Mumbai Property Pulse — Mon, 18 May 2026: Godrej Trilogy at ₹1 Lakh PSF Resets Worli's Ultra-Luxury Floor

Worli's spring 2026 active sale market carries 1,000 tracked listings and a ₹64,930 median asking PSF — with Lodha's seven project names collectively holding 34.8% of it. And this week, Godrej Properties completed MahaRERA registration for two towers in its Worli Trilogy project — Seafront and Seaturf — disclosing pricing that resets the locality's ultra-luxury floor: ₹17.5 crore entry for a 1,749 sqft 3 BHK, implying ₹1,00,057 per square foot. That is 54% above Worli's tracked median and 8.6% above Birla Niyaara's ₹92,166 PSF tracked median — which, until this launch confirmation, held the locality's resale ceiling.

Lodha's 348-Listing Grip on Worli

Seven Lodha-branded projects — The Park, Adrina, Park, Kiara, Trump Tower, World Towers, and Marquise — collectively hold 348 of the 1,000 Worli tracked active sale listings. By listing share, no other developer comes close. Lodha The Park alone, at 144 listings, represents 14.4% of the entire active Worli stack and prices at ₹64,135 PSF median — running 1.2% below the locality's ₹64,930 median. If you want to understand what a typical Worli transaction looks like, The Park is the answer: 2 and 3 BHK configurations, ₹4.80 crore entry, mostly Ready to Move.

The table reveals three distinct pricing tiers. The mainstream tier (₹61,000–₹65,000 PSF) holds the most volume: Lodha The Park, Adrina, Park, Kiara, Marquise, and Runwal Raaya collectively cover 327 listings in a tight band. The premium tier (₹70,000–₹85,000 PSF) carries Raheja Imperia (₹70,536 PSF), Lodha Trump Tower (₹72,463 PSF), and Indiabulls Blu (₹83,333 PSF) — 94 listings, mostly RTM. The ultra-luxury tier (₹90,000+ PSF) currently belongs to Birla Niyaara, whose 40 tracked listings run from ₹4.89 crore entry to ₹125 crore at a ₹92,166 PSF median. Property Butler's floor 74 inventory unit at ₹29.9 crore asks ₹1,20,857 PSF — confirming the high-floor premium that the median alone obscures. Godrej Trilogy, when active sales open, enters this ultra-luxury tier and above: its MahaRERA-registered pricing of ₹1,00,057–₹1,31,197 PSF brackets Birla Niyaara's current median and exceeds its tracked high-floor ask.

Locality Movers: Worli, Bandra West, Malabar Hill

The Worli-to-Bandra West comparison is often framed as a lifestyle choice. The data suggests buyers pay ₹1,680 PSF more for Worli at the median, which on a typical 1,500 sqft 3 BHK is approximately ₹25.2 lakh in incremental asking. The Worli-to-Malabar Hill gap is another matter: ₹25,970 PSF more for Malabar Hill on 1,500 sqft implies ₹3.9 crore more in asking. Godrej Trilogy's ₹1,00,057 PSF entry now crosses Malabar Hill's average benchmark — buyers comparing SoBo's two prestige localities will, for the first time in this cycle, face a Worli option that outprices Malabar Hill's average by 10%.

What We're Watching

Godrej Trilogy — ₹10,000 crore revenue target, Phase 1 December 2030. Godrej Properties has obtained MahaRERA registration for both towers (Seafront and Seaturf) of its Worli Trilogy project on 2.63 acres off Annie Besant Road, adjacent to the Mahalaxmi Racecourse. Disclosed pricing: 3 BHK (1,749 sqft carpet) from ₹17.5 crore entry to ₹20.4 crore sea-view, implying ₹1,00,057–₹1,16,638 PSF. 4 BHK (2,170–2,683 sqft carpet) from ₹25.20–₹35.20 crore, implying ₹1,16,129–₹1,31,197 PSF. Phase 1 delivery December 2030. The stated project revenue target is ₹10,000 crore — the largest revenue ambition for any single Worli project in the current cycle. For buyers who entered Worli in 2020–2021 at ₹55,000–₹58,000 PSF, the ₹1 lakh PSF signal on Trilogy is what five-year-old underwriting looks like when it compounds.

Birla Niyaara — December 2027 possession, current ultra-luxury anchor. With 40 tracked active sale listings at a ₹92,166 PSF median and construction at 40% completion, Birla Niyaara holds Worli's current ultra-luxury price leadership. Property Butler's floor 74 inventory (4 BHK, ₹29.9 crore, 2,474 sqft) asks ₹1,20,857 PSF — already above Godrej Trilogy's 3 BHK entry. The gap between Birla Niyaara's mass-market median (₹92,166 PSF) and its high-floor ask (₹1,20,857 PSF) is ₹28,691 PSF — wider than the entire Bandra West average. Buyers comparing the two ultra-luxury options face a straightforward tradeoff: Birla Niyaara delivers December 2027, Godrej Trilogy December 2030; Birla Niyaara's ₹92,166 PSF median offers an 8.6% discount to Trilogy's floor ask.

From the Inventory

Lodha Adrina — 3 BHK, ₹9.5 Cr, Floor 55, Worli. 1,334 sqft carpet at ₹71,214 PSF asking — the high-floor entry into Lodha's Worli portfolio at a PSF that runs 9.6% above the locality's ₹64,930 tracked median, reflecting the floor premium on unit 55. At ₹9.5 crore, it sits at the entry end of Worli's premium tier (₹70,000–₹85,000 PSF), well below Indiabulls Blu (₹83,333 PSF) and Birla Niyaara (₹92,166 PSF) tiers. For buyers seeking Worli's branded Lodha quality with a sea-view-capable floor count and a ₹9–10 crore budget, Lodha Adrina is the clearest option in the active tracked market.

Birla Niyaara — 4 BHK, ₹29.9 Cr, Floor 74, Worli. 2,474 sqft carpet at ₹1,20,857 PSF asking — the high-floor benchmark in Birla Estates' Worli development, under construction with March 2027 possession. At ₹29.9 crore, it prices at the midpoint of Godrej Trilogy's 4 BHK range (₹25.20–₹35.20 crore), and at a PSF (₹1,20,857) that is 4.1% above Trilogy's 4 BHK entry (₹1,16,129 PSF). Buyers evaluating Worli's ultra-luxury tier face three years of delivery difference: immediate construction visibility at Birla Niyaara vs. ground-breaking timeline at Trilogy. The ₹28,691 PSF gap between Niyaara's median and its floor-74 ask is itself a preview of how Godrej Trilogy's pricing will likely stratify by floor once active sales open.

Tuesday's edition pivots to Lower Parel — where a ₹52,050 avg PSF and 17% five-year appreciation make it South Mumbai's entry corridor, and where the gap to Worli's ₹64,930 median now runs to a ₹12,880 PSF step-up, the widest it has been since the Coastal Road opened Phase 1.