Photo by Rustomjee Central Park Business Spaces via Google Places

Rustomjee Andheri East Redevelopment Mumbai Project

⚠️ Pre-Registration Stage This project is awaiting RERA registration. All information shown is preliminary and based on the developer's announced plans. The project is not available for sale or booking until RERA registration is granted.

By Riya Kapoor

Real Estate Content Writer (Freelancer) · Mumbai · 7 years experience

Developer

Rustomjee Group (keystone Realtors Limited)

City

Mumbai

Locality

Andheri East

Price

Price on Request

Configurations

Expected 1 BHK, 2 BHK, 3 BHK

Status

Upcoming

About Rustomjee Andheri East Redevelopment Project (Om Nagar)

Rustomjee Group (Keystone Realtors Limited) was appointed in February 2026 as the developer for a marquee large society redevelopment project involving the Om Nagar Co-operative Housing Society Federation Limited in Andheri East, Mumbai. The project encompasses the redevelopment of eight housing societies on a combined land parcel measuring approximately 20,570 square metres (roughly 5.08 acres). The redevelopment will provide new homes for all 637 existing members while unlocking approximately 5 lakh sq ft of RERA carpet area for open sale, generating an estimated Gross Development Value (GDV) of ₹1,775 crore. This is a cluster redevelopment — not a single-society project — which means better land utilisation, wider internal roads, improved drainage, and a planned community layout that standalone redevelopments simply cannot match.

Key Highlights

Cluster redevelopment of 8 housing societies under the Om Nagar Co-operative Housing Society Federation Limited
Total land parcel: ~20,570 sq m (~5.08 acres) — a significant consolidated plot in land-starved Andheri East
637 existing members to be rehoused with modern apartments, lifts, parking, fire safety and power backup
~5 lakh sq ft of RERA carpet area expected for free-sale to external buyers
₹1,775 crore estimated GDV — one of the larger redevelopment announcements in Mumbai's western suburbs in FY2026
Developer: Keystone Realtors (BSE-listed) with 38 completed projects, 20 ongoing, and 24 forthcoming across MMR
Phased construction planned to minimise disruption for existing residents during transition

Location Advantages

Andheri East is one of Mumbai's most well-connected residential and commercial hubs. The project benefits from proximity to Western Express Highway, the Jogeshwari-Vikhroli Link Road (JVLR), and the Andheri-Kurla Road — three arterial corridors that connect to BKC, Powai, MIDC, and SEEPZ within a 15–25 minute drive during non-peak hours. Andheri Railway Station (Western Line) is roughly 2–3 km away, and the Versova-Ghatkopar Metro Line 1 is accessible at the Andheri Metro station, about 2 km distant. Chhatrapati Shivaji Maharaj International Airport's domestic terminal is only about 3–4 km away — a rare advantage for any residential project.

Honest concern: Andheri East faces chronic traffic congestion, particularly along Andheri-Kurla Road and near MIDC junctions during office hours. Parking remains a perennial headache. During monsoons, certain low-lying pockets in Andheri East have a history of waterlogging. Buyers should verify the exact elevation and drainage infrastructure of the Om Nagar plot before committing.

What's Nearby — Schools, Hospitals, Malls

Category	Name	Approx. Distance	Drive Time
School (ICSE)	St. Arnold's High School, Andheri East	~2 km	5–8 min
School (CBSE)	Ryan International School, Andheri East	~3 km	8–12 min
School (IB)	Oberoi International School, JVLR Campus	~5 km	12–18 min
School (SSC/ICSE)	Gundecha Education Academy, Andheri East	~4 km	10–15 min
Hospital (Multi-Specialty)	Holy Spirit Hospital, Mahakali Caves Road	~3 km	8–12 min
Hospital (Multi-Specialty)	Kokilaben Dhirubhai Ambani Hospital, Andheri West	~6 km	15–20 min
Hospital (General)	ESIS Hospital, Andheri East	~2 km	5–8 min
Mall	Infiniti Mall, Andheri West	~4 km	10–15 min
Mall	Citi Mall, Andheri West	~5 km	12–18 min
Market	Andheri Lokhandwala Market	~4 km	10–15 min
Entertainment	PVR INOX (multiple locations, Andheri)	~3–5 km	8–15 min

Amenities

Since the project is at the acquisition/upcoming stage, a detailed amenity list has not been officially released by Rustomjee. However, based on the developer's portfolio of similar large-scale redevelopment projects across Mumbai, the following amenities are typically included:

Fitness & Sports: Fully equipped gymnasium, jogging track, multi-purpose sports court, yoga/meditation zone
Water & Recreation: Swimming pool (likely with a separate kids' pool), landscaped gardens, open sit-out areas
Kids: Dedicated children's play area with safe, modern play equipment
Social: Multipurpose hall/banquet, community centre, senior citizen area, co-working spaces
Security: 24/7 CCTV surveillance, multi-tier access control, fire safety systems as per updated NBC norms, dedicated parking with EV charging provisions

The cluster redevelopment model usually results in significantly better open space ratios, wider internal roads, and integrated amenities compared to single-building redevelopments. Final amenity details will be confirmed upon RERA filing.

Price & Configuration

As this project is at the upcoming/acquisition stage (announced February 2026), Rustomjee has not yet released official BHK configurations or pricing. No RERA registration has been filed, and open-sale bookings have not commenced.

Based on RealtyPromoo research, comparable new-launch projects by reputed developers in Andheri East are currently priced in the following range:

Configuration	Estimated Carpet Area (sq.ft.)	Indicative Price Range	Approx. ₹/sq.ft.
1 BHK	400–500	₹1.20 Cr – ₹1.60 Cr	₹28,000 – ₹32,000
2 BHK	550–700	₹1.80 Cr – ₹2.40 Cr	₹28,000 – ₹34,000
3 BHK	800–1,000	₹2.60 Cr – ₹3.50 Cr	₹30,000 – ₹35,000

Important: The above are comparable market estimates only — not confirmed project prices. Rustomjee's actual configuration mix and pricing will be announced at the RERA launch stage. The ₹1,775 crore GDV suggests the developer is targeting the mid-to-premium segment for free-sale units, which aligns with the ₹28,000–₹35,000/sq.ft. bracket currently prevalent in Andheri East for new-build projects.

⚠️ Price Disclaimer: Prices shown are indicative and based on RealtyPromoo research. Actual cost may vary based on floor rise, PLC (Preferential Location Charge), parking, GST, registration and developer-specific charges. Contact us for the latest verified cost sheet.

Investment Analysis

Locality price trend: Average property prices in Andheri East currently stand at approximately ₹29,000–₹31,650 per sq.ft. (asking rate), with government registration rates averaging around ₹20,000–₹23,500/sq.ft. Prices have appreciated roughly 17% over the past 5 years and about 1.4% in the last 1 year, indicating steady but not overheated growth.
Rental yield: Andheri East offers an average rental yield of approximately 3.5–4.2%, which is among the better yields in Mumbai's western suburbs. A 2 BHK in a new project can fetch ₹45,000–₹70,000/month, while 3 BHKs in premium societies command ₹80,000–₹1.2 lakh/month.
Redevelopment premium: Cluster redevelopment projects by listed developers typically command a 10–15% premium over standalone society redevelopments. The Rustomjee brand and 5-acre scale should position this project favourably.
Competing projects in similar budget: Lodha Eternis (Andheri East, ~₹28,000–₹33,000/sq.ft.), Mahindra Vivante (Andheri East, ~₹30,000–₹36,000/sq.ft.), Sheth Vasant Oasis (~₹26,000–₹30,000/sq.ft.). Rustomjee's pricing is expected to be competitive with these benchmarks.
Risk factor: Redevelopment projects inherently carry timeline risk. Coordination among 637 families, regulatory approvals, transit accommodation, and phased construction can cause delays of 1–3 years beyond initial estimates. Investors should have a medium-to-long term horizon (5–7 years minimum).

Pros and Cons

Pros

Prime Andheri East location: 3 km from the airport, 2 km from Andheri Station, excellent metro/rail/road connectivity
Listed developer: Keystone Realtors is BSE-listed, has delivered 28+ million sq.ft. and rehoused 1,800+ families through redevelopment — strong execution track record
Cluster redevelopment scale: 5+ acres is substantial for Andheri East; larger plot means better open spaces, amenities, and infrastructure compared to single-building projects
Strong demand drivers: Proximity to MIDC, SEEPZ, BKC and the airport ensures a deep pool of tenants and end-users
Early entry opportunity: Upcoming stage means early investors may get preferential pricing once RERA launches

Cons

No RERA yet: The project is purely at acquisition stage — no official configurations, pricing, or possession timeline. Buyers cannot legally book or make payments until MahaRERA registration
Redevelopment timeline risk: Multi-society cluster projects in Mumbai have historically faced delays due to resident disputes, approval bottlenecks, and phased construction. Plan for a 6–8 year horizon from announcement to possession
Andheri East traffic and waterlogging: The locality suffers from chronic road congestion and some areas experience monsoon waterlogging — a quality-of-life concern
No confirmed price advantage: Being a Rustomjee project, pricing is unlikely to be significantly below market. Value-seeking buyers may find better deals in adjacent Jogeshwari or Goregaon East

Who Should Buy This

Ideal for: Long-term investors who understand Mumbai redevelopment timelines and want branded exposure in Andheri East at potentially pre-launch pricing. Also suitable for NRIs looking for a reputed developer with airport proximity for a future primary or rental home. Working professionals employed in BKC, MIDC, or SEEPZ who want short commutes will find the location highly convenient.

Not ideal for: Anyone needing immediate possession or planning to move in within 2–3 years — this project is years away from delivery. Budget-conscious first-time buyers may find better value in Goregaon East or Malad East where prices are 15–20% lower. Investors with a short-term flipping mindset should avoid, as redevelopment projects don't appreciate meaningfully until construction reaches advanced stages.

FAQ — Frequently Asked Questions

Q: Is Rustomjee Andheri East Redevelopment (Om Nagar) RERA registered?

A: No, the project is currently at the acquisition/upcoming stage. Rustomjee was announced as the developer in February 2026. MahaRERA filing is expected at a later date once approvals and planning are finalised. Do not make any payments until a valid MahaRERA number is assigned.

Q: What is the expected possession date?

A: No possession date has been announced. Based on typical large-cluster redevelopment timelines in Mumbai, first-phase possession may be expected around 2031–2033, though this is purely an estimate and subject to regulatory and construction progress.

Q: What is the expected price range for this project?

A: Pricing has not been officially announced. Comparable new-build projects in Andheri East by premium developers are currently priced at ₹28,000–₹35,000 per sq.ft. (carpet area). Rustomjee's pricing is expected to be in a similar bracket. Final pricing will be confirmed upon RERA launch.

Q: Is Rustomjee a reliable builder?

A: Rustomjee Group (Keystone Realtors) is a BSE-listed company with a 28-year track record in Mumbai. They have delivered over 28 million sq.ft. of construction area and housed 18,000+ families including 1,800+ through redevelopment. Their Chairman, Boman Irani, also serves as Chairman of CREDAI National. The company has a generally positive reputation, though like all redevelopment projects, timeline delays are a common industry concern.

Q: Can I book a flat now?

A: No, bookings are NOT open. The project is at the acquisition stage. Any party claiming to accept bookings or payments before MahaRERA registration is doing so in violation of RERA regulations. Wait for official RERA registration before making any financial commitment.

Q: What is the nearest metro station?

A: Andheri Metro Station on Metro Line 1 (Versova-Ghatkopar) is approximately 2–3 km from the Om Nagar area, a 5–10 minute auto/cab ride. Upcoming Metro Line 7A to the airport will further improve connectivity.

Q: Is this project good for investment?

A: Andheri East is a strong micro-market with steady appreciation (17% over 5 years) and healthy rental yields (3.5–4.2%). A branded cluster redevelopment by a listed developer on 5+ acres is rare in this locality. However, redevelopment carries inherent timeline risk. This is suitable for patient investors with a 5–7+ year horizon, not for short-term gains.

Q: How many flats will be available for outside buyers?

A: Rustomjee has indicated that approximately 5 lakh sq.ft. of RERA carpet area will be available for open/free sale to external buyers. The exact number of units and configurations will be announced at RERA stage.

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How this page was written

This page was drafted by Riya Kapoor, Real Estate Content Writer (Freelancer) after an on-site visit, with research support from artificial intelligence. AI assisted in compiling information from public sources, and the final content was reviewed by our editor before publishing. We update listings as new information becomes available.

Sources consulted: On-site visit by author · Developer official website · State RERA portal verification · Google Maps location data · YouTube site-visit walkthroughs · Direct broker network.

Last reviewed: 10 May 2026 · Spot an error? Let us know