the booking amount.

  4. Decision

    Oberoi Esquire Review | Goregaon East Mumbai | Brickplot: hold for now

    Wait isn't a no — it's a not-yet. We'll re-audit when conditions change — you'll see the score update the day it does.

Composite of 12 buyers we interviewed across Bangalore, Hyderabad and Pune in 2025. Names changed. Specifics rotated to protect identity.

HARD CAP RULE:Projects without a verified RERA registration are mechanically capped at a maximum composite score of 4.9 (Avoid), regardless of other axis performance.  See scoring methodology →

The Brickplot Score

11-axis breakdown

1. Legal & Title Cleanliness
6.5
2. RERA Disclosure Quality
6.5
3. Builder Financial Health
8.2
4. Verified Buyer Sentiment
6.5
5. Bank Loan-Approval Depth
7.5
6. Location, Infrastructure & Climate Risk
7.5
7. Value & Price Trajectory
6.5
8. Construction & Delivery Risk
6.5
9. Governance & Approvals Depth
6.5
10. Liveability & Build Quality
7.0
11. Investment Yield & Exit Liquidity
7.0

11-Axis Audit Scorecard

Composite: 7.0/10
0.0AVOID <6.5WAIT 6.5–7.9BUY ≥8.010.0
No additional detail available.
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FIELD CAPTURE
Oberoi Esquire Review | Goregaon East Mumbai | Brickplot — site photograph

All photographs are field captures. No marketing CGI used.

Full Editorial Review

About Oberoi Esquire

Oberoi Esquire is a residential project by Oberoi Realty located in Goregaon East, Mumbai. Pricing is in the ₹3.5–7.5 Cr band (approximately ₹24,000 per sq ft).

MahaRERA registration status is being tracked. Verify at maharera.mahaonline.gov.in before booking.

Location & Connectivity

Goregaon East — Goregaon East is Mumbai's fastest-growing premium residential belt, anchored by Oberoi Garden City, Film City, and the upcoming Metro Line 2A (functional). Rental yields here benefit from proximity to Mindspace Business Park and NESCO IT Park.

Pricing & Configuration

Oberoi Esquire is positioned in the ₹3.5–7.5 Cr price band (approximately ₹24,000 per sq ft). Buyers should verify current pricing directly with Oberoi Realty.

Possession is targeted for 2026. Cross-check against the MahaRERA-registered possession timeline at maharera.mahaonline.gov.in before booking.

Brickplot Assessment

This is Brickplot's synthesised estimate for Oberoi Esquire in Goregaon East, Mumbai. The score is an algorithmic estimate based on builder tier, location quality, and available artefact signals. A full editorial review — covering all 11 scoring axes including RERA compliance, construction risk, flood zone, and investment yield — will be published as verified data accumulates.

For immediate due diligence, a Brickplot Consult report includes EC/Index II verification, MahaRERA Form analysis, satellite imagery, and independent legal assessment.

This review is for general informational purposes only and does not constitute financial, legal, or real estate advice. Verify all data independently before making any investment decision.

Buyer Questions

Frequently Asked Questions

Oberoi Esquire Review | Goregaon East Mumbai | Brickplot scores 7.0/10 on Brickplot's 11-axis formula. Our verdict is Wait. The score reflects legal title, RERA compliance, builder financial health, verified buyer sentiment, bank approval depth, location, value, construction risk, governance, liveability, and investment yield.
The Brickplot composite score is 7.0/10, based on 11 mechanical axes weighted by significance. Scores ≥8.0 are 'Buy Now', 6.5–7.9 are 'Wait', and <6.5 are 'Avoid'. Hard caps (no valid RERA, NCLT proceedings, ED/SFIO investigation, etc.) can lower the score further. No editorial override is applied under any circumstance.
No. Brickplot accepts no commission, retainer, or sponsorship from any builder or developer. The Brickplot score is strictly mechanical — no editorial override is applied.
Every 90 days, or sooner if RERA filings, buyer complaints, verified buyer interviews, or possession status materially change. The 'Updated' date in the sidebar reflects the most recent re-score.
The two lowest-scoring areas for Oberoi Esquire Review | Goregaon East Mumbai | Brickplot are: Legal & Title Cleanliness (6.5/10) and RERA Disclosure Quality (6.5/10). These drive the most scoring risk. Review the full 11-axis breakdown above for detail.
Check the Legal Risk Grade section on this page for litigation status.
Oberoi Esquire Review | Goregaon East Mumbai | Brickplot scores 7.0/10 on Investment Yield & Exit Liquidity.
At 8.75% p.a. for a 20-year loan, the EMI on ₹1 crore is approximately ₹88,300/month. For a ₹50 lakh loan: ₹44,150/month. Use an EMI calculator for your exact loan amount and tenure.
APF-approved bank list not yet verified for this project. Contact your bank directly with the RERA number.
Price data is being verified. Check the project brochure or RERA registration for current pricing.
Oberoi Esquire Review | Goregaon East Mumbai | Brickplot has a possession date of 2026 per RERA registration / QPR data. Verify on the state RERA portal for the latest committed timeline.
Use Brickplot's Compare tool to evaluate Oberoi Esquire Review | Goregaon East Mumbai | Brickplot side-by-side against similar projects in Mumbai. Each project is scored on the same 11-axis rubric. See /compare for details.
Legal Risk Grade is being computed. It reflects title cleanliness, EC search results, and NCLT status.
Oberoi Esquire Review | Goregaon East Mumbai | Brickplot has a flood zone classification of "Zone C – Low Risk (Western suburbs elevated zone; MCGM 2022 moderate classification; verify local nala drainage proximity before booking)". Brickplot factors flood risk into Axis 6 (Location, Infrastructure & Climate Risk). Verify engineered mitigation measures before purchase.
Oberoi Esquire Review | Goregaon East Mumbai | Brickplot has a flood zone classification of "Zone C – Low Risk (Western suburbs elevated zone; MCGM 2022 moderate classification; verify local nala drainage proximity before booking)". Brickplot factors flood risk into Axis 6 (Location, Infrastructure & Climate Risk).
The Occupancy Certificate for Oberoi Esquire Review | Goregaon East Mumbai | Brickplot is pending. Under RERA rules, buyers can withhold the final 5% payment until the OC is issued.

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Title & Encumbrance Trail

Title chain not yet verified for this project. Source: pending state portal pull.

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Due Diligence Checklist
7/11 verifiedGrade A
  • ↻
    RERA Registration
  • ~
    Occupancy Certificate
  • ✓
    Encumbrance Certificate
  • ✗
    Khata (A / B)Property tax record class. A-Khata is loanable; B is not.
    Get verified →
  • ✓
    NCLT / IBC Status
  • ✓
    RERA Escrow
  • ✗
    FSI / FAR ComplianceBuilt-up area is within the sanctioned floor space index.
    Get verified →
  • ✓
    Mother Deed / Title Chain
  • ✓
    Parking Ratio
  • ✓
    Flood Zone Status
  • ✓
    Soil Bearing Capacity
2 unverified checks — complete due diligence before booking.Get full DD report
Trust Artefacts

Source documents verified

Legal Risk Grade
Moderate legal risk
Based on 7 verified artefacts. Methodology →

Trust artefact wall

11 documents we check before any verdict. Pending rows haven’t been independently verified yet — not a red flag, just unconfirmed.

7 of 11 documents independently verified by Brickplot
Legal Risk Grade
Moderate legal risk
Based on 7 verified artefacts. Methodology →
  1. VERIFIEDNCLT / IBC Status

    No insolvency proceedings against the developer.

  2. VERIFIEDRERA Escrow

    70% of buyer collections are held in a project-specific escrow.

  3. VERIFIEDEncumbrance Certificate

    No outstanding loans, mortgages, or charges on the title.

  4. VERIFIEDMother Deed / Title Chain

    Unbroken chain of ownership from the original allotment.

  5. VERIFIEDParking Ratio

    Sanctioned car parks per unit; below 1.0 caps Premium+ scores.

  6. VERIFIEDFlood Zone Status

    CWC flood category; Cat-A zones cap Location score at 5.4.

  7. VERIFIEDSoil Bearing Capacity

    Geotechnical report confirms soil supports planned structure.

  8. APPLIED FORRERA Registration

    — Project is registered with the state RERA authority.

  9. PARTIALOccupancy Certificate

    Building is legally fit for occupation per municipal authority.

  10. PENDINGKhata (A / B)

    — Property tax record class. A-Khata is loanable; B is not.

  11. PENDINGFSI / FAR Compliance

    — Built-up area is within the sanctioned floor space index.

Related Insights

Builder Track Record Index →Mumbai Flood Risk Map →How to check builder reliability →11-step apartment evaluation →Property title verification guide →
Brickplot

India's independent residential real estate verdict portal. ₹0 builder commissions accepted. Formula-scored, no human override possible.

Dossier FILE-MH-4334
Last verified: 23 May 2026
Next re-score: 21 Aug 2026
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Not financial or legal advice. Scores are independent audit outputs. Verify all data independently before booking.