Godrej Avenue Eleven Mahalaxmi Review 2026: 4 BHK, Prices, Floor Plans

Godrej Avenue Eleven, Mahalaxmi's 63-Storey 4 BHK Tower

Godrej Avenue Eleven by Godrej Properties is the most ambitious new-launch luxury tower currently selling in Mahalaxmi. A 63-floor tower, registered under MahaRERA P51900005216, with a 4 BHK-only configuration mix and target possession December 2028. Property Butler holds five live units across Tower A, one ultra-premium 63rd-floor unit at ₹17.60 Cr (2,459 sqft) and four 42nd-floor units in the ₹15.07 to ₹17.03 Cr band (2,105 to 2,379 sqft). The amenity package is genuinely top-tier, an Olympic-length pool, a heated pool, a rooftop infinity pool, a rooftop observatory, a spa, seven sports courts, kids' play area, jogging track and rooftop lounge. For buyers who want a Godrej-tier branded luxury 4 BHK in central South Mumbai with a 2028 possession horizon, Avenue Eleven is the most relevant new-launch product on the table.

Snapshot, At a Glance

Why Godrej Avenue Eleven, The Buyer Perspective

Mahalaxmi sits at one of South Mumbai's most strategically located addresses, south of the Worli sea face, west of the Central Mumbai railway corridor, north of the Nariman Point CBD, and a fifteen-minute drive from Bandra Kurla Complex. The locality is anchored by the Mahalaxmi Race Course, the Mahalaxmi Temple, the Three Sisters and Willingdon clubs, and a tight cluster of premium standalone society buildings. Compared to Worli's vertical-luxury profile and Lower Parel's commercial-corridor density, Mahalaxmi is mid-rise, residential-first and quietly old money. New-construction luxury supply in Mahalaxmi has historically been thin, the headline projects today are Lodha Bellevue, Piramal Mahalaxmi, Raheja Modern Vivarea and Godrej Avenue Eleven, with Avenue Eleven the most recent to come into the active sales market.

The buyer profile is genuinely high net worth and 4-BHK-conscious. Godrej Avenue Eleven offers no 1, 2 or 3 BHK formats, it is a pure 4 BHK product, with carpet sizes between 2,105 and 2,459 sqft. The pitch is the floor altitude: Tower A goes up to 63 floors, which makes the highest stacks one of the tallest residential addresses on the Mahalaxmi-Worli corridor. The 63rd-floor 4 BHK at ₹17.60 Cr (2,459 sqft, open view) is the building's premium-altitude unit; the four 42nd-floor 4 BHKs at ₹15.07 to 17.03 Cr cover sea view, open view and city view orientations. The amenity stack, Olympic-length pool, heated pool, rooftop infinity pool, rooftop observatory, spa, seven sports courts, is the most elaborate currently approved for any Mahalaxmi tower, including Lodha Bellevue. The Godrej Properties brand carries genuine resale liquidity premium; for buyers concerned about exit timing, Godrej-tier branding is a measurable de-risk relative to mid-tier developer products.

The honest cons. The December 2028 possession horizon is genuinely 30 months out from this writing. Buyers should expect a meaningful construction-stage payment carry, likely 50 to 70% of the ticket price across the construction window, with the balance at OC. The ++ floor rise charges in the asking price are real; the headline ₹15.07 Cr can move to ₹15.5 to 16 Cr after floor rise on the 42nd floor, and to ₹19+ Cr on the 63rd-floor unit after all charges are layered in. Buyers should request the full out-the-door price including floor rise, GST, stamp duty and registration before LOI. Mahalaxmi's F&B and luxury retail grid is thinner than Worli or Bandra West, Hard Rock Cafe, the Mahalaxmi Temple precincts and the High Street Phoenix are the proximate options, but for daily luxury dining many residents drive to Worli or Lower Parel. And the 4 BHK-only configuration restricts the addressable buyer pool, single professionals, couples without family expansion plans, and buyers under ₹15 Cr budget are eliminated, which has implications for resale timing in a soft cycle.

Configurations and Pricing Ladder

Comparison vs Two Nearest Peer Towers

Location and Connectivity

Godrej Avenue Eleven's Mahalaxmi address places it in one of South Mumbai's most strategically connected residential micromarkets. The Mahalaxmi Railway Station (Western Line) is roughly five minutes by car. The Bandra Worli Sea Link on-ramp via Worli is twelve minutes off-peak, putting Bandra Kurla Complex within twenty minutes. The Coastal Road's southern leg, with the Worli interchange at Khan Abdul Gaffar Khan Road, compresses Marine Drive and Nariman Point drive times to under fifteen minutes off-peak. The international airport is twenty-five minutes off-peak. The Mumbai Metro Line 3 has a Mahalaxmi station underway, which when commissioned will compress airport drive times to under twenty-five minutes via underground transit.

For schools, Bombay International School (BIS) is ten minutes by car, J.B. Petit and Cathedral & John Connon are accessible in twenty minutes via the central spine, Bombay Scottish Mahim is fifteen minutes via the Sea Link. For healthcare, Hinduja Hospital is twelve minutes away, Wockhardt and Tata Memorial are accessible via the central link in fifteen minutes. The lifestyle grid includes the Willingdon Club, Three Sisters, the Mahalaxmi Race Course, and the Mahalaxmi Temple, proximity that adds genuine address premium for buyers who value cultural and lifestyle anchors. The High Street Phoenix and Phoenix Palladium retail and F&B grid is fifteen minutes away in Lower Parel.

Property Butler's Verdict

Property Butler Inventory in Godrej Avenue Eleven

Godrej Avenue Eleven, 4 BHK

2,459 sqft · 63rd floor · Tower A · Open view · Dec 2028

₹17.60 Cr++

Godrej Avenue Eleven, 4 BHK

2,374 sqft · 42nd floor · Tower A · Unit 01 · City view · Dec 2028

₹16.99 Cr++

Godrej Avenue Eleven, 4 BHK

2,105 sqft · 42nd floor · Tower A · Unit 02 · Open view · Dec 2028

₹15.07 Cr++

Godrej Avenue Eleven, 4 BHK

2,379 sqft · 42nd floor · Tower A · Unit 03 · Sea view · Dec 2028

₹17.03 Cr++

Godrej Avenue Eleven, 4 BHK

2,301 sqft · 42nd floor · Tower A · Unit 04 · Open view · Dec 2028

₹16.47 Cr++

What Godrej Avenue Eleven Buyers Commonly Miss

The ++ on the headline price is real money. The asking prices include the marker "++" because floor rise charges, GST, stamp duty, registration, society formation deposits and corpus contributions are layered on top of the headline figure. Out-the-door pricing typically lands 6 to 10% above the headline. For a ₹17.60 Cr 63rd-floor unit, that means the actual all-in cost is closer to ₹19 to 19.5 Cr. Always negotiate against the out-the-door number, not the headline. The 42nd floor sea-view stack is the value pick. Sea-view orientation at the same PSF as open-view stacks is the cleanest relative-value position in the building. In Mahalaxmi resale markets, sea-view 4 BHK units typically transact at a 12 to 18% premium to open-view stacks of the same carpet, buying at parity at the new-launch stage means the buyer captures the orientation premium for free at OC. The 63rd floor unit is genuinely unique. Tower A has a single residence at 63 floors; this is not a stack of identical apartments. The pricing reflects scarcity in addition to altitude. For buyers who value rarity (one of one inventory in a building) over per-sqft economics, this is the only unit in the building that delivers it. Construction-stage carry matters at this price. December 2028 possession means roughly 30 months of construction-stage payment carry. For a ₹16 Cr ticket with 70% milestone-linked payment, the buyer is paying ₹11 Cr+ across the construction window. NRI and HNI buyers should plan FX and liquidity timing carefully. The amenity stack is genuinely differentiated. An Olympic-length pool is a 50-metre lap pool, most Mumbai luxury towers have 25-metre or smaller pools. The rooftop observatory, seven sports courts and dedicated heated pool are unique features that competitors at this price band do not currently offer. For families with school-going children and senior residents, the amenity stack delivers genuine daily-use value over a 10 to 15 year hold.

Frequently Asked Questions about Godrej Avenue Eleven

Is Godrej Avenue Eleven RERA approved?

Yes. Godrej Avenue Eleven is registered under MahaRERA with registration number P51900005216, available at maharera.mahaonline.gov.in.

When is Godrej Avenue Eleven possession?

Target possession is December 2028, roughly 30 months from this writing. Buyers should plan a structured construction-stage payment carry across the 30-month window.

What configurations does Godrej Avenue Eleven offer?

Godrej Avenue Eleven is a 4 BHK-only product. Carpet sizes range from 2,105 sqft to 2,459 sqft. There are no 1, 2 or 3 BHK formats in the building, buyers seeking smaller configurations should look at Lodha Bellevue or Piramal Mahalaxmi as alternatives.

Are Godrej Avenue Eleven units sea-facing?

Select stacks are sea-facing, Property Butler's 42nd floor 4 BHK at ₹17.03 Cr (2,379 sqft, Unit 03) is sea-view oriented. The 63rd floor 4 BHK has open views. Other 42nd floor stacks have city or open views. Always confirm view orientation and the specific elevation at booking.

What is the price per sqft at Godrej Avenue Eleven?

Property Butler is currently transacting at approximately ₹71,000 per sqft on the headline rate, before floor rise charges. Out-the-door pricing typically lands 6 to 10% above the headline after floor rise, GST, stamp duty, registration and corpus deposits.

What amenities does Godrej Avenue Eleven offer?

The amenity package includes an Olympic-length (50m) swimming pool, a heated pool, a rooftop infinity pool, a rooftop observatory, a spa, seven sports courts, kids' play area, jogging track and rooftop lounge. This is the most ambitious amenity stack currently approved for any Mahalaxmi tower.

Are home loans approved for Godrej Avenue Eleven?

Yes. SBI, HDFC, ICICI and Axis all underwrite Godrej Properties Mumbai luxury under-construction projects subject to individual eligibility. Property Butler can arrange in-principle approval and milestone-linked disbursement on a per-buyer basis. The Godrej Properties brand premium materially helps loan-to-value approvals at this ticket size.

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• Lower Parel & Mahalaxmi Property Guide 2026
• Lodha Bellevue Mahalaxmi Review 2026
• Piramal Mahalaxmi Review 2026
• Best 3 & 4 BHK Worli & Mahalaxmi Under ₹15 Crore