Photo by Amrisha via Google Places
Birla Khar West
About Birla Khar West
Birla Khar West is Birla Estates' debut redevelopment project in Mumbai, launched in partnership with Parinee Real Estate Builders. The company is redeveloping Anmol Co-operative Housing Society and Bhartiya Bhavan Co-operative Housing Society in Khar West under a joint redevelopment arrangement with Parinee Real Estate Builders, with a saleable area of 2.9 lakh square feet. Spread across about 1.03 acres, the project offers 74 fully air-conditioned 3BHK homes, each measuring around 1,906 sq ft, with an estimated revenue potential of ₹1,700 crore. The project also features 20 high-street retail units adding daily convenience. What makes it distinct is its boutique, low-density character — just 74 apartments on a prime Khar West plot — backed by the Aditya Birla Group.
Key Highlights
- Boutique scale: Only 74 fully air-conditioned 3BHK apartments on a 1.03-acre plot — among the lowest-density launches in Khar West
- Apartment size: 3 BHK units of approximately 1,906 sq.ft. priced from ₹2.45 crore onwards (indicative starting; large 4 & 5 BHK variants also being marketed)
- Retail integration: 20 high-street retail units within the development
- Connectivity: Planned Khar Metro Station 0.6 km, Khar Railway Station 1.3 km, and Mumbai International Airport 8.5 km away
- Joint venture: Developed by Birla Estates, a wholly-owned subsidiary of Aditya Birla Real Estate (formerly Century Textiles and Industries)
- Project value: Estimated revenue potential of INR 1,700 crore on a 2.9 lakh sq.ft saleable area
- Premium pricing: Average selling price of about ₹58,600 per square foot, matching premium rates in Mumbai's western suburbs
- Stage: Pre-launch — MahaRERA registration pending, brochure circulating in broker channels
Location Advantages
Khar West sits in the sweet spot of Mumbai's western suburbs — wedged between Bandra West and Santacruz West. The Birla site is exceptionally well-placed for a working professional. It offers 0.6 km to the planned Khar Metro Station, 1.3 km to Khar Railway Station, and 8.5 km to Mumbai International Airport. Bandra is 5 minutes away, Andheri 10 minutes, and South Mumbai about 30 minutes; the upcoming Bandra Metro (Line 2 Dahisar-Mankhurd) will streamline access to BKC (5.4 km) and Lower Parel (8 km), while the Western Express Highway (3 km) and Bandra-Worli Sea Link (5 km) connect to the airport in roughly 20 minutes.
Honest concerns: Khar West's interior roads are notoriously narrow and parking is brutal — site access during construction will likely cause local traffic disruption for 4-5 years. The micro-pocket also faces monsoon waterlogging on lower-lying lanes near the railway tracks. And while Khar Metro is planned, opening dates have slipped repeatedly — buyers shouldn't price in metro connectivity as a near-term certainty.
What's Nearby — Schools, Hospitals, Malls
| Category | Name | Distance | Drive Time |
|---|---|---|---|
| School (ICSE/IGCSE) | Podar International School | ~1.2 km | 5 min |
| School | Beacon High School | ~1.5 km | 6 min |
| School (ICSE) | Rizvi Springfield High School, Bandra | ~2.5 km | 8-10 min |
| School (ICSE) | Mumbai St. Mary's / Khar Education Society School | ~1 km | 4 min |
| Hospital (Multi-specialty) | Lilavati Hospital, Bandra | ~2 km | 8 min |
| Hospital (Multi-specialty) | P.D. Hinduja Hospital & Medical Research Centre | ~1.8 km | 7 min |
| Hospital (Cardiac/General) | Ramakrishna Mission Hospital, Khar | ~1 km | 4 min |
| Shopping | Linking Road shopping street | ~2 km | 7-8 min |
| Mall | Phoenix Palladium / Infiniti Mall, Andheri | ~6-7 km | 20 min |
| Leisure | Carter Road Promenade | ~1.6 km | 5-6 min |
| Restaurant Hub | Pali Hill / Hakkasan / Bastian / Olive Bar & Kitchen | ~1.5-2 km | 6-8 min |
Hospitals in the vicinity include P.D. Hinduja, Ramakrishna Mission, Beams Multispeciality, Mahavir, and Kohinoor; nearby schools include Beacon High School and Podar International.
Amenities
Birla Estates is positioning this as an amenity-rich boutique tower with over 30 facilities — though the small footprint (1.03 acres) means the amenity deck is rooftop-led rather than ground-spread.
- Fitness & Sports: Fully equipped gymnasium, yoga & meditation studio, rooftop running track offering an open-space experience , indoor games room
- Water: Rooftop swimming pool with sun deck, separate kids' splash pool
- Kids: Indoor play zone, outdoor mini-play deck, dedicated kids' pool
- Social: Rooftop sky lounge, landscaped gardens , sprawling clubhouse with activity terrace, party hall, co-working / business lounge
- Security & Convenience: 24/7 security and full power backup , video door phones, multi-tier access control, EV charging points
Realistic note: a 74-unit project on 1 acre cannot deliver the sprawling open green spaces of a Sobha or Lodha township — the amenity experience here is intimate, club-style, and rooftop-driven.
Price & Configuration
| Type | Carpet Area (sq.ft.) | Super Built-Up (sq.ft.) | Indicative Price (₹) | Price/Sq.ft. (SBU) |
|---|---|---|---|---|
| 3 BHK | ~1,200-1,250 (est.) | ~1,906 | ₹11.2 Cr onwards | ~₹58,600 |
| 4 BHK | ~2,000-2,200 (est.) | ~3,000-3,400 (indicative) | ₹17.5 Cr - ₹20 Cr (indicative) | ~₹58,000-60,000 |
| 5 BHK | ~3,200-3,500 (est.) | ~5,000 (indicative) | ₹28-30 Cr (indicative) | ~₹58,000-60,000 |
Birla Estates Khar West presents 3 BHK apartments of 1,906 sq. ft priced from ₹2.45 crore — i.e. ₹24.5 million per unit — note: this appears to be an early developer-channel reference; current circulated pricing in the broker channel sits at an average selling price of about ₹58,600 per square foot , which translates to ~₹11.2 Cr for a 1,906 sq.ft. 3 BHK. Final prices will be locked at MahaRERA filing. The project's MahaRERA Project Registration Number is listed as "Coming Soon" on the developer's information page — meaning no formal price commitment can be made until RERA goes live. Payment plans are expected to follow standard MMR redevelopment patterns: 10% on booking, milestone-linked thereafter, with possible subvention tie-ups at launch.
Investment Analysis
- Pricing vs locality: The average flat rate in Khar West is ₹58,600 per sq ft — Birla's expected ask sits at this benchmark, not at a premium, which is unusual for a brand-new launch.
- Recent micro-market data: In 2025, Khar West recorded 142 new sale transactions with a gross sales value of ₹773 crore; the average property rate in Q4 2025 stood at ₹56,663 per sq.ft., up from ₹48,696 per sq.ft. a year earlier.
- Appreciation outlook: Flat rates in Khar West changed by 0.2% in the last 1 year, 2.3% in the last 3 years and 14.9% in the last 5 years — appreciation is modest, this is a stable mature market, not a growth bet.
- Rental yield: Average rental yield in Khar West is ~4% — strong by Mumbai standards; a 3 BHK here can fetch ₹2.5-3.5 lakh/month.
- Comparable competition: Top premium societies include Rustomjee Paramount at ₹77,550 per sq.ft and Joy Legend at ₹63,050 per sq.ft. Other ready/under-construction options nearby: Platinum Oceanic (Carter Road), DLF Westpark (Andheri-Bandra belt), Rustomjee Paramount.
- Verdict: Best for end-users wanting a brand-name address; speculative investors should temper expectations — Khar West is a low-volatility, low-appreciation market.
Pros and Cons
Pros:
- Trusted Aditya Birla Group brand entering Mumbai redevelopment for the first time — strong delivery accountability
- Boutique 74-unit scale = privacy, exclusivity, fewer neighbours
- One of Mumbai's most coveted addresses — proximity to Bandra, BKC, Carter Road, Pali Hill
- Strong rental demand from expats, Bollywood, BKC executives — ~4% yields
- 20 retail units inside the project add daily convenience
Cons:
- No MahaRERA number yet — listed as "Coming Soon" — booking now is at pre-RERA risk
- Very high ticket size (₹11+ Cr entry) limits the buyer pool to UHNIs and HNIs only
- Intense competition from established developers like Lodha, who have strong customer loyalty and efficient operations — Birla is a first-time Mumbai redeveloper
- Modest appreciation track record for Khar West — don't expect Navi Mumbai-style price doubling
- Construction will run 4-5 years; redevelopment projects in Mumbai often face society-related litigation delays
Who Should Buy This
Ideal for: UHNI/HNI end-user families wanting a forever home in a trophy Mumbai address; NRIs (Dubai, London, Singapore) seeking a Mumbai pied-à-terre with brand assurance; Bollywood/media professionals already living in Bandra-Khar belt; senior corporate executives at BKC who value the 10-minute commute.
Not ideal for: Pure-play investors chasing high capital appreciation (Khar West is mature, slow-growth); first-time buyers or mid-income families (entry ticket of ₹11+ Cr is prohibitive); buyers who want immediate possession (4-5 year construction cycle ahead).
FAQ — Frequently Asked Questions
Q: Is Birla Khar West RERA registered?
A: No, not yet. The MahaRERA project registration number is currently listed as "Coming Soon" . The project is in pre-launch stage — bookings before RERA carry risk and final pricing will be set at the time of RERA filing.
Q: What is the possession date for Birla Khar West?
A: No formal possession date has been announced as RERA filing is pending. Based on typical Mumbai redevelopment timelines for a single-tower project of this size, a tentative completion window of 2029-2030 is realistic, but only the RERA-approved date should be relied upon.
Q: What is the price range of Birla Khar West?
A: 3 BHK apartments of 1,906 sq.ft. are indicatively priced from ₹2.45 crore per developer-channel data; current Khar West market rates of about ₹58,600 per square foot suggest 3 BHK ticket sizes will land closer to ₹11+ Cr. 4 BHK and 5 BHK units will range from ₹17 Cr to ₹30 Cr.
Q: Is Birla Estates a reliable builder?
A: Birla Estates is the real-estate arm of Aditya Birla Real Estate (formerly Century Textiles and Industries) , a Tata-Birla league brand. They have delivered projects in Bengaluru, Gurgaon and NCR, but they face intense competition from established Mumbai developers like Lodha — and this is their first Mumbai redevelopment, so execution track record in MMR is yet to be established.
Q: What is the nearest metro to Birla Khar West?
A: The planned Khar Metro Station is 0.6 km away, Khar Railway Station is 1.3 km away, and Mumbai International Airport is 8.5 km away . The Bandra Metro on Line 2 (Dahisar-Mankhurd) is the next operational metro within easy reach.
Q: Is Birla Khar West a good investment?
A: For end-use and rental, yes — Khar West offers a 4% rental yield , which is strong for Mumbai. For pure capital appreciation, it's an average bet — Khar West prices have moved only 0.2% in the last 1 year and 2.3% in 3 years . Buy here for the address and the brand, not for quick flips.
Q: How many units are there in Birla Khar West?
A: The project consists of 74 fully air-conditioned 3BHK homes spread across about 1.03 acres, with each apartment measuring around 1,906 sq.ft. It also includes 20 high-street retail units at the ground level.
Q: Who is the joint development partner?
A: The project is being developed under a joint redevelopment arrangement with Parinee Real Estate Builders , redeveloping Anmol CHS and Bhartiya Bhavan CHS in Khar West.
Questions & Answers (0)
Ask a Question
Get answer immediately here.
Terms & Conditions — Q&A
By submitting a question on RealtyPromoo, you agree to these terms:
1. Content Policy
- Your question must be a genuine real estate query.
- No abusive, defamatory, or promotional content.
- No personal contact info, broker referrals, or spam.
- Questions are reviewed by AI and may be edited for clarity, grammar, or politeness before publication.
2. Publication
- Your first name + last initial (e.g., "Rahul S.") will be displayed publicly with the answer.
- Your full name, phone number, and email are never displayed publicly.
- Once published, your question and answer become part of RealtyPromoo's content.
3. Phone & Email Verification
- OTP verification is mandatory to prevent spam.
- Your phone number and email are stored securely and may be used by RealtyPromoo or its sales team to contact you regarding your query or related properties.
4. Answer Accuracy
- Answers are generated by AI based on publicly available information and the page context.
- Answers are informational only — not financial, legal, or investment advice.
- Always verify pricing, RERA status, and possession dates with the developer before any transaction.
- RealtyPromoo is not liable for decisions made based on AI-generated answers.
5. Pre-RERA / Pre-Launch Projects
- Some listed projects are pre-RERA / pre-launch. These listings are informational only.
- No booking, sale, or agreement is permitted before RERA registration.
- "Express Your Interest" forms collect contact details for future communication, not advance bookings.
6. Moderation
- RealtyPromoo reserves the right to delete, edit, or refuse to publish any question or answer.
7. Privacy
- Your data is handled per our Privacy Policy.
8. Jurisdiction
- These terms are governed by the laws of India.
- Disputes are subject to the courts of Noida, Uttar Pradesh.
Be the first to ask a question. Get an answer immediately.
Questions & Answers
This page was drafted by Virendra Tanwar, Senior Real Estate Analyst after an on-site visit, with research support from artificial intelligence. AI assisted in compiling information from public sources, and the final content was reviewed by our editor before publishing. We update listings as new information becomes available.
Sources consulted: On-site visit by author · Developer official website · State RERA portal verification · Google Maps location data · YouTube site-visit walkthroughs · Direct broker network.
Last reviewed: 2 May 2026 · Spot an error? Let us know
Related News
- India's Real Estate Market Enters a New Era of Divergence: Q1 2026 Data Reveals a Split Nation
- Hyderabad Real Estate's Sharp Slowdown: Why New Home Launches Crashed 46% In Q1 2026 And What Buyers Should Do Next
- Birla Estates Partners With Sikka Group To Develop ₹1,600 Crore Residential Project In Greater Noida Under Up Legacy Revival Policy
- Birla Estates Enters Mumbai Redevelopment Market With ₹1,700 Crore Luxury Project In Khar West
- India's Real Estate Attracts $1.2 Billion In Private Equity In Q1 2026
- Real Estate Developers Acquire 3,093 Acres Of Land In 2025 Investing ₹54,818 Crore
- Maha Govt Freezes Ready Reckoner Rates For 2026–27, Offering Relief To Real Estate Sector
- Rera 2.0 Launched In March 2026 To Transform Indian Real Estate Transparency
- India's Q1 2026 Real Estate Deal Activity Falls 36% In Value To $763 Million Despite 14% Rise In Deal Volumes: Grant Thornton Report
- Blackstone Invests $378 Million In South City Mall Kolkata, Largest Commercial Real Estate Deal Of Q1 2026
- Kolte-patil Developers Partners With Japan's Marubeni Corporation For Fifth India Real Estate Development Project In Pune
- Ncr And Kolkata Leading India's Real Estate Growth Story In 2026: Businesstoday Real Estate Tracker April 2026
- Birla Estates Reports Fy26 Bookings Of ₹8,136 Crore As Birla Arika Phase 2 Gurugram Sells 97% Within A Month Of Launch
- Max Estates Acquires 7.25-acre Land In Sector 59 Golf Course Extension Road Gurugram For ₹3,000 Crore Residential Project
- Marubeni Corporation Joins Fifth Real Estate Development Project In India With Kolte-patil Developers In Pune
- India's Real Estate Sector Attracts Record Usd 5.1 Billion Capital Inflows In Q1 2026, Up 72% Yoy: Cbre India Market Monitor
- Sunteck Realty Announces First Phase Launch Of ₹3,000 Crore Ultra-luxury Residential Project In Goregaon West Mumbai
- Versova-bandra Sea Link Project To Reshape Mumbai Western Suburbs Luxury Real Estate With Enhanced Coastal Connectivity
- Domestic Capital Dominates Indian Real Estate For Third Straight Quarter As Q1 2026 Inflows Hit 5-year High: Cushman And Wakefield
EMI Calculator — Birla Khar West
Estimate your monthly EMI for this project