Runwal Raaya — Worli's G+72 Twin-Tower at the Golden Triangle
Runwal Raaya is the most ambitious twin-tower launch in Worli's current new-construction pipeline — a four-acre, G+72-storey two-tower development sitting next to the Four Seasons Hotel on Ganapatrao Kadam Marg in Worli's Golden Triangle, with December 2032 possession and three RERA registrations on file (P51900080218, P51900080252, P51900000383) corresponding to the phased delivery. Runwal Group, founded in 1978 with a 45-year Mumbai delivery track record and 50-plus completed projects, anchors the build. Property Butler is currently transacting four live sea-view units in this building — a 1738 sqft 3 BHK at ₹11.29 crore, a 2208 sqft 4 BHK at ₹14.35 crore, a 4280 sqft 5 BHK at ₹27.35 crore, and a 4880 sqft 5 BHK at ₹28.35 crore — all sea-view, all from the Ultra High Floor (25+) and High Floor (16-25) stack. Asking PSFs in the Property Butler stack range from ₹58,094 to ₹64,991, materially below the building's median market-wide ask of ₹64,765 PSF and meaningfully below the Worli locality average of ₹68,950 per sqft. For the buyer entering Worli sea-view luxury at the absolute premium end — 3 BHK to 5 BHK trophy configurations — Runwal Raaya is the most actionable G+72 twin-tower opportunity in 2026 inventory.
Runwal Raaya — Worli Golden Triangle — May 2026
₹11.29 Cr — ₹28.35 Cr
3 / 4 / 5 BHK · 1738 – 4880 sqft carpet · sea-view · Dec 2032 possession · G+72 twin towers · 4 acres
Snapshot — At a Glance
Why Runwal Raaya — The Buyer Perspective
Worli is the apex of South Mumbai's residential market — Property Butler tracks the locality's five-year price appreciation at 37.9%, materially ahead of every other South Mumbai catchment, and the average asking PSF at ₹68,950. The Golden Triangle — anchored by the Four Seasons Hotel, the Worli Sea Face, the Bandra-Worli Sea Link approach and the Coastal Road interchange — is the densest concentration of trophy-tier residential supply in the city, hosting Lodha Park, Lodha Adrina, Birla Niyaara, Lodha The Park, Trump Tower, Indiabulls Blu, Raheja Imperia and Prestige Nautilus. Runwal Raaya sits in this geography next to the Four Seasons — the only twin-tower G+72 development in the immediate cluster, on a four-acre plot that is among the largest contiguous parcels in the Worli new-construction supply.
What makes Runwal Raaya structurally different from the dominant Worli premium-tower stock is the twin-tower G+72 height combined with the four-acre site footprint. The four-acre plot delivers genuinely low-density living — typical Worli premium towers operate at four-to-eight units per floor on smaller plots, while Raaya's two-tower G+72 configuration on four acres translates into the most spacious arrival-experience, podium-amenity, sky-deck and view-corridor design in current Worli supply. The 30,000-sqft clubhouse is among the largest single-building amenity boxes in South Mumbai. Private elevators, biometric access, multiple landscaped sky decks across the height profile, dedicated wellness centre and spa, infinity pool, gym, amphitheatre, kids play area and jogging track — the amenity stack is calibrated to the trophy-tier resident profile that the building targets.
The Runwal Group brand carries a 45-year Mumbai delivery track record across 50-plus completed projects — a developer-brand profile that compares favourably to most peer-tier Worli developers and gives the under-construction asset a credible delivery underwriting profile. The three RERA registration numbers correspond to the phased build of the two towers and the integrated common areas — buyers should verify all three on maharera.mahaonline.gov.in and confirm which RERA the specific unit falls under at the booking stage.
The honest cons. December 2032 possession is genuinely far out — buyers committing capital in May 2026 are accepting a 79-month under-construction horizon, the longest in Property Butler's current Worli premium-tower inventory. This is not unusual for a G+72 twin-tower build in Mumbai — projects of this scale and height profile have historically averaged 6-to-8-year construction windows from launch to OC — but the buyer must underwrite the asset with explicit checkpoint discipline at the 2027, 2028, 2029, 2030 and 2031 milestones. The bare-shell delivery on the larger 5 BHK configurations means the buyer underwrites the full Worli-tier fit-out cost — typically ₹3,500–₹6,000 per sqft for a premium trophy-tier interior — on top of the ₹58,000–₹65,000 PSF ask, taking the all-in delivered cost for a 5 BHK to roughly ₹62,000–₹71,000 PSF. The 4880 sqft 5 BHK at ₹28.35 crore is the highest-ticket configuration in the building stack — the buyer pool at this ticket size is the smallest in Worli new-construction, and resale-liquidity for the 5 BHK trade is structurally thinner than for the 3 BHK and 4 BHK configurations. And Runwal, while a credible 45-year Mumbai developer, does not carry the institutional brand-premium of Lodha, Birla or Prestige in the immediate Worli cluster — buyers should weight this in the resale-positioning narrative.
Configurations and Pricing Ladder — Property Butler Inventory
| Config | Carpet | Asking price | Implied PSF | Floor / Tower / View |
|---|---|---|---|---|
| 3 BHK | 1738 sqft | ₹11.29 Cr | ₹64,960 | Ultra High Floor (25+) · Tower 1 · Sea View |
| 4 BHK | 2208 sqft | ₹14.35 Cr | ₹64,991 | High Floor (16-25) · Tower 1 · Sea View |
| 5 BHK | 4280 sqft | ₹27.35 Cr | ₹63,902 | Ultra High Floor (25+) · Tower 2 · Sea View · Bare Shell |
| 5 BHK | 4880 sqft | ₹28.35 Cr | ₹58,094 | Ultra High Floor (25+) · Tower 2 · Sea View · Bare Shell |
Reading the Runwal Raaya pricing ladder
The PSF discipline at Runwal Raaya tells a clear story about the building's volume strategy at the trophy-tier end. The 3 BHK and 4 BHK Tower 1 stack runs uniformly at ₹64,960–₹64,991 PSF — a tight one-rupee PSF spread across two configurations. The 5 BHK Tower 2 stack runs at ₹58,094–₹63,902 PSF, a deliberate step-down PSF for the largest carpet configurations that recognises the structurally thinner buyer pool at the ₹27-28 crore ticket size. Property Butler benchmarks the wider market for Runwal Raaya at a median ₹64,765 PSF — meaning the Property Butler stack is broadly in line with median market ask for the 3 and 4 BHK and meaningfully below median for the 5 BHK configurations. The 4880 sqft 5 BHK at ₹58,094 PSF is the cleanest math in the building for the trophy-tier buyer — ₹28.35 crore for an Ultra High Floor (25+) Tower 2 sea-view 5 BHK is below ₹60,000 PSF, a number that materially undercuts the asking range at Lodha Adrina, Lodha The Park and Birla Niyaara for comparable trophy-tier 5 BHK inventory. The 3 BHK at 1738 sqft on the Ultra High Floor is the most-bankable family-of-four entry into Worli trophy-tier sea-view at ₹11.29 crore — a number that buys roughly 25-30% more carpet in Runwal Raaya than at comparable Worli premium towers at the same ticket.
Comparison vs Two Nearest Peer Buildings
The two cleanest comparison anchors for Runwal Raaya in the Worli premium trophy-tier under-construction market are Birla Niyaara (the institutional brand-benchmark for Worli new-construction) and Lodha The Park (the dominant Lodha Worli launch by active inventory). Both are Worli premium towers, both target the trophy-tier 3 BHK-to-5 BHK buyer, and both are the typical alternative a Worli premium-tier buyer evaluates against Raaya.
| Building | Asking PSF range | Possession | Standout factor |
|---|---|---|---|
| Runwal Raaya (Worli Golden Triangle) | ₹42,500 — ₹70,500 | December 2032 (under construction) | G+72 twin towers · 4-acre plot · low-density · 30K sqft clubhouse · 3/4/5 BHK · next to Four Seasons |
| Birla Niyaara (Worli) | ₹68,000 — ₹95,000 | Phased — partial ready, balance 2026-2028 | Birla Estates brand · sea-fronting plot · trophy-tier 3 to 5 BHK · institutional Grade-A specs |
| Lodha The Park (Worli) | ₹55,000 — ₹85,000 | Phased — Phase 1 ready, balance 2027-2029 | Lodha brand · 17-acre plot · multi-tower master plan · 2 to 5 BHK trophy mix |
The trade-off is clear. Runwal Raaya asks for under-construction patience until December 2032 in exchange for an asking-PSF range that is 15-30% below the Birla Niyaara band and 5-25% below the Lodha The Park band, the largest single-building 30,000-sqft clubhouse in current Worli supply, and a four-acre low-density site footprint that rivals the master-planned Lodha The Park complex. Birla Niyaara and Lodha The Park carry brand-pedigree premium and partial ready-stock at meaningfully higher PSFs. For a buyer with a 2032 occupancy horizon — a family planning event, an NRI return-planning window, or a generational asset-allocation play — and the discipline to underwrite the 79-month under-construction window with full RERA-and-construction-milestone verification protocols, Runwal Raaya offers the best risk-adjusted entry into Worli trophy-tier twin-tower luxury at the absolute premium end of the market.
Location and Connectivity
Runwal Raaya's address — next to the Four Seasons Hotel, off Ganapatrao Kadam Marg in Worli's Golden Triangle — is among the highest-utility residential corridors in South Mumbai. The Bandra-Worli Sea Link onramp is 2.2 kilometres, opening Bandra West and BKC in a 12-to-15 minute off-peak drive. The Eastern Freeway approach gives a high-speed connectivity vector to the Eastern Suburbs and the Mumbai-Pune Expressway. The Coastal Road interchange at Worli opens Nariman Point, the South Mumbai commercial cluster and Cuffe Parade in a 25-to-30 minute off-peak drive — the single most consequential transit upgrade in South Mumbai for the Worli resident. The Worli Metro station on Mumbai Metro Line 3 is 1.2 kilometres — a true rapid-transit South Mumbai connection within reach. BKC is 12 minutes via the Sea Link.
The Worli Sea Face waterfront — Mumbai's most-photographed evening-walk promenade — is a five-minute drive. The Four Seasons Hotel and its F&B-and-spa ecosystem is next-door. Lower Parel's Phoenix Palladium and Kamala Mills are a six-minute drive. The Atria Mall and Worli's premium retail-and-F&B precinct are within a five-minute radius. For schools, the American School of Bombay at BKC is 15 minutes via the Sea Link; Dhirubhai Ambani International School at BKC is 15 minutes; Sophia Jr College at Pedder Road is 12 minutes; J B Petit High School at Fort is 25 minutes via the Coastal Road. For healthcare, Wockhardt Hospital at Mumbai Central is 12 minutes, Lilavati Hospital at Bandra West is 18 minutes via the Sea Link, and the Breach Candy Hospital at Bhulabhai Desai Road is 15 minutes. The international airport is a 28-minute off-peak drive via the Western Express Highway. The Nariman Point and Fort commercial clusters — the historic South Mumbai corporate cores — are 25 minutes via the Coastal Road, 35 minutes pre-Coastal-Road. The corporate density of Worli, Lower Parel, BKC and Nariman Point — all within a 30-minute off-peak drive of the Golden Triangle — is the single biggest demand engine driving residential pricing in this catchment.
Property Butler's Verdict
Property Butler — verdict on Runwal Raaya
Runwal Raaya is the right answer for the Worli trophy-tier buyer with a 2032 occupancy horizon who wants a G+72 twin-tower address with a four-acre low-density site footprint and a 30,000-sqft clubhouse amenity stack, at PSFs that are 15-30% below the Birla Niyaara and Lodha The Park benchmarks. The two highest-conviction picks in our four-unit stack are the 4880 sqft 5 BHK at ₹28.35 crore (the cleanest trophy-tier math in the building at ₹58,094 PSF — Ultra High Floor 25+ Tower 2 sea-view bare-shell for under ₹60,000 PSF is genuinely scarce in current Worli new-construction supply) and the 1738 sqft 3 BHK at ₹11.29 crore (the most-bankable family-of-four entry into Worli trophy-tier sea-view at Ultra High Floor 25+ Tower 1 for ₹64,960 PSF). The 2208 sqft 4 BHK at ₹14.35 crore is the family-of-five sweet spot; the 4280 sqft 5 BHK at ₹27.35 crore is the trophy configuration for the family-office buyer prioritising sea-view, low-density and brand-tier under-construction discipline. We do not recommend booking Runwal Raaya without verifying all three live RERA registrations (P51900080218, P51900080252, P51900000383) on maharera.mahaonline.gov.in, confirming which RERA the specific unit falls under at booking, reviewing Runwal Group's prior Mumbai delivery track record across the 50-plus completed projects, and aligning the booking payment schedule to the December 2032 possession milestone with explicit construction-completion checkpoints at the Q4-2027, Q4-2028, Q4-2029, Q4-2030 and Q4-2031 stages. The honest negotiation lever here is the booking-stage timing — the 79-month under-construction window, the early-buyer discipline window, and the GST optimisation across the OC transition all leave room for material price and payment-terms negotiation. We also recommend buyers commission an independent fit-out estimate from a Worli premium-interior firm before committing capital to the 5 BHK bare-shell configurations — the all-in cost is the PSF ask plus ₹3,500–₹6,000 PSF for Grade-A trophy-tier finish — and underwrite the deal on the all-in number, not the bare-shell ask.
Property Butler Inventory in Runwal Raaya
Runwal Raaya — 3 BHK
1738 sqft · Ultra High Floor (25+) · Tower 1 · Sea View · Builder finish · Dec 2032 possession
₹11.29 Cr
Runwal Raaya — 4 BHK
2208 sqft · High Floor (16-25) · Tower 1 · Sea View · Builder finish · Dec 2032 possession
₹14.35 Cr
Runwal Raaya — 5 BHK
4280 sqft · Ultra High Floor (25+) · Tower 2 · Sea View · Bare Shell · Dec 2032 possession
₹27.35 Cr
Runwal Raaya — 5 BHK
4880 sqft · Ultra High Floor (25+) · Tower 2 · Sea View · Bare Shell · Dec 2032 possession
₹28.35 Cr
What Runwal Raaya Buyers Commonly Miss
The four-acre plot footprint is structurally rare in Worli. Most Worli premium towers operate on plots of one-to-two acres, which fundamentally caps the spread of amenities, the arrival-experience design, the view-corridor preservation, and the per-resident landscaped-area calculus. Runwal Raaya's four-acre two-tower footprint is among the largest contiguous parcels in current Worli new-construction supply and is closer to the master-planned scale of Lodha The Park's 17-acre complex than to the typical single-plot Worli premium tower. The 30,000-sqft clubhouse is among the largest single-building amenity boxes in South Mumbai. Property Butler benchmarks the typical Worli premium-tower clubhouse at 8,000-15,000 sqft. The Raaya 30,000-sqft amenity stack — infinity pool, wellness centre and spa, gymnasium, amphitheatre, kids play area, jogging track, multiple landscaped sky decks — is calibrated to the trophy-tier resident profile and supports a meaningfully stronger long-term resale-positioning narrative. The Property Butler stack on the 5 BHK is below ₹60,000 PSF. Our 4880 sqft 5 BHK at ₹58,094 PSF is materially below the Worli locality average of ₹68,950 PSF and the building's median market ask of ₹64,765 PSF — for the trophy-tier buyer, this represents a real ₹4-5 crore delta versus the median ask of the same configuration. Three RERA registrations require explicit unit-level verification. The three RERA numbers correspond to the phased build of the two towers and the integrated common areas. Buyers must confirm at the booking stage which specific RERA the chosen unit falls under and verify that RERA's live registration, sanctioned plan, completion timeline and escrow-account compliance on maharera.mahaonline.gov.in. The Worli metro Line 3 station at 1.2 km is the medium-term catalyst. Mumbai Metro Line 3 (Cuffe Parade — Aarey) places a Worli station within walking distance of Raaya, opening a 25-30 minute commute to Nariman Point and the South Mumbai commercial cluster in 2026-2027. The metro catchment premium has historically translated into a 6-10% asking-PSF uplift in comparable Mumbai residential corridors. The Runwal 45-year delivery track record is the under-construction risk-mitigation. Runwal Group, founded in 1978 with 50-plus completed Mumbai projects, has the longest unbroken Mumbai delivery track record in the Worli new-construction supply set after Lodha and Hubtown — a structural under-construction risk-mitigation that should be weighted positively against the 79-month possession window.
Talk to Property Butler about Runwal Raaya
We hold four live sea-view units spanning 1738 to 4880 sqft across 3 BHK, 4 BHK and 5 BHK configurations in Tower 1 and Tower 2. Floor plans, RERA verification, OC documentation, payment schedule, bank approvals — handled by our team in-house.
See our Runwal Raaya unitsWhatsApp UsFrequently Asked Questions about Runwal Raaya
Is Runwal Raaya RERA approved?
Yes. Runwal Raaya carries three RERA registration numbers — P51900080218, P51900080252 and P51900000383 — corresponding to the phased build of the two towers and integrated common areas. Buyers must verify the live registrations on maharera.mahaonline.gov.in and confirm which RERA the specific unit falls under at the booking stage.
What is the price per sqft at Runwal Raaya?
Property Butler's four-unit stack at Runwal Raaya runs ₹58,094 to ₹64,991 per sqft across 3 BHK, 4 BHK and 5 BHK configurations. The wider market-wide asking range tracked by Property Butler spans ₹42,593 to ₹70,595 per sqft with a median of ₹64,765. The 5 BHK configurations carry a meaningful step-down PSF — the 4880 sqft 5 BHK at ₹58,094 PSF is the cleanest math in the building for trophy-tier buyers.
When is Runwal Raaya possession?
December 2032. The project is currently under construction with a 79-month possession horizon from May 2026. Buyers commit capital on a construction-linked payment schedule with checkpoints across the 2027 through 2031 windows.
What configurations does Runwal Raaya offer?
3 BHK, 4 BHK and 5 BHK configurations across two G+72 towers on a four-acre plot. Property Butler's current stack ranges from 1738 sqft (3 BHK Tower 1) to 4880 sqft (5 BHK Tower 2). All four Property Butler units are sea-view, all on the High Floor (16-25) or Ultra High Floor (25+) stack.
Are Runwal Raaya apartments sea-facing?
Yes. All four Property Butler units at Runwal Raaya are Sea View, situated on either the High Floor (16-25) stack of Tower 1 or the Ultra High Floor (25+) stack of Tower 1 and Tower 2. The Worli Golden Triangle position and the G+72 tower heights deliver among the longest sea-view vistas in current Worli new-construction supply.
What amenities does Runwal Raaya offer?
The amenity package includes a 30,000-sqft clubhouse, infinity pool, gymnasium, spa, dedicated wellness centre, private elevators, biometric access, multiple landscaped sky decks, amphitheatre, kids play area and jogging track. The 30,000-sqft amenity stack is among the largest single-building amenity boxes in South Mumbai residential supply.
Are home loans approved for Runwal Raaya?
Yes. SBI, HDFC, ICICI, Axis, Kotak and LIC Housing all underwrite RERA-approved Runwal under-construction projects subject to individual borrower eligibility, with construction-linked disbursement against the Dec 2032 possession milestone. Property Butler arranges in-principle approval and structured disbursement on a per-buyer basis.