Oberoi Borivali Mumbai

About Oberoi Borivali Mumbai

Oberoi Borivali Mumbai is a planned mixed-use redevelopment in Borivali East, built by Oberoi Realty on a 5.66-acre slum rehabilitation plot that sits beside the developer's operating Sky City township. The project is at the Pre-Launch stage and is part of the company's FY27 launch pipeline. Its sale component is a 65-floor residential tower, which will stand alongside three rehabilitation towers and a commercial office tower.

This project is not yet RERA registered and is not open for sale or booking until registration. Facts as on October 2026, from the developer.

Key Highlights

• A 5.66-acre SRA plot in Borivali East, directly adjacent to the operating Sky City township.
• Three rehabilitation towers of 30 floors (about 92.5 m) for existing residents.
• One residential sale tower of 65 floors, about 202.1 m tall, the tallest element of the campus.
• One commercial office tower of 30 floors, about 121.8 m tall.
• Developer guidance for the Borivali tower is roughly 6 lakh to 8 lakh sq ft.
• Borivali railway station lies about 1.8 km from the Sky City site.
• Magathane, Devipada and Rashtriya Udyan stations on Metro Line 7 serve the same stretch of Western Express Highway.
• Oberoi Realty is listed on BSE and NSE and has 51 completed projects in Mumbai.

Location Advantages

The site sits in Borivali East, close to the Western Express Highway intersection that anchors the Sky City township. Magathane station on Metro Line 7, the Red Line running from Dahisar East to Gundavali in Andheri East, is the closest metro point to the project. Borivali railway station, about 1.8 km away, adds Western Railway suburban services and gives residents a second route into the city.

The location's biggest draw is its commute logic. Proximity to the Mindspace and SEEPZ IT hubs makes Borivali a practical base for working professionals who want to avoid the longest cross-city journeys. The honest trade-off is station load: Borivali station handles about 448,645 passengers a day, so peak-hour crowding on trains and at the station forecourt is a real part of living here. Several metro and rail works are also running in the wider northern western suburbs, which will bring temporary disruption before the connectivity benefits arrive.

Location Map — available on request

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What's Nearby: Malls, Transport and Daily Life

The most immediate amenity neighbour is Sky City Mall, a retail mall in Borivali East that completed its first year of operation by May 2026. The Marriott hotel within the same township is under interior work, with completion targeted for the end of CY27, which will add hospitality and dining options on the doorstep. Magathane metro station is the nearest transit point, and Borivali station lies about 1.8 km from the site.

For daily errands, the township's retail and the Western Express Highway corridor cover most needs, while Metro Line 7 provides a quick link to the stations further along the route. Families choosing a home here will want to walk the route to the school and hospital of their choice, since drive times depend heavily on traffic along the highway at peak hours.

Upcoming Infrastructure

• Metro Line 9: the 11.08 km Dahisar West to Mira-Bhayandar corridor is under construction, with stations planned in the Borivali catchment. It will widen the northern options for residents.
• Metro Line 13: the Mira-Bhayandar to Vasai-Virar line was approved in August 2026, with an estimated cost of ₹17,724.99 crore and 16 stations.
• Metro Line 7A: an extension toward CSMIA airport is planned, which would tie Borivali more closely to the airport corridor.
• Borivali-Virar rail lines: the fifth and sixth lines cover 26 km at a sanctioned cost of ₹2,184 crore, about 30% complete in August 2026, with a 2029 completion target.
• Thane-Borivali twin tunnel: the proposed 11.84 km tunnel under Sanjay Gandhi National Park is expected to save about an hour between Borivali and Thane.

Price & Configuration

Oberoi Borivali Mumbai does not yet have a per-sq-ft rate of its own to quote. The most useful benchmark is the locality: Borivali West averaged ₹31,350 per sq ft on a carpet basis in the July to September 2026 quarter. The developer's neighbouring Sky City towers show how the cluster is pricing newer stock, and the figures below are for those other projects, not for this one.

Tower F and G carry a MahaRERA possession date of April 2028, which gives a useful sense of the delivery timing the developer has been working to in this township.

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Launch & Possession Timeline

• Around January to February 2026: reports surfaced of the developer's plan to redevelop a 5.66-acre SRA plot next to Sky City.
• Early 2026: the Q3FY26 earnings call said a Borivali tower launch had slipped into Q4FY26 or Q1FY27.
• May 2026: a broker note placed the Borivali SRA project in the FY27 launch pipeline.
• October 2026: the Q2FY27 results repeated the twelve-item FY27 pipeline, naming the Borivali SRA project.
• October 2026: on the earnings call, the chairman said H2 FY27 launches were delayed pending approvals, and some could slide by a quarter.

The planned launch window sits in FY27, which runs from April 2026 to March 2027. Buyers should read that window as a target that has already moved once.

Investment Analysis

• Price against the locality: Borivali West's average of ₹31,350 per sq ft carpet gives a baseline. Sky City F and G, at about ₹49,000 per sq ft, show how much premium the newer towers in this cluster command.
• Appreciation: Borivali West has recorded five-year rate growth of 23.2%, which supports the long-term case.
• Rental yield: gross yield in Borivali East is 3.20% a year, and Borivali West averages about 3%. Returns here rely more on capital growth than on rent.
• Resale demand: Metro Line 7 access, Western Express Highway connectivity, Western Railway services and proximity to the Mindspace and SEEPZ IT hubs keep a steady pool of working professionals interested in the area.
• Neighbouring alternatives: Oberoi Elysian in Goregaon East offers 3 BHK and 4 BHK homes from about ₹7.84 Cr, delivering between 2026 and 2028, for buyers who want a more established address on the same developer's books.
• Infrastructure upside: the metro, rail and tunnel projects listed above could lift demand over the coming years, though several of them are still under construction or at the proposal stage.

Pros and Cons

Pros

• The plot sits beside the Sky City township, where the mall is already in its first year and the hotel is in its final fit-out stage.
• Metro Line 7 at Magathane is the nearest transit point, with Borivali station about 1.8 km away.
• The mixed-use campus brings a sale tower, an office tower and rehabilitation housing into one development.
• Oberoi Realty has 51 completed Mumbai projects and is listed on BSE and NSE.
• The wider northern western suburbs have a long pipeline of metro and rail works.

Cons

• The launch has already slipped at least once, and the chairman has warned that some H2 FY27 launches could move by a quarter.
• Sharing the site with three rehabilitation towers and an office tower makes this a different proposition from a stand-alone residential tower, and buyers should weigh that.
• Borivali station carries about 448,645 passengers a day, so peak-hour crowding is a daily reality.
• Rental yields near 3% mean the investment case depends mostly on appreciation.
• The developer's Eternia and Enigma projects in Mulund were handed over after the original March 2021 possession date.

Who Should Buy This

Ideal for: working professionals and end-user families who want Metro 7 and Western Express Highway access, and who can wait for the launch and the delivery timeline. Long-horizon investors who value appreciation over rent will also find the locality's rate growth appealing.

Not ideal for: buyers who need a home within the next year or two, or those who depend on rental income in the short term.

About the Developer

Oberoi Realty was incorporated in 1998 as Kingston Properties Private Limited and became Oberoi Realty in 2009, with its head office at Oberoi Garden City in Goregaon East, Mumbai. It has 51 completed projects across Mumbai totalling about 17.2 million sq ft, including Esquire in Goregaon East and Prisma on the Jogeshwari-Vikhroli Link Road, both delivered in FY2019. FY26 consolidated revenue reached ₹6,304.27 crore, and Q2FY27 pre-sales came to ₹9,149.7 crore. Its delivery record is consistent in most cases, though Eternia and Enigma in Mulund ran past their original March 2021 date before handover.

FAQ: Frequently Asked Questions

Q: Where is Oberoi Borivali Mumbai located?

A: The project sits on a 5.66-acre SRA plot in Borivali East, directly next to Oberoi Realty's operating Sky City township.

Q: When is the Oberoi Borivali Mumbai launch expected?

A: The developer has planned the launch for FY27, which runs from April 2026 to March 2027, though the chairman has said some H2 FY27 launches could slide by a quarter.

Q: What is the nearest metro to Oberoi Borivali Mumbai?

A: Magathane station on Metro Line 7 is the closest metro point, and Borivali railway station lies about 1.8 km from the site.

Q: Is Oberoi Realty a reliable developer in Mumbai?

A: Oberoi Realty has 51 completed projects in Mumbai covering about 17.2 million sq ft, and its delivery record is largely consistent, with Eternia and Enigma in Mulund as the main exception.

Q: What is the property price per sq ft in Borivali?

A: Borivali West averaged ₹31,350 per sq ft on a carpet basis in the July to September 2026 quarter, and nearby Sky City F and G are priced at about ₹49,000 per sq ft.

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