Raymond Realty Kandivali Mumbai Project

About Raymond Realty Kandivali Mumbai Project

This is a freshly-announced, upcoming residential development by Raymond Realty in Kandivali, one of Mumbai's most established western suburbs. Raymond Realty Limited has signed definitive documents to develop a residential project in Kandivali, Mumbai, with an estimated gross development value of approximately Rs. 3,000 crore , with the deal officially announced on March 9, 2026. The developer acquired the land parcel in 2025 for approximately ₹473 crore, with the project covering about 11 lakh sq ft — translating to roughly 25 acres of developable area. This is the company's seventh joint development residential project in Mumbai and marks the third development in Mumbai's western suburban belt . The project is at a pre-launch design stage; tower count, unit mix and pricing will be confirmed at the time of MahaRERA filing. Based on Raymond Realty's portfolio, expect 2, 3 and 4 BHK configurations under one of the brand's existing nameplates such as TenX, The Address by GS, or Invictus.

Key Highlights

• Project value: Estimated gross development value (GDV) of around Rs 3,000 crore
• Land size: Approximately 11 lakh sq ft (~25 acres) developable area
• Land cost: Acquired in 2025 for approximately ₹473 crore
• Structure: Joint development project — Raymond Realty's seventh JDA in Mumbai
• Developer pedigree: Part of the iconic Raymond Group, headquartered in Mumbai, among the top 10 real estate players in the country
• Brand portfolio: Iconic aspirational, premium, and luxury residential brands such as TenX, The Address by GS, and Invictus
• Total portfolio: After this addition, Raymond Realty's total portfolio GDV will approach Rs 43,000 crore
• Status: Land tied up; RERA filing, tower configuration and price card expected over the coming quarters

Location Advantages

Kandivali sits on Mumbai's western corridor, sandwiched between Borivali and Malad, with both East and West sub-pockets serviced by the Kandivali railway station on the Western Line. The micro-market is well-developed — wide arterial roads, established schools and hospitals, and strong retail. The Western Express Highway (WEH) runs through the suburb, the upcoming Metro Line 2A (Dahisar–DN Nagar) and Line 7 are operational on parallel corridors, and the proposed Mumbai Coastal Road extension will further improve southbound commutes. Sanjay Gandhi National Park to the east gives Kandivali East a green buffer rare for the western suburbs.

Honest concerns: Kandivali has dense, ageing low-rise stock in inner pockets — expect ongoing redevelopment dust, narrow internal lanes, and monsoon waterlogging on stretches of SV Road and the link road. Peak-hour WEH traffic toward BKC/Bandra is a known pain point. The exact micro-location of this Raymond parcel has not yet been disclosed, so buyers should verify which side (East/West) and which arterial road the plot abuts before committing.

What's Nearby — Schools, Hospitals, Malls

Amenities

Final amenity list will be released at RERA stage. Based on Raymond Realty's adjacent flagship projects (TenX Habitat in Thane), buyers can reasonably expect a developer template along these lines:

• Fitness & Sports: Multi-level clubhouse (the developer's Thane project features a 25,000 square ft multi-level clubhouse ), fully-equipped gymnasium, badminton, squash and tennis courts, jogging and cycling tracks
• Water: Adult swimming pool, kids' splash pool, landscaped water features
• Kids: Dedicated children's play areas, creche/day-care, indoor games room
• Social: Banquet/multipurpose hall, co-working zones, senior-citizen plaza, landscaped central greens, on-campus retail
• Security & Tech: Three-tier security, video door phones, intercom, CCTV-monitored common areas, smart access

Price & Configuration

Raymond Realty has not released a price card. Final pricing will be announced at MahaRERA registration. To anchor expectations, here is what comparable inventory in the area is transacting at:

Given Raymond Realty's positioning, expect the project to be priced at a 5–15% premium to locality averages — a 2 BHK is likely to start in the ₹1.7–2.2 Cr range and a 3 BHK upward of ₹2.7 Cr, with final numbers subject to the exact pocket and tower spec.

Investment Analysis

• Locality momentum: Kandivali West has appreciated 8.6% in the last 1 year, 16.1% in 3 years, and 23.2% over 5 years — steady, end-user-driven, not speculative.
• Rental yield: Average rental yield in Kandivali West is around 3% — modest but stable, consistent with Mumbai western suburbs.
• Resale demand: Strong end-user catchment from BKC, Andheri MIDC and Malad/Goregaon IT belt; resale absorption is generally healthy on RERA-registered branded projects.
• Developer track-record: Raymond Realty delivered the first three towers of Ten X Habitat two years ahead of the RERA timeline — a credible delivery story for a relatively new entrant.
• Comparable projects in the same budget: Godrej's new Kandivali East launch (₹2.25 Cr+), Kalpataru Legacy Kandivali, Lodha Woods Kandivali East, Wadhwa New Launch Thakur Village.
• Investor caveat: Pre-launch entry typically gives a 5–10% discount to public price card, but locks capital for 4–5 years before possession with no rental income — only suitable for buyers with that holding capacity.

Pros and Cons

Pros:

• Strong brand pedigree — Raymond Group, among the top 10 real estate players in the country
• Proven on-time/early delivery record at Thane projects
• Established micro-market — Kandivali has mature schools, hospitals, malls and retail
• Joint development structure typically means cleaner titles than greenfield acquisitions
• Large ~25-acre parcel allows for genuine masterplanning, podium amenities and open spaces

Cons:

• No RERA, no confirmed possession date, no published price — any "booking" right now is a soft expression of interest, not a contract
• Long capital lock-in — possession is realistically 4–5 years away
• Exact plot location within Kandivali (East vs West, which road) has not been publicly disclosed yet
• Raymond Realty is a young real-estate brand (incorporated in 2019); only a handful of projects fully delivered, so long-term construction quality benchmarks are still being set
• Kandivali traffic and monsoon flooding remain genuine quality-of-life concerns

Who Should Buy This

Ideal for: end-user families already living in the western suburbs and looking to upgrade within a familiar catchment; professionals working at BKC, Andheri or Goregaon SEZ who value a branded gated community; long-horizon investors (5+ years) who want pre-launch entry into a premium developer.

Not ideal for: buyers needing immediate possession or rental income; short-term flippers (2–3 year horizon); first-time buyers who can't afford to wait through construction risk or absorb a 20–30% over-budget cost overrun. Anyone uncomfortable booking without a final RERA-registered cost sheet should wait for the formal launch.

FAQ — Frequently Asked Questions

Q: Is Raymond Realty Kandivali Mumbai Project RERA registered?

A: No. The project was only announced on March 9, 2026 and is at the land-acquisition / pre-design stage. MahaRERA registration will be filed before any formal sales launch.

Q: When will this project launch?

A: An exact launch date has not been announced. Based on Raymond Realty's typical timeline from JDA signing to RERA filing on adjacent projects, a soft launch in late 2026 to early 2027 is the realistic window.

Q: What is the expected price range?

A: Pricing is currently "On Request". Comparable Kandivali projects transact at ₹27,100–₹28,950 per sq ft on average , and a peer launch (Godrej Kandivali East) starts at ₹2.25 Cr onwards . Raymond's project will likely be in a similar or slightly premium band.

Q: What is the possession date?

A: Not yet declared. Without RERA registration, no committed possession date exists. Expect 4–5 years from launch based on the developer's other under-construction work.

Q: Is Raymond Realty a reliable builder?

A: Yes, on the available evidence. Raymond Realty delivered the first three towers of Ten X Habitat two years ahead of the RERA timeline , which is unusual in Mumbai. However, the brand is only ~7 years old in real estate, so the long-term post-handover service track record is still building.

Q: What is the nearest metro station?

A: Metro Line 7 (Andheri–Dahisar) and Line 2A (Dahisar–DN Nagar) both serve Kandivali, with stations at Akurli, Poisar and Magathane within 2–4 km of most Kandivali addresses. Exact distance from this Raymond plot will depend on the final sub-locality.

Q: Is booking open right now?

A: Officially, no. Any "EOI" or "early booking" being circulated by channel partners is non-binding pre-RERA marketing — under MahaRERA rules, a developer cannot legally accept more than a token amount or sign a binding agreement before RERA registration.

Q: Is this project good for investment?

A: Reasonable for long-horizon (5+ year) investors who can stomach pre-launch risk. Kandivali West has appreciated 23.2% over 5 years with steady end-user demand. For income-seeking investors, the 3% rental yield is moderate.

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