Vraj Tiara — The 39-Storey Ready-Possession Worli Sea Tower
Vraj Tiara on Dr Annie Besant Road in Worli is the ready-possession 39-storey single-tower product that often gets overlooked in favour of the under-construction Worli launches a kilometre inland. The building is MahaRERA registered (P51900002902) with zero buyer complaints, OC received, and immediate possession on registered units. Property Butler holds one live unit in the project today: a top-floor (39th floor) 4 BHK in Wing A at 2,320 sqft carpet asking ₹20.12 Cr — ₹86,724 per sqft, builder finish, sea view. The wider market shows five active sale listings in our tracked inventory, with PSFs running ₹66,379 to ₹81,896 and a median of ₹73,276 — putting Vraj Tiara at the upper end of Worli's ready-possession sea-facing band but well below the ultra-luxury K Raheja Artesia / Sugee Marina Bay / Lodha World One tier. The configuration mix is luxury-focused (three 4 BHKs and two 3 BHKs in active market) with no smaller formats.
Vraj Tiara — Worli — May 2026
₹20.12 Cr · ₹86,724/sqft (top floor)
4 BHK · 2,320 sqft carpet · 39th floor (top) · Sea View · Wing A · Ready · OC received · Vraj Group
Snapshot — At a Glance
Why Vraj Tiara — The Buyer Perspective
Vraj Tiara answers a specific Worli question that under-construction luxury launches cannot: "If I want a top-floor sea-view 4 BHK in a delivered, RERA-clean Worli tower with immediate possession at a PSF below ₹90,000, what do I buy?" The answer to that question is genuinely short — Vraj Tiara, AAKASA, Hubtown Celeste, and a small number of older Worli buildings. Vraj Tiara is the ready-possession premium-tier option at a price point that sits 30–50% below Lodha World One and K Raheja Artesia and 10–20% below Lodha Adrina — making it the practical choice for a buyer who wants Worli sea exposure today without paying ultra-luxury PSF premiums. The 39-storey single-tower product also delivers genuine privacy compared to the multi-tower campus model — fewer total residents, single lift core, single security cluster.
The buyer profile is identifiable: founders or senior corporate executives upgrading from a non-sea-facing Worli or Lower Parel mid-floor 3 BHK, second-generation Mumbai families consolidating into a primary residence with budget room (₹15–25 Cr range) but not ultra-luxury appetite, and NRI returnees who want a ready Worli base with clean RERA documentation and direct possession. The Vraj Group brand is real but operates at boutique scale (four prior delivered projects per their public positioning) — buyers should treat the developer body of work as smaller-but-known rather than mass-market household name. The MahaRERA registration with zero complaints is a clean signal — many newer Worli buildings have one or two registered complaints from the construction phase and Vraj Tiara not having any is unusual and positive.
The honest cons. The building had a documented possession delay — RERA stated possession was December 2023 and actual delivery ran approximately 27 months late per public records, which is a material reminder that ready-OC ≠ on-time-delivered-OC. Buyers should treat this as historical context (the building is now ready) rather than a forward risk, but it informs how to evaluate other Vraj Group launches in future. Vraj Group's smaller scale also means amenity infrastructure is sized to the resident count rather than to a Lodha-style 35-amenity podium — buyers expecting that should set expectations against a more focused, sea-view-first product. And the top-floor 39th-floor PSF of ₹86,724 is at the premium end of the building's pricing band — lower-floor 3 BHKs and 4 BHKs in the same building trade at ₹66,000 — ₹75,000 PSF, so the top-floor premium is real and worth understanding before LOI.
Configurations and Pricing Ladder
| Config | Carpet | Asking price | Implied PSF | Floor / view |
|---|---|---|---|---|
| 3 BHK (market) | Mid-1,800 to 2,000 sqft | Range ₹13 — ₹17 Cr | ₹66,379 — ₹73,276 | Mid to high floor |
| 4 BHK (PB unit) | 2,320 sqft | ₹20.12 Cr | ~₹86,724 | 39th floor (top) · Wing A · Sea View |
| 4 BHK (market range) | Mid-2,000 to 2,500 sqft | Range ₹16 — ₹22 Cr | ₹68,836 — ₹81,896 | Mid to high floor |
Reading the Vraj Tiara pricing curve
PSF in Vraj Tiara correlates strongly with floor — the 39th-floor (top) PB unit at ₹86,724/sqft sits 18% above the building's market median of ₹73,276. Lower-floor 3 BHKs are clearing closer to ₹66,000 — ₹68,000 per sqft and lower-floor 4 BHKs at ₹68,000 — ₹72,000. The right framework for resale forecasting is to track the upper-floor PSF rather than the building median because top-stack inventory is more limited and tends to hold value better in slow markets.
Comparison vs Two Nearest Peers
| Building | Median PSF | Possession | Standout factor |
|---|---|---|---|
| Vraj Tiara | Median ₹73,276 (market) · ~₹86,724 (PB top-floor) | Ready · OC received | 39-storey single tower · ready possession · top-floor PB stack with sea views |
| Hubtown Celeste | ~₹75,000 — ₹90,000 | Ready | Hubtown brand · Worli sea-facing · multi-tower podium |
| Lodha Adrina | ~₹85,000 — ₹1,05,000 | Ready | Lodha brand · top-tier PSF · ready possession |
Location and Connectivity
Vraj Tiara sits on Dr Annie Besant Road — within 500 metres of the Worli seafront and the Bandra Worli Sea Link approach. Sea Link access is direct, putting Bandra Kurla Complex within fifteen to twenty minutes off-peak. The Eastern Express Highway sits 3 km away for the eastern suburbs commute. Mumbai International Airport is roughly 15 km — 35–45 minutes by road. Mumbai Coastal Road Phase 1 (Marine Drive to Worli) is operational and dropping the Marine Drive commute to twelve minutes outside rush hour.
For schooling, Bombay Scottish Mahim is 15 minutes via the Sea Link, Cathedral & John Connon is 20 minutes south via Coastal Road, and DAIS BKC is 18 minutes via the Sea Link. Healthcare anchors include Lilavati Hospital (Bandra), Bombay Hospital (Marine Lines), and Tata Memorial (Parel). The amenity stack inside the building includes a gymnasium, indoor games, intercom, jogging track, kids play area, swimming pool and tennis court per the developer brief — modest by Lodha-podium standards but well-sized for the resident count. The Worli Sea Face is the closest open-air green corridor for evening walks.
Property Butler's Verdict
Property Butler — verdict on Vraj Tiara
Vraj Tiara is the right answer for a buyer who specifically wants ready-possession Worli sea-facing inventory with clean RERA at a price point below the ultra-luxury tier. We negotiate harder on the 39th-floor PB stock — at ₹20.12 Cr (₹86,724/sqft) the unit is positioned at the top of the building's pricing band, which means the seller has anchor-pricing room and a buyer can reasonably target ₹50–80 lakh of flex on transaction depending on the seller's timeline. We pay closer to ask on lower-floor 3 BHKs because those are the most replicated configurations in the building and investor-driven pricing pressure is sharpest there — meaning a clean ask at ₹14–15 Cr in this band tends to be closer to fair value. For NRIs: ready possession plus OC plus clean RERA means immediate registration with no construction-stage uncertainty — operationally the cleanest path to Worli sea-facing ownership in this price band. Where we say no: a buyer chasing brand-name-driven resale liquidity (Lodha or Birla Worli units will sell faster in slow markets) or a buyer expecting Lodha-podium-grade amenity infrastructure.
Property Butler Inventory in Vraj Tiara
Vraj Tiara — 4 BHK
2,320 sqft · 39th floor (top floor) · Wing A · Sea View · Builder finish · Unit 3901
₹20.12 Cr
What Vraj Tiara Buyers Commonly Miss
The 27-month possession delay is historical, but worth understanding. The building was RERA-stated for December 2023 possession and actual delivery ran into early-to-mid-2026 per public records. Buyers transacting today are buying a delivered, OC-received building — the delay is fully behind. But this informs how buyers should evaluate any new Vraj Group launches: ask for current RERA timelines and add a 12–18 month buffer to the developer-stated date. Top-floor pricing is structurally above building median. Buyers comparing the PB ₹86,724/sqft unit to the building median of ₹73,276 may wonder why the gap exists — the answer is floor and stack. Top-floor inventory in any Worli sea-facing tower commands a 15–25% PSF premium over building averages because the supply is genuinely fixed (only one or two top-floor residences exist per building) and demand is concentrated. Builder finish is the starting point, not the finish line. The PB unit is delivered in builder finish — buyers should budget ₹2.5–4 Cr for full luxury fit-out at 2,320 sqft if they want a turn-key end product. Builder finish typically includes flooring, basic plumbing fixtures, MS doors, and electrical points — not modular kitchens, custom wardrobes, or designer-grade bathroom fittings. The MahaRERA zero-complaints signal is unusually clean. Most Worli buildings of similar vintage have one or two registered complaints from the construction phase (typically about delay or specification deviation). Vraj Tiara having zero on the public RERA portal is a positive marker on developer-buyer dispute hygiene and is worth verifying afresh on the live portal at the time of LOI.
Talk to Property Butler about Vraj Tiara
We handle Vraj Tiara transactions in-house. Floor plans, agreement copies, bank approvals, registration — handled by our team.
See our Vraj Tiara unitsWhatsApp UsFrequently Asked Questions about Vraj Tiara
Is Vraj Tiara RERA approved?
Yes — Vraj Tiara is registered with MahaRERA P51900002902 with zero registered buyer complaints. The building has received OC and is operational.
Is Vraj Tiara ready to move in?
Yes — Vraj Tiara is delivered, OC received, and immediate possession on registered units. Property Butler's 39th-floor 4 BHK is a ready-possession residence.
Who is the developer of Vraj Tiara?
The developer is the Vraj Group, an established Mumbai developer with four prior successfully delivered projects in the city. The group operates at boutique scale with a focus on premium South Mumbai positioning.
What is the price per sqft at Vraj Tiara?
Market-tracked asking PSFs run from ₹66,379 to ₹81,896 with a median of ₹73,276. Property Butler's 39th-floor (top floor) 4 BHK at ₹20.12 Cr / 2,320 sqft works out to ₹86,724 per sqft — premium for the top-stack sea-view residence.
Are Vraj Tiara apartments sea facing?
Selected stacks have direct Arabian Sea views; the building's 39-storey height puts the upper floors well above surrounding mid-rise inventory. Property Butler's 39th-floor unit on Wing A is a confirmed sea-view residence.
What configurations are available at Vraj Tiara?
Active market inventory shows three 4 BHKs and two 3 BHKs in the building. The product is built around mid-to-large luxury formats; smaller 1 BHK or 2 BHK configurations are not part of the active mix.
Are home loans approved at Vraj Tiara?
Yes. SBI, HDFC, ICICI, Axis, Kotak and most major banks lend on Vraj Tiara given OC is received and registration is clean. LTV at 80% on resale-OC units with standard documentation. NRI loan products are also live.