Raheja Modern Vivarea prices roughly 6.7% below Godrej Avenue Eleven on a per-sqft basis (₹67,092/sqft vs ₹62,604/sqft). Mahalaxmi's two flagships — Raheja Modern Vivarea versus Godrej Avenue Eleven. Property Butler tracks both projects with verified RERA, configuration, and pricing data — here's the head-to-head.
Raheja Modern Vivarea vs Godrej Avenue Eleven — May 2026 snapshot
| Raheja Modern Vivarea | Godrej Avenue Eleven | |
|---|---|---|
| Locality | Mahalaxmi | Mahalaxmi |
| Developer | K Raheja Corp | Godrej Properties |
| Status | Under Construction | Under Construction |
| Configurations | 3, 4, 5 BHK · carpet 1668–3108 sqft | 4 BHK · carpet 2095–4849 sqft |
| Asking range | ₹11.95 Cr–₹25.00 Cr | ₹13.46 Cr–₹30.00 Cr |
| Avg asking PSF | ₹67,092/sqft | ₹62,604/sqft |
| Total units | 130 | 387 |
| Towers · Floors | 2 · — | 2 · — |
| RERA | P51900034288, P51900034289 | P51900005216, P51900006299 |
| Property Butler trust | 86/100 (A) | 76/100 (B+) |
Pricing — Where Each Project Sits
Godrej Avenue Eleven carries an asking PSF of ₹62,604/sqft, 6.7% below Raheja Modern Vivarea at ₹67,092/sqft. On a 1,800 sqft 3 BHK, that's a delta of approximately ₹0.81 Cr in headline price for the same carpet area. Whether that gap is "value" or "warranted premium" depends on the trade-offs below.
What Each Project Does Well
Raheja Modern Vivarea — Strengths
K Raheja Corp Homes brings 55 years of Mumbai luxury delivery experience, which is a genuine differentiator at this ticket size. Twenty-six MahaRERA filings support compliance transparency. The 4.6 resident rating on existing-phase reviews signals product quality. Twenty amenities including private terraces, banquet hall, pool and coffee lounge suit the ticket band. Mahalaxmi gives direct access to South Mumbai via Pedder Road and the Coastal Road, shortening commutes. Low density of 130 apartments across 3 towers supports privacy.
Godrej Avenue Eleven — Strengths
Mahalaxmi is one of south central Mumbai's most resilient luxury locations, with direct proximity to Mahalaxmi Racecourse, Mahalaxmi railway station, the Eastern Freeway, and the Willingdon Club. Godrej Properties brings a thirty-six-year delivery track record, and the 25-amenity spec is genuinely comprehensive including tennis courts and private terrace gardens. The 4 BHK only format supports stable end-user occupancy and suits the upper-luxury resale market.
The Honest Trade-offs
Raheja Modern Vivarea — Watch-outs
The ₹15 Cr to ₹30.9 Cr ticket band and ₹80,528 per sq ft rate sit at the upper end of Mumbai pricing, so genuine value comes only to end-users with long holding periods. Under-construction status carries handover risk that ultra-luxury buyers should benchmark against the developer's delivery pipeline. Pedder Road congestion at peak hours is a daily reality.
Godrej Avenue Eleven — Watch-outs
At a tracked average of 69,046 rupees per sq ft, Avenue Eleven sits in the upper-luxury band, so buyers need to verify floor, view, and configuration premiums against genuine registered resale trades. The 4 BHK-only format limits the eligible buyer pool on resale. Nine separate RERA registrations require careful cross-checking.
Property Butler's Take — Who Should Pick Which
Pick Raheja Modern Vivarea if you're optimising for value — the PSF advantage compounds across a 5-7 year hold. Best for first-time luxury buyers and investors with a clear hold horizon.
Pick Godrej Avenue Eleven if your buying decision is residence-driven rather than appreciation-driven. You're paying for amenity tier, brand, or specific configurations the other project doesn't offer.
Final word: in the Mahalaxmi segment, the developer's track record matters as much as the headline price. Raheja Modern Vivarea carries a Property Butler trust score of 86/100; Godrej Avenue Eleven carries 76/100. The higher score reflects RERA cleanliness, delivery history, and resident sentiment — not marketing.
Related
Raheja Modern Vivarea — full project page Godrej Avenue Eleven — full project page Mahalaxmi property guideStuck between Raheja Modern Vivarea and Godrej Avenue Eleven?
Property Butler tracks active inventory in both. Honest pricing, side-by-side site visits, no portal noise.
WhatsApp Property ButlerFAQs
Which is cheaper — Raheja Modern Vivarea or Godrej Avenue Eleven?
On asking PSF, Raheja Modern Vivarea. Headline asking ranges: Raheja Modern Vivarea ₹11.95 Cr–₹25.00 Cr, Godrej Avenue Eleven ₹13.46 Cr–₹30.00 Cr.
Which has a stronger developer track record?
Raheja Modern Vivarea carries Property Butler trust score 86/100 (Grade A); Godrej Avenue Eleven carries 76/100 (Grade B+). Raheja Modern Vivarea edges the trust comparison.
Which is in Mahalaxmi?
Raheja Modern Vivarea is in Mahalaxmi; Godrej Avenue Eleven is in Mahalaxmi. Same micromarket so location is largely a wash — the differentiator is the building itself.
Can Property Butler arrange site visits to both?
Yes — same-day or back-to-back visits to Raheja Modern Vivarea and Godrej Avenue Eleven are standard. WhatsApp +91 84335 11885 to schedule.
Are home loans pre-approved on both?
All major Indian banks (HDFC, ICICI, Axis, SBI, Kotak) approve loans against both K Raheja Corp and Godrej Properties projects. Property Butler can connect you with relationship managers at any of these institutions.