Altiora Shivaji Park — Viyaara Realty's G+21 Mixed-Use Tower at the Dadar–Mahim Border
Altiora is a G+21 mixed-use residential and retail tower by Viyaara Realty at the Shivaji Park / Mahim West border in Dadar West — a corner of the city where pure-residential new launches are rare and the residual plots that come up for redevelopment usually carry a retail-ground-floor obligation. Property Butler tracks 5 active units in Altiora spanning the entire spec ladder: residential 1 BHK at 445 sqft, 2 BHK at 613 sqft, a Jodi unit at 890 sqft (combined 1+1 BHK that produces a flexible 3-room configuration), and two commercial units — a ground-floor 343 sqft retail shop with 14ft floor-to-ceiling height and a 1st-floor 767 sqft office space with 13ft ceiling. Residential pricing opens at ₹2 Cr onwards across configurations; retail/office is priced at ₹65,000–₹70,000/sqft. Possession is targeted December 2026. Developer Viyaara Realty has 20+ projects and 4 million sqft delivered; RERA registration P51900079377. The building is the only PB-tracked active SoBo product that combines retail / office / residential in a single sub-₹3 Cr ticket band, making it a unique mixed-use entry-luxury proposition for Shivaji Park's small-format buyer pool.
Altiora · Shivaji Park · Mahim Border · May 2026
₹2 Cr — ₹65–70K PSF
1 BHK · 2 BHK · Jodi · Retail · 343 – 890 sqft · G+21 · Sea View · Dec 2026
Snapshot — At a Glance
Why Altiora — Buyer Perspective
Altiora is a unique product in the Shivaji Park / Mahim micromarket because it operates simultaneously as three distinct propositions: an entry-luxury small-format residential tower, a Shivaji Park retail-shop trophy ticket, and a high-ceiling 1st-floor office space — all in a single G+21 building under one RERA. Each of those three buyer pools has different motivations, and the building's positioning makes sense only when you understand all three.
The 1 BHK / 2 BHK residential buyer is typically a first-time SoBo entrant — a young professional couple buying their first South Mumbai address, a parents-buying-for-children scenario where the principal residence is elsewhere, or an NRI looking for a footprint in central Mumbai at a sub-₹3 Cr ticket. The 1 BHK at 445 sqft is genuinely small but efficiently planned; the 2 BHK at 613 sqft is the entry-level Shivaji Park 2 BHK that compares favourably with much older redevelopments in the same locality. The Jodi unit at 890 sqft is the most flexible product — typically marketed as a 1+1 BHK that can be combined into a flexible 3-room layout, ideal for buyers who want optionality between a 2 BHK and a small 3 BHK without committing to either. The retail / office buyer is buying for a different mandate altogether — the ground-floor 343 sqft shop at ₹70K PSF (~₹2.4 Cr ticket) is a Shivaji Park footfall play, with the 14ft ceiling enabling brand display, restaurant fit-out, or specialist retail; the 1st-floor 767 sqft office at ₹65K PSF (~₹5 Cr ticket) is a doctor / chartered accountant / family-office practice space at one of South Mumbai's most-pedestrian-trafficked corners.
The pros: configuration flexibility within a single building is rare in SoBo new-launches — most towers are either pure-residential or pure-commercial, so families with both lifestyle and rental-yield objectives have to combine multiple buildings; the Shivaji Park / Mahim border location is a structurally walkable address with metro, rail, and road connectivity within 800m–1.5 km; the 14ft and 13ft commercial ceilings are unusual in Mumbai retail product where 9–10ft is the norm — that ceiling height alone is a 15–20% rental-yield uplift over standard retail; and December 2026 possession is meaningfully near-term for residential and especially attractive for retail tenants who can sign LOIs on a fit-out-ready basis. The cons we are honest about: at ₹65–70K PSF on retail and ~₹45K PSF on residential, Altiora prices at the upper end of the Shivaji Park entry-luxury band — buyers should not anchor expectations on the lower-priced ageing-stock 2 BHK comparables they may see in the market (₹3.5–4 Cr on 750 sqft); developer Viyaara Realty is a smaller SoBo brand than the listed-tier names so resale liquidity, especially on the small-format 1 BHK, depends more on locality fundamentals than developer-brand re-rating; and the mixed-use building format means residential buyers should evaluate the lobby-separation, retail-foot-traffic, and ground-floor signage strategy to ensure the residential entry experience is not compromised.
Configuration & Pricing Ladder
Two reads on this ladder. First: residential pricing at ₹2 Cr opening across all three formats means 1 BHK has the highest PSF and Jodi has the lowest — the developer is anchoring on absolute ticket size rather than per-square-foot, which is buyer-friendly on the larger-format Jodi. The Jodi at ~₹22,472/sqft entry pricing is the strongest absolute-rupee-per-foot value in the building. Second: commercial PSF (₹65–70K) prices at 1.5–3x the residential PSF — this is the Mumbai retail-yield premium working as expected. The 343 sqft ground-floor shop at ₹2.4 Cr is the entry trophy for a Shivaji Park retail buyer who wants a small-format flag-store presence; the 767 sqft 1st-floor office at ~₹5 Cr is the family-practice / clinic ticket size.
Comparison vs Two Nearest Peer Buildings
Park 55 and Janai Heritage are the closest peer buildings on locality and ticket size, but they are pure-residential single-typology products. Altiora is the only PB-tracked active SoBo product in this micromarket that combines residential and retail/office in one building, which fundamentally changes the buyer pool. Buyers comparing Altiora to Park 55 or Janai Heritage should treat them as different categories: pure-residential families will find more amenity scale and quieter-lobby experience at Park 55 / Janai Heritage; small-format buyers, NRI investors with a retail-yield mandate, and family-business buyers seeking dual-use will find Altiora's mixed-typology layout uniquely useful.
Location & Connectivity — Shivaji Park / Mahim West Border
Altiora sits on the spine that connects Shivaji Park's residential quietude with the Mahim West retail / commercial corridor — one of the most pedestrian-walkable corners of Dadar West. From Altiora: Mahim Railway Station ~700 m (~3 minutes), Dadar Western Railway Station ~1.4 km (~6 minutes), Dadar Central Railway Station ~1.8 km, Mumbai Metro Line 3 (Aqua Line) Dadar station ~2 km. The Bandra Worli Sea Link entry is approximately 5 km via the Mahim Causeway and Worli (~15 minutes off-peak). Mumbai International Airport via the Western Express Highway is ~16 km / ~28 minutes. Schools: Bombay Scottish (Mahim, ~700m), Don Bosco (Matunga, ~3 km), IES Manik Vidyamandir (Dadar, ~1.5 km), Ruparel College (Mahim, ~1.5 km). Hospitals: Hinduja (Mahim, ~1.5 km), Lilavati (Bandra, ~5 km), KEM (Parel, ~4 km). Retail and lifestyle anchors: Cafe Coffee Day Shivaji Park (~500m), Plaza Theatre (~1 km), Aaswad and Prakash F&B (~800m), Mama Kane (~1.2 km). The location is structurally underwritten by the upcoming Mumbai Metro Line 3 Phase II opening, which connects this corner directly to BKC, Worli, Lower Parel, and Cuffe Parade. For a small-format residential or retail buyer, the per-square-foot connectivity-bandwidth ratio at this location is among the best in SoBo.
Property Butler's Verdict
Buy this if your mandate is small-format SoBo entry — the 1 BHK at 445 sqft for the first-time South Mumbai buyer, the 2 BHK at 613 sqft for the young professional couple, or the Jodi at 890 sqft for buyers who want optionality between 2 BHK and small-3 BHK at the lowest absolute PSF. The Jodi at 890 sqft is the unit we underwrite first for buyers who can flex the layout — the per-square-foot pricing is meaningfully lower than peer 2 BHK alternatives and the configuration optionality preserves resale flexibility. Buy the retail shop (343 sqft, 14ft ceiling, ₹70K PSF) if you have a long-tenant retail mandate and can underwrite a 6–7% gross yield from a fit-out-ready December 2026 hand-over — the ceiling height alone gives you specialty-retail or F&B optionality that most Mumbai retail product cannot. Buy the 1st-floor office (767 sqft, 13ft ceiling, ₹65K PSF) if you are a doctor / chartered accountant / family-office practice with an established Shivaji Park clientele — the address is locality-anchored and the ceiling height supports double-height waiting-room layouts. Skip Altiora if you require pure-residential building experience without retail-foot-traffic at ground level — Park 55 or Janai Heritage are better fits. Skip the small-format 1 BHK if your investor-mandate holding period is sub-5 years — small-format SoBo has structural rental yield (4–5% on a 1 BHK at this ticket) but PSF appreciation tracks locality fundamentals, not flip-driven re-rating. Negotiate on: stamp-duty inclusion, fit-out-allowance for retail/office tenant, parking allotment per unit, and the actual lobby-separation between retail and residential entries. — Property Butler
Property Butler Inventory in Altiora
- 1 BHK · 445 sqft · ₹2 Cr onwards · Sea View · G+21 · Dec 2026 possession
- 2 BHK · 613 sqft · ₹2 Cr onwards · Sea View · G+21 · Dec 2026 possession
- Jodi (1+1 BHK) · 890 sqft · ₹2 Cr onwards · Sea View · G+21 · Dec 2026 possession
- Ground-floor retail shop · 343 sqft · ~₹2.40 Cr (₹70,000/sqft) · Road facing · 14ft ceiling · Dec 2026
- 1st-floor office space · 767 sqft · ~₹4.99 Cr (₹65,000/sqft) · Road facing · 13ft ceiling · Dec 2026
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WhatsApp us about AltioraFAQ — Altiora Shivaji Park
Is Altiora Shivaji Park RERA approved?
Yes. Altiora is registered with MahaRERA under registration number P51900079377. Possession is targeted December 2026 across both residential and commercial inventory.
What configurations are available at Altiora?
Altiora offers a broad mix: 1 BHK at 445 sqft, 2 BHK at 613 sqft, Jodi (1+1 BHK combined) at 890 sqft, ground-floor retail shop at 343 sqft, and a 1st-floor office space at 767 sqft. Residential pricing opens at ₹2 Cr; commercial pricing is ₹65,000–₹70,000/sqft.
What is the asking PSF at Altiora?
Residential PSF on Property Butler tracked inventory ranges from ~₹22,000/sqft (entry on Jodi) to ~₹45,000/sqft (1 BHK). Commercial inventory prints at ₹65,000/sqft (1F office) and ₹70,000/sqft (ground-floor retail). The wider Mahim West / Shivaji Park residential market currently sits in the ₹47,000–₹56,300/sqft band.
When is possession at Altiora?
December 2026 — approximately 7 months from May 2026. Buyers should request the construction-status update from the developer at site visit and confirm the latest possession timeline before agreement.
Are Altiora apartments sea facing?
All three residential configurations (1 BHK, 2 BHK, Jodi) are listed with Sea View on Property Butler tracked inventory. Buyers should confirm exact orientation at the unit level — at G+21, sea exposure typically improves materially above the 8th–10th floor band.
What is the ceiling height in Altiora retail / office?
Ground-floor retail shop has 14ft floor-to-ceiling height; the 1st-floor office space has 13ft. These ceiling heights are 30–50% taller than standard Mumbai retail product (typical 9–10ft) and enable double-height brand display, F&B fit-out, or specialty-retail layouts.
Who is the developer of Altiora?
Viyaara Realty — a Mumbai-based developer with 20+ projects and 4 million sqft delivered across the Mumbai market. Project marketing in some cases also references the structural partner; the RERA-registered developer of record is Viyaara Realty under MahaRERA P51900079377.