Oberoi Realty Worli Mumbai Project

About Oberoi Realty Worli Mumbai Project

Oberoi Three Sixty West is the headline residential project Oberoi Realty operates in Worli, Mumbai. This ready-to-move landmark project offers an exclusive collection of spacious 4 BHK and 5 BHK luxury apartments. Spread across approximately 1.58 acres, the development features world-class architecture, premium interiors, and unmatched lifestyle services. With only 284 residences, Oberoi Three Sixty West represents exclusivity, elegance, and timeless luxury in Mumbai's prime real estate corridor. It comprises two towers, joined at ground level by a podium. Tower B, the taller of the two, rises to 260 metres with 66 floors and Tower A rises to 255.6 metres with 52 floors. Tower A houses the Ritz-Carlton hotel; private residences are located in Tower B. The podium accommodates restaurants and ballrooms. The complex was designed by Kohn Pedersen Fox and built by Samsung C&T — the same contractor behind Dubai's Burj Khalifa.

Key Highlights

• Twin-tower mixed-use complex — Tower B rises to 260 m with 66 floors and Tower A rises to 255.6 m with 52 floors
• Only 284 ultra-luxury residences across a 1.58-acre footprint in Worli
• 4 & 5 BHK only — carpet areas range from 5,235 sq ft to 6,651 sq ft, designed for buyers seeking expansive living in central Mumbai
• Ritz-Carlton managed services — two towers; one houses The Ritz-Carlton Hotel, and the other has luxury residences managed by The Ritz-Carlton
• 80,000 sq ft exclusive Residents' Club — the Residential Tower has an Exclusive Residents Club of approximately 80,000 sq. ft. available for the sole use of its residents
• 65% open area — Three Sixty West has an open area of 65.00%
• RERA registered — MahaRERA registration number P51900012115
• Bareshell delivery — builder provides bareshell apartments , allowing buyers to design interiors from scratch

Location Advantages

Worli sits on Mumbai's central coastline and is widely considered one of the city's most prestigious addresses. The project is well-connected to Lower Parel, Nariman Point, and Bandra via major arterial roads, and the Bandra–Worli Sea Link facilitates quicker travel to the western suburbs. Lower Parel's commercial cluster (One BKC, Kamala Mills, Phoenix Marketcity) is a 5-7 minute drive, and BKC is reachable in 12-15 minutes via the Sea Link outside peak hours. Upcoming metro access through Metro Line 3 (Colaba–Bandra–Seepz corridor) will further reduce dependence on road traffic.

Honest concerns: Worli sees severe peak-hour congestion on Annie Besant Road, the Sea Link approach, and Worli Naka. Monsoons (June-September) can bring waterlogging at Worli Naka and Lotus Junction, though Three Sixty West's elevated podium insulates residents. The neighbourhood also has dense old-Mumbai pockets adjacent to ultra-luxury towers — a contrast some buyers from gated-suburb backgrounds find jarring.

What's Nearby — Schools, Hospitals, Malls

Amenities

Three Sixty West offers the best-in-class residential experience through Club 360. Two distinct zones, spread across two levels, have areas for sports, fitness, kids' activities and adventure at one end and leisure, lounging and relaxation at the other. The Ritz-Carlton, Mumbai has 220 rooms, fine dining restaurants, a sea view bar, a spa and expansive banquet and other exclusive facilities all of which can be availed by residents for themselves or their guests.

• Fitness & Sports: fully-equipped gymnasium, badminton court, tennis court, squash court, jogging and cycling track
• Water: swimming pool with deck, kids' pool, spa with hydrotherapy
• Kids: dedicated children's play areas, indoor games room, family lounge
• Social: 80,000 sq ft Residents' Club, business lounge, in-residence Ritz-Carlton dining and concierge
• Security: 24×7 security with CCTV, panic-button system connected to ground-floor security, valet parking

Price & Configuration

Oberoi Three Sixty West's average price is approximately ₹91,800/sq.ft. compared to Worli's locality average of ₹74,000/sq.ft. A 4 BHK is available at a starting price of ₹73 Cr while a 5 BHK is offered from ₹90 Cr onwards on the resale market. A 30:40:30 payment plan is available — 30% at booking, 40% on handover/renovation completion, and the remaining 30% on final possession , though most direct primary sale units have historically required 100% upfront payment with maintenance roughly ₹3 lakhs per month . Apartments are delivered bareshell, so add ₹4,000–₹8,000/sq.ft. for fit-outs.

Construction Progress

Three Sixty West is complete and ready to move. The project is RERA registered under P51900012115 and possession began from 18 January 2024. Both towers — the 52-floor Ritz-Carlton hotel tower and the 66-floor residential tower — are structurally complete with the podium operational. The project has demonstrated strong buyer activity; as of February 2026, 15 residential transactions had been registered amounting to approximately ₹1,702 Cr. Earlier updates show that by November 2025, around 71 out of 284 launched units had already been booked across multiple apartment categories. Notably, Oberoi Realty's shareholders approved the acquisition of residential premises in Three Sixty West constructed by Oasis Realty for up to ₹4,000 crore — Oberoi Realty bought over 5 lakh square feet comprising 63 residential units , signalling deep confidence in the asset.

Investment Analysis

• Pricing premium: at ~₹91,800/sq.ft. against Worli's average of ₹74,000/sq.ft. , Three Sixty West commands roughly a 24% premium — justified by Ritz-Carlton branding, scale and Sea Link views.
• Resale momentum: 14 sales transactions registered May 2025–Apr 2026 at an average price of ₹68,200/sq.ft. indicate active secondary trading at slightly lower realised prices than asking.
• Rental yield: Worli ultra-luxury rentals run ₹8–20 lakh/month; on a ₹50–80 Cr buy, gross yield is a thin 1.2–1.6%, typical of trophy assets where capital appreciation drives returns.
• Appreciation: Three Sixty West's average asking price is rising quarter-on-quarter compared with Worli , with a ~2.56% trend on Annie Besant Road properties measured 2017 to 2022 — Sea Link, Coastal Road and Metro Line 3 are pushing recent gains higher.
• Competing trophy assets: Lodha Worli (Park Mansion / The Park) at ₹70,000–95,000/sq.ft., Indiabulls Sky Forest at ₹60,000–80,000/sq.ft., and Omkar 1973 at ₹65,000–85,000/sq.ft. — Three Sixty West sits at the top of this set on brand and finish.

Pros and Cons

PROS:

• Architectural pedigree — designed by Kohn Pedersen Fox with main contractor Samsung C&T , the team behind Burj Khalifa
• Ritz-Carlton-managed service inside a residential building is a genuinely rare offering in India
• Sea-facing views from most units thanks to angled tower geometry
• Limited inventory (only 284 homes) protects long-term scarcity value
• Ready-to-move with OC — no construction risk, no GST, immediate possession

CONS:

• Bareshell delivery means an additional ₹2-5 Cr in interiors before move-in
• Maintenance is steep — roughly ₹3 lakhs per month per apartment
• Gross rental yield (~1.3%) is poor; this is a capital-preservation, not income, asset
• Worli traffic congestion — Sea Link entry/exit, Annie Besant Road and Worli Naka can add 20-40 minutes during peak hours
• Delivery timeline slipped significantly — initially marketed for 2018-2020 possession, OC came only in early 2024

Who Should Buy This

Ideal for: UHNI families seeking a trophy primary residence in South Mumbai, Indian and NRI promoters who want Ritz-Carlton-grade hotel services attached to their home, and family offices building long-horizon real estate portfolios where prestige and scarcity matter more than yield.

Not ideal for: Yield-focused investors (rental returns are sub-1.5%), buyers needing turnkey furnished delivery (units are bareshell), and anyone whose work commute is concentrated in Andheri, Powai, or Navi Mumbai — Worli's location works for South Mumbai and BKC, less so for the eastern/northern suburbs.

FAQ — Frequently Asked Questions

Q: Is Oberoi Realty Worli Mumbai Project (Three Sixty West) RERA registered?

A: Yes. Three Sixty West is registered under MahaRERA registration number P51900012115 , verifiable on the MahaRERA portal.

Q: What is the possession date for Three Sixty West Worli?

A: The project is ready-to-move. Possession began from 18 January 2024 , and homes are being handed over on a rolling basis.

Q: What is the price range at Oberoi Three Sixty West?

A: 4 BHK apartments are priced from ₹45 Cr onwards while 5 BHK apartments are available from ₹57.17 Cr onwards , with premium-floor and view-facing units crossing ₹99 Cr in resale.

Q: Is Oberoi Realty a reliable builder?

A: Yes — Oberoi Realty has worked on more than 42 successful projects in and around Mumbai over three decades and has a strong delivery and quality track record, though some marquee projects (including Three Sixty West itself) have seen multi-year possession delays.

Q: What is the nearest metro station to Three Sixty West?

A: The new Metro Aqua Line (Line 3) connects Worli directly to BKC, Dadar, Chhatrapati Shivaji International Airport and both South and North Mumbai. The Worli (Acharya Atre Chowk) station on Line 3 is approximately 1 km from the project.

Q: Is Three Sixty West a good investment?

A: For capital preservation and prestige, yes — Worli is supply-constrained, the Ritz-Carlton tag is unique, and average asking price is rising quarter-on-quarter . For rental yield (~1.3% gross), no — this is a trophy asset, not a cash-flow play.

Q: What configurations are available?

A: Only large-format homes — Oberoi Three Sixty West offers 4 & 5 BHK flats with carpet areas of 5,235 sq.ft. and 6,651 sq.ft. respectively.

Q: Are the apartments delivered fully furnished?

A: No. The builder is providing bareshell apartments , meaning buyers need to invest separately in flooring, kitchens, wardrobes, and interior fit-outs after possession.

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