Shapoorji Pallonji The Minerva — The 91-Storey Mahalakshmi Supertall Now Selling at OC
Shapoorji Pallonji The Minerva (also marketed as Shapoorji Minerva Towers) is the 91-floor supertall on NM Joshi Marg, Mahalakshmi — among the tallest completed residential structures in Mumbai, with floor-by-floor views of the Race Course on the east and the Arabian Sea on the west. Property Butler tracks 7 active units being marketed under Shapoorji Pallonji's branded inventory: 4 BHK at 2,019 / 2,297 / 2,427 sqft (₹14.45–15.45 Cr), 3.5 BHK at 2,058 / 2,404 sqft (₹14.99 Cr), and a trophy 81–82 floor duplex at 3,422 sqft net carpet (₹35 Cr). Floors range from Floor 54 to Floor 82 — meaning every PB-tracked unit is in the building's premium upper-floor band, where unobstructed Race Course and Arabian Sea views are structurally guaranteed by surrounding low-rise topography. The building is OC received; possession is immediate. PSFs print between ~₹62K and ~₹73K on residential, with the 81–82F duplex at ~₹1.02 lakh/sqft reflecting the floor-rise scarcity premium. Developer Shapoorji Pallonji is the 150+ year construction conglomerate with engineering and construction expertise across India and the GCC. RERA registration P51900008204. The Minerva is also known on resale platforms by its earlier project branding Lokhandwala Minerva; readers comparing resale comps should reference Property Butler's Lokhandwala Minerva resale review for the broader 73-listing secondary market context, while this page focuses on the Shapoorji-Pallonji-marketed primary and ultra-high-floor stock currently in PB inventory.
Shapoorji Pallonji The Minerva · Mahalakshmi · NM Joshi Marg · May 2026
₹14.45 Cr — ₹35 Cr
3.5 BHK · 4 BHK · 81F Duplex · 2,019 – 3,422 sqft · Race Course + Sea View · Floors 54–82 · OC Received
Snapshot — At a Glance
Why The Minerva — Buyer Perspective
The buyer profile here is structurally narrow: an end-use principal-residence buyer or family-office investor for whom height, view, and a Mahalakshmi central-corridor address are the binding constraints, and for whom OC-received completed product is preferred over the construction-runway risk of new-launch competitors (Godrej Avenue Eleven Dec 2028, Raheja Modern Vivarea Mar 2028, Hubtown 25 Downtown Dec 2031). The Minerva sits on NM Joshi Marg in the heart of the Mahalakshmi luxury cluster — bracketed by the 225-acre Mahalakshmi Race Course on the east, Worli Sea Face on the west, and the Eastern Harbour visible to the south on clear days. At Floor 54 and above, the surrounding skyline is structurally lower than the Minerva itself, which means every PB-tracked unit is delivering view product that newer mid-rise launches in the same locality (35–55 floors) cannot match.
The pros: view scarcity at floors 54–82 is genuinely structural — there is no other completed Mahalakshmi tower at this height delivering Race Course + Arabian Sea + Eastern Harbour multi-orientation exposure; OC received means buyers can inspect actual unit, verify floor area, take possession in 60 days, and side-step the 3–5 year construction wait that competitor Mahalakshmi launches require; Shapoorji Pallonji brand at the developer level adds 150+ years of construction credibility that few competing Mumbai luxury launches can match — especially relevant for NRI buyers underwriting the project from Singapore, London, Dubai, or New York; configuration variety from 3.5 BHK at 2,058 sqft up to the 81–82F duplex at 3,422 sqft covers the full Mahalakshmi luxury ticket band in one building; the 278–346 sqft decks on residential units are an unusual amenity at this floor height — most supertall product worldwide reduces deck area as floor-rise increases, and Minerva inverts that trend. The cons we are honest about: the broader Minerva resale market (PB-tracked at 73+ active listings under the legacy Lokhandwala Minerva branding) prints lower-floor units at PSFs as low as ₹35,000–₹50,000/sqft — meaning the floor-rise premium is substantial, and buyers should benchmark Shapoorji's Floor 54+ inventory against the actual upper-floor resale comps (≥Floor 50, sea-facing) rather than the lower-floor mid-stack listings; the building is a completed older-vintage project (the original Lokhandwala-developed structure), so amenity package and smart-home retrofit may not match newer launches like Piramal Mahalaxmi or Godrej Avenue Eleven; and at this trophy ticket level, residents' association governance and ongoing maintenance corpus management matter more than at smaller buildings — buyers should do diligence on the active corpus balance and the pending capex schedule before committing.
Configuration & Pricing Ladder
Two reads on this ladder. First — residential PSF spread: the same ₹14.45 Cr ticket buys either a 2,019 sqft Floor 54 unit at ₹71,570/sqft or a 2,297 sqft ultra-high-floor unit at ₹62,908/sqft — meaning Shapoorji's pricing absorbs floor-rise into absolute ticket rather than per-square-foot, which is buyer-friendly on the larger-format ultra-high-floor units. The 2,297 / 2,427 sqft 4 BHK at ₹62,908–₹63,659/sqft is the strongest absolute-rupee-per-foot value in the residential ladder; the smaller-format 4 BHK at Floor 54 / Floor 60 prices a ~12–17% PSF premium for the size compactness. Second — duplex floor-rise scarcity: the 81–82F duplex prints PSF at ~₹1.02 lakh/sqft, a ~40–60% premium over the residential floor-band — reflecting the genuine scarcity of duplex configurations at supertall floor heights anywhere in Mumbai. For a trophy buyer underwriting an iconic principal residence at the top of the building, this premium is structural; for an investor mandate, the duplex prints at a level that requires holding through at least one more luxury cycle to validate IRR.
Comparison vs Two Nearest Peer Buildings
Piramal Mahalaxmi and Godrej Avenue Eleven are the two closest direct peers on Mahalakshmi luxury — Piramal at OC-received with newer-vintage amenities, Godrej at Dec 2028 under-construction with the Godrej brand premium. The Minerva's structural moat is the 91-floor height, the Floor 54–82 PB inventory band with view scarcity that mid-rise competitors cannot match, and the 81–82F duplex configuration that has no peer in any Mumbai supertall. The trade-off vs Piramal Mahalaxmi is building vintage and newer-amenity package — Piramal at ₹69,242–₹79,032/sqft offers smart-home retrofit and newer-vintage clubhouse spec but caps at ~50 floors; the trade-off vs Godrej Avenue Eleven is the construction-runway risk vs The Minerva's immediate possession. For an end-user buyer who values Mahalakshmi-luxury immediacy plus supertall floor-rise, The Minerva wins; for a buyer prioritising newest-vintage amenity package, Piramal or Godrej wins.
Location & Connectivity — Mahalakshmi, NM Joshi Marg
The Minerva sits on NM Joshi Marg, the central spine of Mahalakshmi luxury. From the building: Mahalaxmi Railway Station ~1 km, the upcoming Mumbai Metro Line 3 (Aqua) Mahalaxmi station ~700m, Lower Parel Railway Station ~2 km, Worli Sea Face ~3 km, Bandra Worli Sea Link entry ~4 km / ~12 minutes off-peak. The Mahalakshmi Race Course (225 acres) is directly east of the building — a structural green-lung asset that no surrounding building obstructs. Mumbai International Airport via the Western Express Highway is ~16 km / ~30 minutes off-peak. Schools: BD Somani International (Cumballa Hill, ~3 km), Cathedral & John Connon Prep (Fort, ~6 km), Aditya Birla World Academy (Tardeo, ~3 km), Activity High (Peddar Road, ~4 km). Hospitals: Jaslok (~3.5 km), Lilavati (~6 km), Tata Memorial (Parel, ~3 km), HN Reliance (Girgaon, ~4 km). Retail and lifestyle: Phoenix Palladium / High Street Phoenix (Lower Parel, ~3 km), Atria Mall (Worli, ~3.5 km), Hardin's Mahalakshmi Race Course members' enclosure, Yauatcha and Joss at the Worli / Lower Parel restaurant cluster, the upcoming Coastal Road Phase 2 promenade extension at Worli waterfront. The location anchors on three structural infrastructure assets: Race Course green view, the upcoming Metro Line 3 connectivity to BKC and Cuffe Parade, and Coastal Road access to Bandra and the western suburbs. For a Mahalakshmi luxury principal residence, this is among the most-anchored addresses in PB-tracked SoBo inventory.
Property Butler's Verdict
Buy this if you are an end-use principal-residence buyer or family-office investor who values the Mahalakshmi central-corridor address, the 91-storey supertall view scarcity, and OC-received immediacy over the 3–5 year wait of competitor new launches. The 2,297 sqft 4 BHK at ₹14.45 Cr (₹62,908/sqft) or the 2,427 sqft 4 BHK at ₹15.45 Cr (₹63,659/sqft) are the units we would underwrite first — strongest absolute-rupee-per-foot value, ultra-high-floor band, dual-aspect Race Course + Sea exposure, OC received. The 2,058 sqft 3.5 BHK at ₹14.99 Cr (₹72,837/sqft) on Floor 68 is the trophy upper-floor unit with confirmed Arabian Sea and Race Course views and a 346 sqft deck — pay the ~16% PSF premium over the larger-format 4 BHK only if the Floor 68 view-line is the binding requirement. The 81–82F duplex at ₹35 Cr (3,422 sqft, ₹1.02 lakh/sqft) is the multi-generational principal-residence trophy at the top of the building — a buyer underwriting this should comfortably hold through at least 2032 to validate the IRR math at this PSF level, and should invest at least ₹4–6 Cr in custom interiors to do justice to the two-level deck and the floor-rise scarcity. Skip The Minerva if you require newest-vintage amenity package — Piramal Mahalaxmi or Godrej Avenue Eleven are better fits. Skip if your investor-mandate is sub-7-year exit and the duplex is the target — at ₹1.02 lakh/sqft the IRR depends on the next ultra-luxury cycle extending past 2032, which is plausible but not guaranteed. Skip the Floor 54 / Floor 60 mid-band PB inventory if your binding requirement is the trophy-floor experience — the resale market via PB's Lokhandwala Minerva resale review tracks 73 listings across the broader floor band including lower-floor units at materially lower PSFs, and lower-floor-band buyers may find better-value resale comps there. Negotiate on: parking allotment for two-three slots (essential at this ticket level), maintenance corpus pre-funding, the active corpus balance and pending capex schedule, and OC-related defect liability terms. — Property Butler
Property Butler Inventory in Shapoorji Pallonji The Minerva
- 4 BHK · 2,019 sqft · ₹14.45 Cr · Floor 54 · Wing A · Open View · 278 sqft deck · Builder finish · OC Received
- 4 BHK · 2,297 sqft · ₹14.45 Cr · Ultra High Floor (25+) · Open View · 278 sqft deck · Bare Shell · OC Received
- 3.5 BHK · 2,058 sqft · ₹14.99 Cr · Floor 68 · Wing A · Sea View (Arabian + Race Course) · 346 sqft deck · Builder finish · OC Received
- 3.5 BHK · 2,404 sqft · ₹14.99 Cr · Floor 68+ · Open View · 346 sqft deck · Bare Shell · OC Received
- 4 BHK · 2,136 sqft · ₹15.45 Cr · Floor 60 · Wing A · Sea View · 291 sqft deck · Builder finish · OC Received
- 4 BHK · 2,427 sqft · ₹15.45 Cr · Ultra High Floor (25+) · Open View · 291 sqft deck · Bare Shell · OC Received
- Duplex · 3,422 sqft · ₹35 Cr · Floor 81–82 · Sea + Race Course + Eastern Harbour · 291 + 141 sqft two-level decks · Bare Shell · OC Received
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Is Shapoorji Pallonji The Minerva RERA approved?
Yes. The project is registered with MahaRERA under registration number P51900008204. The building is OC received and is ready-to-move-in.
What is the asking PSF in The Minerva Mahalakshmi?
Property Butler tracked Shapoorji-Pallonji-marketed inventory prints PSF between ₹62,355/sqft and ₹73,290/sqft on residential 3.5 BHK / 4 BHK across Floor 54 to Floor 68+; the trophy 81–82F duplex prints at ₹1,02,279/sqft on the 3,422 sqft net carpet. The broader resale market (PB's Lokhandwala Minerva tracking) prints lower-floor stock at ₹35,000–₹50,000/sqft and upper-floor sea-facing at ₹70,000–₹85,000/sqft.
Is Shapoorji Pallonji The Minerva the same as Lokhandwala Minerva?
The Minerva is the 91-storey Mahalakshmi supertall on NM Joshi Marg. The project has been marketed under multiple branding over its history — both Shapoorji Pallonji and the legacy Lokhandwala name appear in active resale and primary inventory across listing platforms, and both reference MahaRERA P51900008204. Shapoorji-Pallonji-marketed primary stock typically sits at Floor 54 and above with builder-finish or bare-shell options; the broader resale floor band includes lower-floor units. See Property Butler's Lokhandwala Minerva resale review for the broader 73-listing secondary market context.
When is possession at The Minerva?
Ready-to-move-in — OC received. Buyers can take possession in 60 days of agreement on builder-finish stage; bare-shell units require additional fit-out time depending on interior scope.
Are The Minerva apartments sea facing?
Property Butler's tracked inventory at Floor 54 to Floor 82 includes both sea-facing and Race Course-facing orientations; multiple units carry confirmed dual-aspect exposure (Race Course on the east, Arabian Sea on the west). The 81–82F duplex carries Sea + Race Course + Eastern Harbour exposure.
What is the maintenance charge at The Minerva?
Supertall Mumbai towers in the 50–80 floor range typically carry monthly maintenance of ₹10–₹18 per sqft per month, covering high-speed lift operation, security, housekeeping, pool, gym, and common-area costs. On a 2,058–2,427 sqft unit this works out to approximately ₹20,000–₹43,000 per month. Buyers should request the actual amount and the corpus-fund balance from the residents' association before agreement.
Are home loans approved by HDFC, ICICI, SBI for The Minerva?
Yes — The Minerva is RERA-registered (P51900008204) and OC-received Mahalakshmi luxury stock is typically backed by HDFC, ICICI, SBI, Kotak, Axis and select private-banking arms (HSBC, Standard Chartered, Citi). Property Butler can introduce a banker once you shortlist a unit.