Ten X District 9

About Ten X District 9

Raymond Ten X District 9 is a 9-acre residential development by Raymond Realty, located at JK Gram, Pokhran Road 1 in Thane West — strategically positioned at the iconic Cadbury Junction. Launched in March 2026, the project is designed as a "Next-Gen Oasis" with a single configuration focus: smart-sized 2 BHK apartments ranging from 632 to 810 sq.ft. The development reserves over 5 acres exclusively for open green spaces, which is an unusually high open-space ratio for Thane. RERA-registered and under construction, it carries an estimated revenue potential of ₹2,000 crore — making it one of Raymond Realty's most significant township additions to date. It directly adjoins Raymond's sprawling 144-acre JK Gram township ecosystem that already includes Ten X Habitat and Ten X Era.

Key Highlights

• 9-acre development with over 5 acres (55%+) dedicated to landscaped open spaces — among the highest open-area ratios on Pokhran Road.
• 75+ lifestyle amenities across two dedicated 15,000 sq.ft. clubhouses — each serving as a social and wellness hub.
• 2 BHK apartments from 632 to 810 sq.ft. — priced at ₹1.45 Cr, ₹1.54 Cr, and ₹1.83 Cr (all-inclusive) across three plan variants.
• 'Park Street' retail boulevard — a ~45,000 sq.ft. high-street retail zone within the complex for dining, groceries, and daily essentials.
• IGBC-certified green building standards with rainwater harvesting, energy-efficient systems, and sustainable construction practices.
• RERA-registered project (PM1331012502632, PM1331012502633, PM1331012502634) — legally compliant for booking and sale.
• 0.5 km from Eastern Express Highway and 3 km from Thane Railway Station — direct access to central Mumbai in under 45 minutes.
• Mivan technology construction — same aluminium formwork system used across prior Raymond towers, known for smooth finishes and structural consistency.

Location Advantages

JK Gram on Pokhran Road 1 is arguably Thane's most premium residential address. The Eastern Express Highway sits just 0.5 km away, giving residents direct access to Mulund, Ghatkopar, Kurla, and CST. Thane Railway Station is roughly 3 km — a 10-minute auto ride in off-peak hours, though traffic during morning rush (8–10 AM) on Pokhran Road can stretch this to 20+ minutes. The upcoming Metro Line 4/4A has a dedicated station planned at Cadbury Junction, approximately 800 metres from the project — this is the single most significant future infrastructure catalyst for the area. The Thane–Borivali twin-tube tunnel and Samruddhi Mahamarg further expand regional reach once operational.

One honest note: Pokhran Road 1 sees moderate construction traffic given the density of active real estate projects in the corridor. Peak-hour congestion near Cadbury Junction and Teen Haath Naka remains a daily reality. Buyers with school-run commutes should account for this. The location itself, however, ticks all the right boxes for families — surrounded by Yeoor Hills, near Upvan Lake, and well within reach of the best social infrastructure Thane offers.

What's Nearby — Schools, Hospitals, Malls

Amenities

Ten X District 9 is built around a dual-clubhouse concept — two separate 15,000 sq.ft. social hubs, which is uncommon at this price point. The amenity count of 75+ is substantiated by Raymond's track record across Ten X Habitat.

• Fitness & Sports: Premium gymnasium, squash court, badminton court, jogging/cycling track, yoga pavilion, skating rink
• Water: Swimming pool (for adults), dedicated kids' pool
• Clubhouse Facilities: Spa, mini-theatre/screening room, banquet hall, lounge areas, board games zone
• Kids: Children's play area, kids' activity centre, creche/day care facilities
• Social: Party lawn, multipurpose court, amphitheatre seating, landscaped gardens with 5+ acres of open green
• 'Park Street' Retail: ~45,000 sq.ft. high-street retail boulevard with dining, groceries, and convenience retail within the compound
• Security: 24×7 CCTV surveillance, intercom system, boom barriers, manned security posts
• Sustainability: Rainwater harvesting, solar lighting in common areas, STP (sewage treatment plant), IGBC-compliant design

Price & Configuration

Ten X District 9 is an exclusive 2 BHK project — no 1 BHK or 3 BHK variants. The homes are marketed as "smart-sized grand residences," engineered for natural light and efficient floor utilisation. Prices below are sourced from channel partner listings (as of April 2026); official price sheet from Raymond Realty should be verified directly.

Note: Carpet area as per RERA definition. Super built-up areas not disclosed publicly at time of writing. Prices are all-inclusive base price; floor rise charges, PLC for higher floors or preferred views, GST (5% for under-construction), and stamp duty (3–5%) are additional costs not reflected above.

Payment Plan: Raymond Realty has historically offered a 10:90 subvention scheme (pay 10% now, 90% on possession) with occasional zero-stamp-duty promotions. Confirm current scheme directly with the developer as offers change.

Investment Analysis

• Current pricing vs. locality average: Pokhran Road 2 (nearby) trades at ~₹24,150/sq.ft. (per 99acres data). Ten X District 9 at ₹22,500–₹23,000/sq.ft. (carpet basis) is entering at a slight discount to the established corridor average — typical for an early-stage new launch.
• 2–3 year appreciation potential: When Metro Line 4/4A becomes operational (Cadbury Junction station ~800m away), analysts expect a 12–18% capital value uplift in the micro-market — consistent with what happened in other MMR corridors post-metro activation. Early buyers who book at current prices stand to benefit from this tailwind.
• Rental yield: 2 BHK units in Ten X Habitat (comparable earlier phase) currently rent at ₹28,000–₹38,000/month on Pokhran Road. At a purchase price of ₹1.45–₹1.83 Cr, rental yield works out to approximately 2.0–2.8% — in line with broader Thane market norms. Not exceptional, but stable and improving post-metro.
• Resale demand: Raymond Realty's Ten X Habitat (predecessor project) recorded 105+ registered transactions worth ₹117 Cr through early 2026 — indicating genuine secondary market activity and not just primary sales.
• Competing projects in the same budget range:
  • Narang Privado, Pokhran Road 1 — 2/3 BHK from ~₹1.35–₹1.65 Cr; similar location, smaller developer brand
  • Shapoorji Pallonji Northern Lights, Thane West — 2 BHK ~₹1.6–₹2.0 Cr; strong brand, Ghodbunder Road address
  • L&T Realty Evara Heights, Thane West — 2 BHK from ~₹2.0 Cr+; premium positioning, stronger brand premium
• Raymond brand premium: Raymond Realty's previous towers in the Ten X township received Occupation Certificates ahead of RERA deadlines — a strong track record that commands resale trust and typically helps maintain value floor better than lesser-known developers.

Pros and Cons

Pros

• Proven developer track record: Raymond Realty completed Ten X Habitat Towers A, B, and C ahead of schedule with OC received 2 years before RERA deadline — a rare achievement in MMR.
• Metro catalyst: Cadbury Junction Metro Line 4/4A station is planned ~800m away — the single biggest investment trigger for the address once operational.
• Best-in-class open space ratio: Over 5 acres of open green on a 9-acre plot means residents aren't living in a concrete jungle — a genuine quality-of-life differentiator in dense Thane.
• Internal self-sufficiency ('Park Street'): A 45,000 sq.ft. retail boulevard within the complex means residents can get groceries, dining, and daily needs without stepping outside the gate.
• IGBC sustainability certification: Demonstrates commitment to energy-efficient building practices, which is increasingly important for resale to ESG-aware buyers and corporate tenants.

Cons

• Only 2 BHK configuration: Growing families that need 3 BHK will need to look elsewhere (Raymond's own Ten X Era on the same road offers 2 and 3 BHK, starting from ₹2 Cr+). There is no flexibility for upsizing within the same project.
• Metro is still future infrastructure: The Cadbury Junction metro station is "upcoming" — not operational. Buyers betting on metro-led appreciation need patience. Any construction delays to Metro Line 4 would defer this upside.
• Cadbury Junction traffic congestion: Rush-hour gridlock near the junction is a real daily concern, especially for school-age families. The road infrastructure hasn't fully caught up with the density of residential development in the corridor.
• Income tax show-cause notice on subsidiary: Raymond Realty's subsidiary Ten X Realty received an income tax show-cause notice in March 2026 for ₹1.43 Cr (FY2022–23 assessment). While a relatively small amount, it is a disclosure worth noting during due diligence.

Who Should Buy This

Ideal for: Young working professionals and early-career couples seeking a premium branded address in Thane at the ₹1.5–₹1.8 Cr budget — especially those working in Thane IT parks, Powai, or BKC with easy EEH access. Also well-suited for NRI investors who want a reputed developer, IGBC-certified building, and documented delivery track record. End-user families comfortable with 2 BHK layouts of 632–810 sq.ft. who value green spaces, amenities, and on-campus retail will find this a compelling package.

Not ideal for: Buyers needing 3 BHK or larger — this project simply doesn't offer it. Also not the right fit if you need ready possession in the next 12 months, as Ten X District 9 is an early-stage under-construction project with no confirmed possession date as yet.

FAQ — Frequently Asked Questions

Q: Is Raymond Ten X District 9 RERA registered?

A: Yes. The project is RERA-registered with MahaRERA under numbers PM1331012502632, PM1331012502633, and PM1331012502634. Always verify these on the official MahaRERA portal at maharera.maharashtra.gov.in before booking.

Q: What is the possession date for Ten X District 9?

A: No official possession date has been publicly communicated by Raymond Realty at time of writing (April 2026). The project was launched in March 2026 and is in early construction. Contact the developer directly for the RERA-registered completion date disclosed on the MahaRERA portal.

Q: What is the price range for Ten X District 9?

A: Prices start at ₹1.45 Cr for the compact 2 BHK (632 sq.ft. carpet) and go up to ₹1.83 Cr for the larger 810 sq.ft. variant. These are indicative all-inclusive base prices; GST at 5%, stamp duty (3%), and floor rise charges are additional.

Q: Is Raymond Realty a reliable builder?

A: Raymond Realty has a credible track record in Thane. Their earlier Ten X Habitat towers (A, B, C) received Occupation Certificates ahead of RERA deadlines — a strong positive signal. The company is part of the 100-year-old Raymond Group and is listed on BSE/NSE, adding financial accountability. No major consumer court complaints or RERA violations are publicly recorded against them as of 2026.

Q: What is the nearest metro station to Ten X District 9?

A: The upcoming Cadbury Junction station under Metro Line 4/4A is approximately 800 metres from the project — a 3-minute walk. However, this station is currently under construction and not yet operational. The nearest functional rail option is Thane Railway Station, about 3 km away (~10–15 minute drive).

Q: Is Ten X District 9 a good investment?

A: The investment case is compelling primarily because of the Cadbury Metro station proximity — once Metro Line 4/4A activates, values in this micro-market are expected to appreciate 12–18%. Early booking at current ₹22,500–₹23,000/sq.ft. (carpet) pricing locks in pre-metro rates. Rental yields of ~2–2.8% are modest but stable. Best suited for a 4–6 year investment horizon.

Q: What BHK options are available in Ten X District 9?

A: Only 2 BHK apartments are available, ranging from 632 sq.ft. to 810 sq.ft. (carpet area). The project does not offer 1 BHK or 3 BHK configurations. Buyers needing 3 BHK on the same road can consider Raymond Ten X Era (adjacent project, from ~₹2 Cr).

Q: How does Ten X District 9 compare to Ten X Habitat?

A: Ten X District 9 is a newer, next-generation phase designed with a higher open-space ratio (5+ acres on 9 acres vs. proportionally less in Habitat), dual 15,000 sq.ft. clubhouses instead of one, and the addition of 'Park Street' retail within the compound. Pricing is broadly similar to Habitat's current resale rates (~₹22,000–₹24,000/sq.ft. carpet), making District 9 competitive for a fresh under-construction buy.

Q: Are there any concerns or risks buyers should know?

A: Yes — be aware of three things: (1) Metro Line 4/4A is not yet operational, so metro-led price appreciation is future-dependent; (2) Cadbury Junction sees significant peak-hour congestion; (3) Raymond Realty's subsidiary Ten X Realty received an income tax show-cause notice in March 2026 — the amount is small (₹1.43 Cr), but do your own due diligence before committing.

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