of Grade-A stock is built to be leased
Industry consensus · JLL
The Investment Case, Considered in Full
Where Ownership Becomes Investment
An exclusive collection of private offices. One landmark
Worli address —
conceived as an enduring asset, built to
be owned for generations.
A Rare Commercial Landmark. Designed for ownership.
Worli House draws from the commercial legacy of South Bombay, where buildings were shaped for permanence. Reimagined in a contemporary expression, it offers an exclusive collection of private offices — conceived as enduring assets, built to be owned for generations.
A departure from the monotony of the glass tower: hand-glazed brick, bronze detailing and sweeping arched forms, softened by curved glass.
30 Storeys
Max 2 offices per floor
30 Sq. Ft Double-height lobby
Why Worli
Mumbai's
Billionaires' Row.
The coastline where generations of the city's most influential families have chosen to live. Now, for the first time, it is an address where you can own a landmark of your own
0%
of India's ultra-luxury homes are now in Worli.
Why Ownership Matters Today
New supply is falling
and it isn't for sale.
South Mumbai remains highly constrained. Limited inventory comes up, existing inventory is rarely replaced — and within this market, almost nothing is designed for ownership.
- 1 Redevelopment-led
- 2 Mixed-use
- 3 Built mainly for leasing
The Stock, and Who Wants It
Demand is compounding.
Ownable stock is not.
family offices in India, 2018 → 2024
+567% in 6 years · EY / Outlook Indiaof family-office capital now flows to private markets
Rising sharply · EYYoY growth in investor inquiries for owned offices, 2024
Anarock ResearchWhat the Market Has Absorbed
A decade-high
market, tightening.
| Metric | Pre-2020 | 2024 | 2025 | Direction |
|---|---|---|---|---|
| Mumbai annual leasing | ~7 mn sq ft | 10.3 mn sq ft | 9.8 mn sq ft | Decade high |
| Office rental (avg / sq ft / mo.) | ₹131 | ₹155 | ₹168 | +28% / 3 yrs |
| Rental growth (YoY) | ~3–4% | ~6% | 13.4% | Fastest in India |
| Vacancy rate | ~18–20% | ~12% | ~10% | Tightest in a decade |
| New supply added | High | 5.8 mn sq ft | 0.1 mn sq ft | Near-zero |
| YoY demand growth | — | +22.6% | +20% | Sustained |
Sources: JLL · Economic Times · Business Standard · Cushman & Wakefield · Anarock Research
Mumbai office rental
(Avg ₹ / sq ft / month)
(Avg ₹ / sq ft / month)
Mumbai Grade-A vacancy
(Share of stock vacant)
(Share of stock vacant)
Why Ownership Is the Scarce Commodity
Only 28% can ever be bought.
Of India's 1,085 mn sq ft of ready office stock, the overwhelming majority is held by institutions and REITs that prefer leasing over sale.
72% of ready stock held by single owners & REITs — who overwhelmingly prefer leasing over sale.
28% is all that remains under multiple-ownership structures — the only segment an outright purchase can come from.
61%
of upcoming supply (550 mn sq ft) is likewise controlled by institutions & REITs.
Offices close to premium residential enclaves are emerging as preferred assets… ultra-HNIs and business families are looking at commercial real estate as an extension of their investment portfolios.
19 June 2026 — citing CRE Matrix & Knight Frank India
Market Validation — Rental Growth & Cap Rates
An address ahead of
its own numbers.
Rental Yield* Ahead of Mumbai's Grade-A average
Rent Growth / 4 Yrs* Among the fastest-appreciating office markets in Mumbai
Same tower. Same street.
Three global occupiers
— one clear trajectory.
Oct 2022
Signed Lease
₹542
/ sq ft / mo. (carpet)
+34% vs 2022
Apr 2026
Signed Lease
₹725
/ sq ft / mo. (carpet)
+34% vs 2022
Jun 2026
Most Recent
₹906
/ sq ft / mo. (carpet)
+67% vs 2022
+67% in just 4 years — three of the world's most rigorous occupiers, all paying more for the same address, not less. Carpet-equivalent, est. 60% efficiency · Altimus, Worli. Same tower, same street.
Cap Rates
In the same 8% band.
Leading research houses place Grade-A Mumbai core-office cap rates in a consistent band.
Cap-rate survey — Grade-A Mumbai / Bengaluru core offices.
MMR Grade-A office cap rate for REIT-ready assets.
Cap rate ≈ Net rental yield.
One of a Kind
A category that did not exist
in Worli, until now.
Set against every comparable Grade-A address in Mumbai, the difference is not in degree — it is in kind.
| Location / Project | Typical Unit Size | Format | For Sale? | Owner-Occupied? |
|---|---|---|---|---|
| BKC (typical Grade-A) | 10,000–43,000 sq ft/floor | High-density, multi-tenant | Rare |
|
| One Lodha Place, Lower Parel | 720–10,000 sq ft | Mixed-use tower, fractured | Partial | Mix |
| Altimus, Worli | 43,000 sq ft (full floor) | Large-format lease | Lease only |
|
| Typical Worli commercial | 700–3,500 sq ft | Older buildings, glass-box | Rarely | Mix |
| Avighna House | ~6,000 sq ft/floor | Boutique, whole floor | Lease only |
|
| Worli House | 2,290–5,738 sq ft | Boutique, whole floor |
|
|
A whole-floor, boutique office — owned outright, in Worli — did not exist, until now. Once this building is sold, that category disappears with it.
The Building
One address.
No second phase.
30
Storeys · private offices, no second phase
2290–5,738
sq ft per floor
150+
Car parks · valet & usher services
8
Elevators
30 ft
Double-height arrival lobby
3
Sides open · sweeping views
Built with
Environmental Intent
ECSBC 2024 compliant
Targeting 25% energy savings
High-performance glazing
Low U-value, low
solar gain
Solar PV
Reduces grid energy consumption
Water recycling
~40% savings achieved
MERV filtration
Superior indoor air quality
EV charging
Supports sustainable mobility
The Location
In Worli. Not near it.
Seamless access to the city's most important business districts, cultural landmarks and coastal connections.
The Decision
The numbers have
made the case.
Limited offices. One address. No second phase. What remains is the decision to own it.
Take the Next Step towards the opportunity.
Worli House ReRA
Worli House ReRA
Worli House has been registered via MahaRERA registration number: P51900051378 and is available on the website https://maharerait.maharashtra.gov.in/project/view/44779