Worli’s Stranglehold on Ultra-Luxury
Anuj Puri, Chairman – ANAROCK Group, says, “40% of India’s entire ultra-luxury apartment market is now Worli. That singular statistic captures the micro-market’s unprecedented dominance. Across the entire country – from Bangalore’s sprawling tech corridors to Delhi’s power pockets – Worli accounts for nearly half of all transactions exceeding INR 40 crores.”
“The momentum is only accelerating,” he adds. “2025 alone witnessed one of India’s costliest apartment transactions – 2 duplexes sold for INR 700+ crores. Over the past three years, Worli has seen over 20 residential deals individually priced above INR 100 crores closed.”
Where Mumbai’s Ultra-Luxury Lives
Premium tower apartments in Worli now command INR 65,000 to INR 1,00,000+ per sq. ft. – pricing that positions it as India’s equivalent to New York’s Lower Manhattan, not merely in aspiration, but in hard economics.
The price-to-size breakdown tells the story:
- Below INR 8 Cr: Sub-1,000 sq. ft. units
- INR 8-16 Cr: 1,000-2,000 sq. ft. apartments
- INR 16-24 Cr: 2,000-3,000 sq. ft. apartments
- INR 24-32 Cr: 3,000-4,000 sq. ft. apartments
- Above INR 32 Cr: 4,000+ sq. ft. ultra-premium residences
Rather than mere real estate appreciation, this can be seen as wealth concentration becoming geographic.
From Industrial Pocket to Global Skyline
Two decades of relentless development have transformed from a largely nondescript industrial zone into a curated lifestyle ecosystem. There are nearly 4-5 million sq. ft. of premium residential and retail space currently under construction here, and this is just the visible layer of a deeper structural shift.
Supporting Infrastructure – INR 69,000+ crores in completed or ongoing infrastructure projects now ribbon through the Worli micro-market. The iconic Bandra-Worli Sea Link and partially operational Mumbai Coastal Road are new economic corridors reshaping Mumbai’s geography.
Commercial Office Market
Residential dominance masks another reality in Worli – commercial office space commands INR 180-375 per sq. ft. monthly rents with a razor-thin 8.1% vacancy rate. In India’s commercial real estate context, this is scarcity pricing which signals that institutional capital sees Worli not as a residential-only play but as Mumbai’s emerging central business district.
INR 36,000+ Crore Incoming Pipeline
Land transactions totalling INR 7,600+ crores have already closed from 2023 onwards in and around Worli, with revenue potential exceeding INR 36,000+ crores. In residential alone, INR 19,000-21,000 crore worth of projects are mid-construction.
Looking ahead, at least 40 acres of real estate projects by India’s most reputed developers are in the pipeline, denoting a land bank that can potentially generate tens of thousands of crores in future transaction value.
Wealth Consolidation
Worli today represents something larger than a luxury residential market. It is the physical manifestation of India’s wealth concentration – a 40% stranglehold on the nation’s ultra-high-net-worth residential transactions, commanding prices that rival global peers, supported by INR 69,000+ crore infrastructure ecosystem, and fed by an incoming INR 36,000+ crore pipeline.