Runwal Codename Beyond The Green

About Runwal Codename Beyond The Green

Runwal Codename Beyond The Green — officially marketed as Codename #BeyondTheGreens — is a residential project by Runwal Enterprises located at Shiv Shakti Nagar, Collector Colony, Chembur, Mumbai. The project sits on approximately 2.7 to 3.35 acres (figures vary slightly across registered documents) and comprises 2 towers rising G+22 floors, collectively housing around 373 apartments across 2 BHK, 2.5 BHK, and 3 BHK configurations. Apartment sizes range from 750 sq.ft. to 1,235 sq.ft. (carpet area basis per RERA-registered data).

The concept centres on green-first living — roughly 70–80% of the land is kept as open, landscaped space, a genuine rarity in a dense Mumbai suburb. The project's proximity to the Bombay Presidency Golf Club adds a distinctive lifestyle edge that few Chembur addresses can claim. MahaRERA registration number P51800053733 is active; construction commenced April 2026 with possession targeted for December 2029.

Key Highlights

• 2 towers, G+22 floors, ~373 units spread across 2.7–3.35 acres — a deliberately low-density layout for Chembur.
• 70–80% open green space with landscaped gardens, walking trails, and wellness zones — uncommon for this micro-market.
• 125+ lifestyle amenities including 3 swimming pools, a co-working lounge, celebration hall, picnic pavilion, reflexology pathway, and terrace garden.
• Adjacent to Bombay Presidency Golf Club — one of Mumbai's oldest golf courses, offering rare green views from upper floors.
• MahaRERA registered (P51800053733) — buyers benefit from statutory protection, RERA-monitored escrow accounts, and quarterly construction disclosures.
• Vastu-compliant, earthquake-resistant RCC structure with vitrified tile flooring, granite kitchen platforms, branded sanitary fittings, and concealed copper wiring.
• BKC reachable in 15–20 minutes via the Santacruz-Chembur Link Road (SCLR) — a key draw for finance and media sector professionals.
• Starting price ₹2.25 Cr for a 2 BHK in Collector Colony — competitive for the pocket, though floor-rise and PLC charges will push final costs higher.

Location Advantages

Collector Colony sits in the quieter, more residential northern pocket of Chembur — distinctly different from the busier commercial stretches near Chembur railway station. The address benefits from three major arterial roads: Eastern Freeway (South Mumbai in ~20 min), Eastern Express Highway (Thane, Powai corridor), and the Santacruz-Chembur Link Road for quick BKC access. Chembur Monorail Station is approximately 2 km away, and the upcoming Metro Line 2B will further improve east-west connectivity once operational.

That said, buyers should be aware of a few honest concerns. Collector Colony Road itself can get congested during school hours. The project is under construction through 2029, so construction noise and dust will be a reality for residents of neighbouring buildings for several years. Chembur also lacks a direct metro station right at the doorstep — the nearest functional metro is some distance away. Flooding in low-lying pockets of Chembur during heavy monsoon is a historical concern, though Collector Colony's elevated micro-terrain generally fares better than areas closer to the creek.

What's Nearby — Schools, Hospitals, Malls

Amenities

The project claims 125+ amenities — an ambitious number that covers almost every lifestyle category. Here's what has been confirmed across official and RERA-linked communications:

Fitness & Sports

• Fully equipped gymnasium and a dedicated indoor yoga room
• Outdoor yoga and meditation decks
• Multi-sports court (basketball, badminton)
• Jogging track and reflexology pathway
• Outdoor gym stations

Water & Wellness

• 3 swimming pools (adult lap pool, leisure pool, and a children's splash pool)
• Pool deck with lounge seating

Kids & Family

• Play grove with age-appropriate equipment
• Picnic pavilion and event lawn
• Senior citizen seating zone

Social & Community

• Celebration hall / multipurpose hall
• Co-working lounge
• Terrace sky garden
• Library / reading room
• Indoor games room

Security & Infrastructure

• 24×7 CCTV surveillance across common areas
• Controlled access entry with intercom / video door phone
• High-speed elevators and 100% power backup for common areas
• Rainwater harvesting

Price & Configuration

Note: Areas above are on carpet area basis as per MahaRERA (P51800053733). Prices are indicative base prices from publicly available listings. Floor-rise charges, PLC (Preferential Location Charge for golf course-facing or higher floors), parking charges (₹5–8 lakh typical range in this segment), GST @5%, stamp duty, and registration are additional. Payment plan details (CLP / subvention) should be confirmed directly with the developer's sales team.

Construction Progress

MahaRERA registration P51800053733 was activated in April 2026, confirming the project has entered the formal construction and disclosure phase. The RERA-registered possession date is December 2029 — giving a roughly 3.5-year construction window from registration. As of the time of writing, the project is in early structural stages; no floor-level milestones have been publicly disclosed yet. Buyers should track quarterly updates on the MahaRERA portal (maharerait.maharashtra.gov.in) using the registration number to monitor construction progress, fund utilisation, and any timeline revisions. No OC or CC has been issued — the project is firmly under construction.

Investment Analysis

• Current pricing vs. area average: At ₹30,000–₹34,000/sq.ft. (carpet), Beyond The Green is priced at a modest premium over the Chembur East average of approximately ₹27,000–₹30,000/sq.ft. for comparable new launches. The Collector Colony address and golf course adjacency justify part of this premium.
• 2–3 year appreciation outlook: Chembur has seen 10–15% appreciation over the past 3 years, driven by the SCLR, Eastern Freeway, and Mumbai Trans Harbour Link (MTHL). With Metro Line 2B progress, further 8–12% appreciation over the next 2–3 years is a reasonable estimate — though this is speculative and market-dependent.
• Rental yield: A 2 BHK in Collector Colony currently commands ₹45,000–₹60,000/month in rent (based on comparable ready properties in the area). At a purchase price of ₹2.5 Cr all-in, that translates to a gross rental yield of ~2.2–2.9% — typical for Mumbai, but not high. Investors seeking yield should note this is primarily a capital appreciation play.
• Competing projects in the same budget:
  • Runwal Woods, Chembur East — same developer, 2 BHK from ₹2.56 Cr (carpet ~774 sq.ft.), MahaRERA P51800053733, possession December 2029–2030. Direct sibling project.
  • Chandak Highscape City, Chembur — 2 BHK from ~₹2.2 Cr, different micro-location, established builder.
  • Supreme Boulevard, Chembur — 2 BHK from ~₹2.3 Cr, smaller project, limited amenities.
• Resale demand: Runwal-branded properties in Chembur (Runwal Grand, Runwal Hills) have historically enjoyed strong resale demand due to brand trust and quality perception. Pre-launch liquidity risk exists — reselling before possession can be harder if the broader market softens.

Pros and Cons

PROS

• MahaRERA registered (P51800053733) — statutory buyer protection in place from day one.
• Low-density layout with 70–80% open space — genuinely rare in Chembur's increasingly crowded market.
• Proximity to Bombay Presidency Golf Club gives upper-floor units an unobstructed green view that is difficult to replicate.
• Runwal Enterprises has a 45+ year track record in Mumbai; their Chembur projects (Runwal Grand, Runwal Hills, Runwal Forests) are well-regarded by residents.
• Strong social infrastructure — top ICSE, CBSE, and IB schools within 3 km; three reputed hospitals within 3 km.

CONS

• No metro station at the doorstep — the nearest monorail and upcoming metro require a drive or auto ride, which adds to daily commute effort.
• Possession is December 2029 — over 3.5 years away. Buyers will pay EMIs or rent simultaneously for a long stretch, increasing holding cost.
• At ₹30,000+/sq.ft. carpet, the 2 BHK sizes (~750 sq.ft.) feel tight for a family. You are paying Chembur premium pricing for a relatively compact home.
• Multiple broker sites quote different starting prices (₹2.25 Cr to ₹2.54 Cr), which creates confusion. The actual all-inclusive cost with PLC, parking, GST, and registration will be meaningfully higher than the advertised base price.

Who Should Buy This

Ideal for: Working professionals employed in BKC, Lower Parel, or South Mumbai who want a quieter, greener home base with a 15–25 minute commute. Families with school-going children who value proximity to ICSE/CBSE/IB schools. NRIs seeking a trusted developer-backed Mumbai asset with RERA protection. Investors with a 4–6 year horizon who are comfortable with a capital appreciation play rather than immediate rental income.

Not ideal for: Buyers needing immediate possession or ready-to-move homes. Those on a tight budget where the all-inclusive cost (factoring GST, PLC, parking, and registration) could push the 2 BHK well past ₹2.8–3 Cr. Buyers who rely on metro connectivity for daily commuting — the nearest functional metro is not walking distance.

FAQ — Frequently Asked Questions

Q: Is Runwal Codename Beyond The Green RERA registered?

A: Yes. The project is registered under MahaRERA with registration number P51800053733. You can verify all project details, quarterly construction updates, and fund utilisation on maharerait.maharashtra.gov.in.

Q: What is the possession date for Runwal Codename Beyond The Green?

A: The RERA-registered possession date is December 2029. Construction commenced April 2026. Buyers should track RERA portal updates for any revisions.

Q: What is the price range for apartments in this project?

A: Base prices start at approximately ₹2.25 Cr for a 2 BHK (~750 sq.ft. carpet), ₹3.10 Cr for 2.5 BHK, and ₹3.20–3.99 Cr for 3 BHK. The all-inclusive cost after adding GST, PLC, parking, stamp duty, and registration will be higher — request a detailed cost sheet from the developer before booking.

Q: Is the Runwal Group a reliable builder?

A: Runwal Enterprises (formerly part of Runwal Group, founded 1978) has a strong track record with 51+ delivered projects and 20,000+ families housed across Mumbai. Their Chembur projects have generally received positive resident reviews. That said, as with any under-construction project, buyers should monitor RERA filings regularly.

Q: What is the nearest metro or railway station?

A: Chembur Railway Station (Central Line) is approximately 2–3 km away (~8–10 min drive). Chembur Monorail Station is similarly ~2 km. Metro Line 2B (under construction) will improve east-west connectivity once operational, but there is no metro station immediately adjacent to the project.

Q: Is Runwal Codename Beyond The Green a good investment?

A: Chembur has appreciated 10–15% over the past 3 years and infrastructure tailwinds (SCLR, MTHL, Metro 2B) remain positive. The project's low-density layout and golf course adjacency support long-term value. However, rental yields at ~2.2–2.9% gross are modest — this is primarily a capital appreciation investment with a 4–6 year horizon.

Q: What configurations are available and what are the carpet areas?

A: The project offers 2 BHK (~750 sq.ft.), 2.5 BHK (~950–1,000 sq.ft.), and 3 BHK (~1,000–1,235 sq.ft.) apartments, all on carpet area basis as per MahaRERA disclosure.

Q: How many towers and floors does the project have?

A: The project comprises 2 towers, each rising G+22 floors, with a total of approximately 373 units across all configurations.

Q: Are there any risks buyers should know about before booking?

A: Key risks include: the long construction timeline (possession December 2029), price ambiguity across broker listings (always get the official cost sheet), no direct metro connectivity currently, and the typical pre-launch resale liquidity risk if you need to exit before possession. Always review the registered agreement, RERA filings, and title documents with an independent lawyer before booking.