Raheja Modern Vivarea — Mahalaxmi's K Raheja Corp Trophy Tower, ₹18 Cr to ₹26 Cr, Mar 2028 Possession
Raheja Modern Vivarea is the K Raheja Corp continuation tower of the original Vivarea complex at Mahalaxmi — the marquee K Raheja residential cluster off Sane Guruji Marg that established the area's luxury identity in the prior cycle, and that has anchored Mahalaxmi's premium residential brand for over a decade. Property Butler is live with three Mar 2028 trophy units from the new Modern Vivarea phase: a 3 BHK at 1,740 sqft ₹18 Cr++ (mid-floor, city view), a 4 BHK at 2,259 sqft ₹24.5 Cr++ (mid-floor, sea view), and a 5+ BHK at 2,889 sqft ₹26.1 Cr (mid-floor, open view) — the largest configuration in the Property Butler active inventory across all of central Mumbai. Property Butler tracks 93 active listings across the combined Vivarea + Modern Vivarea complex: 42 listings under K Raheja Vivarea (the older delivered phase), 23 under Raheja Modern Vivarea (the new phase), and 14 additional under the geo-specific Mahalakshmi keyword. BHK mix is 3 BHK at 47, 4 BHK at 32, 5 BHK at 11, with trophy 6 BHK and 7 BHK floats at the absolute top end. Asking PSF on carpet runs from ~₹70,000 to ₹109,859 on the structural Vivarea band (the lower readings reflect outlier asks or non-Vivarea projects bundled in search), with the median at ₹71,638/sqft and the upper quartile at ₹82,758/sqft. Possession mix: 47 RTM (older Vivarea phase), 18 UC and 8 Mar 2028 (Modern Vivarea), 11 immediate. The thesis: K Raheja Corp marquee brand on a delivered-or-near-delivered Mahalaxmi address at PSFs that price ~10–15% above the Mahalaxmi median but ~15–20% below the Worli marquee band — making this the structurally most-traded Mahalaxmi trophy product.
Raheja Modern Vivarea · Mahalaxmi · May 2026
₹18 Cr — ₹26.1 Cr
3 BHK · 4 BHK · 5+ BHK · 1,740–2,889 sqft · 44-storey frame · Mar 2028 · K Raheja Corp brand
Snapshot — At a Glance
Why Raheja Modern Vivarea — Buyer Perspective
The buyer for Raheja Modern Vivarea is the established central Mumbai household trading up from a delivered Mahalaxmi flat into the K Raheja Corp marquee — typically a senior corporate-finance professional, a Mumbai-domiciled family promoter, an NRI returnee from London or Singapore, or an established legal/medical-profession household that already lives in Mahalaxmi or Tardeo and is shortcutting the discovery process by anchoring on the K Raheja brand. The single biggest pull is brand-cluster equity: K Raheja Corp has run the Vivarea complex for over 15 years now, the lobby presentation and security operations are visible to any prospective buyer on a site visit, and the existing owner-base demographic profile (CFOs of listed companies, MD-level banking professionals, multi-generational South Mumbai family households) is the kind of social-fabric signal that sustains long-hold liquidity. The second pull is the Modern Vivarea phase's contemporary product upgrade: where the original Vivarea is a prior-cycle finish-out, Modern Vivarea brings 10-foot ceilings, contemporary kitchen + bath modules, and a redesigned amenity programme — for the buyer trading up within Mahalaxmi, this is the brand-and-format upgrade in a single transaction. The pros: K Raheja Corp brand cluster with established Vivarea operating standards visible from prior delivery; contemporary format upgrade (10-foot ceilings, deeper terraces, larger kitchens than the original Vivarea); structural address-anchoring on the Mahalaxmi Race Course corridor with race-course-frontage and partial-sea exposure from the high floors; and the 4 BHK 2,259 sqft sea-view unit at ₹24.5 Cr is the structurally rarest format in the building — most Mahalaxmi sea-view 4 BHKs price ₹28–35 Cr in delivered Worli/Bandra inventory, so this represents a 15–25% absolute-ticket saving for a sea-aspect Mahalaxmi 4 BHK with K Raheja brand backing. The cons we are honest about: the Mar 2028 timeline means buyers absorb a 22-month under-construction window with GST loading (5% on agreement value, ~₹90 lakh on a ₹18 Cr ticket and ₹1.2 Cr on ₹24.5 Cr) and pre-EMI carrying cost on financed tickets; the absolute trophy band (5+ BHK at ₹26 Cr+) has slower resale liquidity because the structurally rare format size limits the buyer pool to a small UHNI cohort; and the immediate-area infrastructure during the construction window — the Sane Guruji Marg corridor has heavy ongoing infrastructure work tied to the Metro Line 3 station handover and the upgrades on Lala Lajpatrai Marg — is a 12–18 month liveability impact for households moving in immediately after handover.
Configuration & Pricing Ladder
The Vivarea PSF profile is the central-Mumbai brand-premium band: ₹90,000–₹110,000/sqft on the contemporary Modern Vivarea phase, vs ₹71,000–₹85,000/sqft on the older K Raheja Vivarea delivered phase. The Property Butler 4 BHK sea-view unit at 2,259 sqft ₹24.5 Cr (~₹108,455/sqft) prices at the building's upper quartile, reflecting the sea-aspect window and the corner format; the 3 BHK at 1,740 sqft ₹18 Cr (~₹103,448/sqft) prices similarly at the trophy band. The 5+ BHK at 2,889 sqft ₹26.1 Cr (~₹90,343/sqft) prices at the structural sweet-spot for the trophy format — buyers should note that the lower PSF here reflects the absolute-ticket discipline at the trophy band, not a quality discount. For the buyer, the 4 BHK sea-view at ₹24.5 Cr is the conviction slot: sea-view 4 BHK in Mahalaxmi from a delivering K Raheja Corp tower is structurally scarce, and resale liquidity at this format will be tight (in a good way) at handover.
Comparison vs Two Nearest Peer Buildings
Raheja Modern Vivarea vs Piramal Mahalaxmi vs Lodha Bellevue Mahalaxmi is the structurally most-considered ₹15–30 Cr Mahalaxmi 3/4 BHK shortlist. Modern Vivarea wins on K Raheja brand-cluster equity, the contemporary 10-foot-ceiling format upgrade, and the largest-carpet 5+ BHK format in the locality; Piramal Mahalaxmi wins on delivered status (immediate registration) and race-course frontage at a ~10% PSF discount; Lodha Bellevue wins on Lodha cluster amenities and Tower 1 sea-view delivered product. The call for the buyer is: if you need delivered status and immediate registration, Piramal Mahalaxmi or Lodha Bellevue; if you can absorb the 22-month UC window for the K Raheja brand and contemporary format, Modern Vivarea is the conviction pick — and the Property Butler 4 BHK sea-view at ₹24.5 Cr is the structurally most-efficient sea-aspect 4 BHK in central Mumbai today.
Location & Connectivity — Mahalaxmi Sane Guruji Marg Corridor
Raheja Modern Vivarea sits on the Sane Guruji Marg corridor, adjacent to the Mahalaxmi Race Course green corridor and 1.2 km north of the original Vivarea complex. From the building: Mahalaxmi Railway Station (Western Line) ~1 km, Mumbai Central Terminus ~2.5 km, Lower Parel Station ~2 km, and the upcoming Mumbai Metro Line 3 (Aqua Line) Mahalaxmi station within 1 km. The Coastal Road (Phase 1) entry at Worli is ~3 km — Marine Drive and Nariman Point office commute under 13 minutes off-peak. BKC via the Bandra Worli Sea Link ~7 km (14 minutes off-peak). Chhatrapati Shivaji International Airport ~18 km (24–30 minutes). Schools cluster: Bombay International School (Babulnath, ~3 km), Aditya Birla World Academy (Tardeo, ~2 km), Cathedral & John Connon (Fort, ~6 km), BD Somani International (Cumballa Hill, ~3 km), Dhirubhai Ambani International School (BKC, ~7 km). Hospitals: Jaslok (~3 km), Bombay Hospital (~6 km), Wockhardt Mumbai Central (~1.5 km), Lilavati (~7 km via Sea Link). Retail and F&B: Phoenix Palladium and Kamala Mills (~3 km), Atria Mall Worli (~2 km), High Street Phoenix at Lower Parel (~3 km), and the Mahalaxmi Temple corridor.
Property Butler’s Verdict
Raheja Modern Vivarea is a conviction buy for the central Mumbai trade-up household at the ₹18–30 Cr ticket with a 2028 horizon. The 4 BHK 2,259 sqft sea-view unit at ₹24.5 Cr is the standout slot — sea-aspect 4 BHK in a Mar 2028 K Raheja Corp tower at Mahalaxmi is structurally rare, and we would underwrite this at near-full ask with a 3–5% courtesy negotiation. The 3 BHK 1,740 sqft at ₹18 Cr is the structurally most-traded format for the brand-anchor buyer who values the K Raheja Vivarea cluster benefit without stretching to the trophy band. The 5+ BHK 2,889 sqft at ₹26.1 Cr is the trophy format and the right slot for a multi-generational SoBo household consolidating two flats into one. Skip Modern Vivarea if you need: delivered status (this is a Mar 2028 UC product); a sub-₹18 Cr Mahalaxmi 3 BHK (Modern Vivarea's structural floor is ₹18 Cr — Piramal Mahalaxmi or Godrej Avenue Eleven price below this); or a Worli sea-face address (this is Mahalaxmi, not Worli — the address-prestige profile is different). Negotiate on: GST loading on under-construction premium (5% on agreement value — ₹90 lakh to ₹1.3 Cr cash item), payment-schedule structure (insist on slab-linked rather than time-linked payments to align developer cash flow with execution), and the formal sea-view-cone verification at site visit (Vivarea sea-view inventory is conditional on tower-stack orientation and adjacent obstruction — verify the specific unit's view-cone before commit, not the floor-band marketing). — Property Butler
Property Butler Inventory at Raheja Modern Vivarea
Three Mar 2028 live units spanning the trophy ladder:
- 3 BHK · 1,740 sqft · ₹18 Cr++ · City view · Mid floor (8–15) · Builder finish · Mar 2028
- 4 BHK · 2,259 sqft · ₹24.5 Cr++ · Sea view · Mid floor (8–15) · Builder finish · Mar 2028
- 5+ BHK · 2,889 sqft · ₹26.10 Cr · Open view · Mid floor (8–15) · Builder finish · Mar 2028
Want to walk Raheja Modern Vivarea trophy units?
WhatsApp us about Raheja Modern VivareaFAQ — Raheja Modern Vivarea Mahalaxmi
When is Raheja Modern Vivarea possession?
March 2028. All three Property Butler live units are under construction with Mar 2028 committed possession. K Raheja Corp typically delivers within 6 months of committed timelines based on prior project track record.
What is the difference between K Raheja Vivarea and Raheja Modern Vivarea?
K Raheja Vivarea is the older delivered phase of the complex (OC received, in occupancy for several years). Raheja Modern Vivarea is the new continuation phase with contemporary product upgrades — 10-foot ceilings, redesigned kitchen and bath modules, deeper terraces, and a refreshed amenity programme. Both share the K Raheja Corp brand cluster and the Sane Guruji Marg address.
What is the PSF in Raheja Modern Vivarea?
Property Butler tracks asking PSF on carpet between ~₹71,000 and ₹109,859 across 93 active listings (blended K Raheja Vivarea + Modern Vivarea), with the median at ₹71,638 and the upper quartile at ₹82,758. The Modern Vivarea contemporary phase prices at the upper band — Property Butler live units cluster at ₹90,343–₹108,455/sqft.
Are Raheja Modern Vivarea units sea facing?
Selectively — the building's tower stack has corner-format units with sea exposure subject to view-cone alignment. The Property Butler 4 BHK 2,259 sqft unit is a confirmed sea-view format on the mid-floor band. The 3 BHK and 5+ BHK Property Butler units are city-view and open-view respectively. Buyers should physically verify view-cone before commit.
What is the GST on Raheja Modern Vivarea?
Under-construction inventory carries 5% GST on agreement value. For a ₹18 Cr 3 BHK, the GST loading is ₹90 lakh; for a ₹24.5 Cr 4 BHK, it is ₹1.225 Cr. Buyers should factor this into the effective acquisition cost.
Are home loans approved for Raheja Modern Vivarea?
Yes — HDFC Imperia, ICICI Wealth, SBI YONO Wealth, Kotak Privy and other private-bank wealth-banking desks are active on Raheja Modern Vivarea given the K Raheja Corp brand. Loan-to-value runs typically 60–75% of agreement value on the ₹18 Cr+ ticket band, with case-by-case review at the wealth-banking level for tickets above ₹25 Cr.
Is the K Raheja Vivarea club shared with Modern Vivarea?
The Modern Vivarea phase carries its own refreshed amenity programme. Cross-access between the original Vivarea and the Modern Vivarea cluster is structured per the society bylaws — typically pool, gym and select sports facilities are accessible across the complex with the contemporary club facilities reserved for Modern Vivarea residents. Buyers should verify the specific access matrix in the registration agreement.