Runwal Raaya Worli Mumbai

About Runwal Raaya Worli Mumbai

Runwal Raaya is an ultra-luxury residential development by Runwal Realty in the heart of Worli's "Golden Triangle." The project is built on a 4.2-acre land parcel with 2 towers in a 2B+G+8P+59/63 floors configuration offering 3 BHK, 4 BHK and 5 BHK premium residences with carpet areas from 1,737 to 4,500 sq.ft. One tower has 72 floors offering 3 BHK and 4 BHK warm-shell residences, and a second 68-storey tower houses exclusive 5 BHK bare-shell sky villas — with only 300 residences in total. Architecture is by Broadway Malyan and landscape design by Sitetectonix (STX) , positioning Raaya as one of South Mumbai's most exclusive low-density addresses.

Key Highlights

• Twin-tower low-density layout: Set on a 4.2-acre freehold land parcel — one of the lowest-density developments in Worli, with two towers of 72 and 68 storeys respectively
• Only 300 residences total across two towers — exceptional exclusivity for a Mumbai high-rise
• Carpet areas: 3 BHK from 1,738 sq.ft., 4 BHK from 2,208 sq.ft., 5 BHK from 4,285 sq.ft. onwards
• Private elevators and private lobbies for each residence with biometric access
• A 30,000 sq.ft. clubhouse, rooftop wellness retreats, an indoor wellness pool, and a private theatre
• MahaRERA Registration Numbers: P51900080218 and P51900080252
• RERA possession timeline: 2032 with target handover December 2030
• International design partners: Broadway Malyan (architecture) and Sitetectonix (landscape)

Location Advantages

Runwal Raaya sits at Off, Dr Elijah Moses Rd, next to Four Seasons, Upper Worli, Worli, Mumbai – 400018 , inside Worli's premium corridor. The Bandra-Worli Sea Link is roughly 2.4 km away, Mahalaxmi Racecourse around 3.9 km, Kamala Mills about 9 minutes, and Wockhardt Hospital about 12 minutes . Eastern Freeway provides smooth access to South Mumbai and Eastern Suburbs; Senapati Bapat Marg and Dr Annie Besant Road link Worli to Lower Parel, Dadar and Mahalaxmi; the upcoming Mumbai Metro Line 3 will enhance north-south rail connectivity . Honest concerns: Worli's mill-lane interiors and the Worli Naka junction see heavy peak-hour congestion. The site is a working construction zone for the next 5–6 years, so dust, noise and truck movement around Ganapatrao Kadam Marg are realities buyers should weigh. Also, the nearest operational metro station (Acharya Atre Chowk on Line 3) is a short drive — not walkable from the gate.

What's Nearby — Schools, Hospitals, Malls

Amenities

Anchored by a 30,000 sq.ft. clubhouse, rooftop wellness retreats, an indoor wellness pool, and a private theatre , the amenity programme spans 60+ curated lifestyle features spread across roughly 2 acres of landscaped wellness zones.

• Fitness & Sports: Fully equipped gymnasium, yoga & meditation deck, badminton court, indoor games room, jogging track, reflexology track
• Water: Infinity-edge swimming pool, indoor wellness/lap pool, kids' splash zone
• Kids: Dedicated children's play area, sand pit, library and learning corner
• Social: Grand clubhouse, multipurpose hall, party lawn, amphitheatre, lounge, business centre, private theatre
• Wellness: Spa, salon, senior citizen deck, pet-friendly zone, vertical gardens
• Security: Biometric-access elevators, 24x7 CCTV, multi-tier visitor management, intercom, fire safety systems

Price & Configuration

Notes: Pricing starts at ₹65,000 per sq.ft.++ on carpet. The 5 BHK is sold bare-shell while 3 and 4 BHKs are warm-shell. Construction-linked payment plan is the standard offer; subvention is generally not available at this price point. GST, stamp duty (6% in Mumbai), registration, floor-rise charges and PLC for sea-facing units are extra.

Construction Progress

The project is in early-construction stage. Target possession is December 2030 with RERA possession deadline of December 2032 . As per the MahaRERA filings ( P51900080218 and P51900080252 ), groundwork and basement excavation are underway across the 4.2-acre parcel; superstructure work for both towers is in initial podium-level stage. No OC/CC has been issued yet — this is a 5–6 year delivery cycle. Buyers booking now should plan for a long handover horizon.

Investment Analysis

• Pricing vs locality: Starting ₹65,000/sq.ft.++ places Raaya in the upper band for Worli — comparable to Lodha World View and Oberoi Three Sixty West but below Lodha Park's premium tower pricing (₹75–95k/sq.ft.).
• Worli appreciation trend: Property prices in Worli surged about 30% in 2024 ; conservative 3-year forward projection is 6–9% CAGR as Coastal Road and Metro Line 3 fully open.
• Rental yields: Typically 2.2–2.8% gross for ultra-luxury 3/4 BHKs in Worli — channel-partner claims of 3.5–4.2% are optimistic; expect ₹4–6 lakh/month rents for 3 BHK once ready.
• Resale demand: Strong for 3 BHK, narrower buyer pool for 5 BHK sky villas at ₹28 Cr+.
• Competitors in budget: Lodha Park (Worli) ₹70k+/sq.ft.; Oberoi Three Sixty West ₹85k+/sq.ft.; Piramal Aranya (Byculla) ₹38–45k/sq.ft.; Birla Niyaara (Worli) ₹70k+/sq.ft.

Pros and Cons

PROS:

• Genuinely low-density — only 300 residences across 4.2 acres is rare in central Mumbai
• Private lobbies and private elevators per home — a feature usually reserved for ₹40Cr+ projects
• RERA-registered with full MahaRERA compliance and escrow protection
• Top-tier design partners — Broadway Malyan + STX deliver internationally benchmarked specs
• Worli "Golden Triangle" address with quick access to BKC, Lower Parel, Nariman Point

CONS:

• Long possession horizon — RERA deadline is December 2032, meaning 6+ years of EMIs/payments before move-in
• Premium pricing at ₹65,000/sq.ft.++ leaves limited margin for short-term flip; ticket sizes of ₹11–33 Cr narrow the buyer pool
• Rental yields are modest (2–3%) — not an investor-yield play, more a capital-preservation asset
• Worli traffic congestion at Worli Naka and during Sea Link peak hours is real, especially on monsoon days
• 5 BHK is bare-shell — fit-out costs of ₹3,000–5,000/sq.ft. mean an additional ₹1.5–2 Cr to make it liveable

Who Should Buy This

Ideal for: UHNI end-users wanting a 6–8 year horizon home in Worli; CXOs working in BKC/Lower Parel who value private-elevator privacy; NRIs looking for a trophy Mumbai address with RERA protection; portfolio investors diversifying into ultra-luxury South Mumbai with a long hold thesis.

Not ideal for: Buyers needing ready-to-move possession (this is a 2030–2032 delivery); rental-yield seekers (Worli yields don't justify ₹11Cr+ tickets); first-time luxury upgraders who'd be stretched on the cost sheet after GST, stamp duty and fit-outs.

FAQ — Frequently Asked Questions

Q: Is Runwal Raaya Worli Mumbai RERA registered?

A: Yes. MahaRERA Registration Numbers are P51900080218 and P51900080252 , verifiable on the official MahaRERA portal.

Q: What is the possession date for Runwal Raaya Worli?

A: Target possession is December 2030 with the RERA-stated possession deadline of December 2032 .

Q: What is the price range at Runwal Raaya Worli?

A: 3 BHK starts at ₹11.29 Cr, 4 BHK at ₹14.35 Cr, and 5 BHK at ₹27.78 Cr , with carpet rates around ₹65,000/sq.ft.++ excluding GST and other charges.

Q: Is Runwal Group a reliable builder?

A: Established in 1978, Runwal is one of Mumbai's premier real estate developers with a track record of 42+ delivered projects and over 35,000 customers . They have generally good delivery history on mid-luxury projects, though some larger townships have seen timeline extensions.

Q: What is the nearest metro station to Runwal Raaya?

A: Acharya Atre Chowk station on Mumbai Metro Line 3 (Aqua Line) is the closest operational metro, roughly 1–1.5 km away. The Mumbai Metro Line 3 corridor will significantly improve north-south connectivity from Worli.

Q: Is Runwal Raaya Worli a good investment?

A: It's a strong long-hold capital-appreciation play given Worli's ~30% price surge in 2024 and the upcoming Coastal Road–Sea Link integration, but it is not a high-yield rental asset (expect 2–3% gross yields).

Q: How many towers and floors does Runwal Raaya have?

A: Two iconic towers — one with 72 floors offering 3 BHK and 4 BHK warm-shell residences, and a second 68-storey tower housing exclusive 5 BHK bare-shell sky villas, with only 300 residences in total .

Q: Who are the architects and designers?

A: Broadway Malyan, a globally awarded architecture firm with masterpieces across Singapore, UK, and Malaysia, alongside Sitetectonix (STX) as landscape architects .

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