Worli's under-construction supply through 2032 spans 12+ Tier 1 + Tier 2 towers across more than 4,000 units. Possession dates run from December 2025 (Lodha Adrina) through December 2032 (Runwal Raaya). This pipeline reshapes Worli's resale market each year as inventory transitions from UC to ready. Buyers and investors who want to time entry intelligently need to understand what's coming, when, and from which developer. Property Butler's complete supply map for May 2026.
Why this matters
Each handover compresses resale rent on competing towers in the same micro-area for 12-18 months. Buying a ready Lodha World Towers flat in 2027 — when Birla Niyaara hands over 800+ new units — means you're competing against fresh stock at premium PSF. Conversely, buying UC stock in a 2030/2031 launch means you're entering before that wave hits, with 4-5 years of construction-linked appreciation built in. Timing matters for both end-users and investors.
The pipeline — by possession year
December 2025 (already at handover)
- Lodha Adrina / Adriana — Lodha Group. 2 BHK at ₹6.50 Cr / 944 sqft, 3 BHK at ₹9.50 Cr / 1,334 sqft. Most flats are at OC / pre-OC stage. Resale market actively forming.
August 2026
- Eon One — Eon Group. 3 BHK at ₹7.49 Cr / 1,222 sqft, sea view from upper floors. Smaller developer; due-diligence on title + delivery track record essential. Compact 3 BHK at relatively accessible PSF.
March 2027 (Birla Niyaara Phase 1) + December 2027
- Birla Niyaara Phase 1 — Birla Estates / Aditya Birla Group. Architects: Pelli Clarke Pelli + KPF. 3 BHK at ₹11 Cr / 1,174 sqft, 4 BHK at ₹29.9 Cr / 2,474 sqft, 5 BHK villa at ₹58 Cr / 4,284 sqft. Tier 1 launch of 2027. Full Niyaara deep dive.
- Hubtown Celeste — Hubtown Limited. 1 BHK at ₹1.99 Cr / 330 sqft, 2 BHK at ₹4.10 Cr / 660 sqft, 3 BHK at ₹6.10 Cr / 990 sqft. Compact luxury format — smallest configurations in Worli new-launch market.
- AAKASA Worli — Techno Property Developers. 3 BHK at ₹11.70-14.40 Cr / 1,300-1,600 sqft, 4 BHK at ₹26.10 Cr / 2,900 sqft. Sea view, mid-tier developer — diligence required. AAKASA vs Embassy Citadel comparison.
March 2028 (Birla Niyaara Phase 2) + December 2028
- Birla Niyaara Phase 2 — second tower of the Birla cluster. Configurations expand on Phase 1 footprint.
- Kalpataru One — Kalpataru Limited. 4 BHK at ₹36 Cr / 3,562 sqft, 5 BHK at ₹49 Cr / 4,749 sqft, all sea view. Ultra-luxury positioning. Kalpataru One vs Raheja Riviera.
- Kabra Dvayam — Kabra Group. 3 BHK at ₹19.55 Cr / 1,700 sqft, 4 BHK at ₹27.05 Cr / 2,353 sqft, all sea view. Smaller developer — diligence on track record. Kabra Dvayam comparison.
December 2029
- Raheja Riviera Tower (incl. SKYPLEX series — Cullinan, Solitaire, Allnatt, Excelsior, Orlov, Fortuna, Millennium Star, Dresden) — Raheja Universal. 3 BHK at ₹11.49 Cr / 1,752 sqft, 4 BHK at ₹8.23-14.09 Cr / 1,600-2,151 sqft, 5 BHK at ₹10.70-16.29 Cr / 2,077-2,486 sqft, 6 BHK at ₹24 Cr / 3,658 sqft. Worli's largest single-tower launch by unit count in 2029. Raheja Riviera review.
- Raheja Riviere Worli Skyline — same Raheja parent, separate tower. 3 BHK ₹11.49 Cr, 4 BHK ₹12.29-14.09 Cr, 5 BHK ₹16.29 Cr. Race course view differentiator.
December 2030
- Embassy Citadel — Embassy Developments. 4 BHK at ₹22.96-27.33 Cr / 3,062-3,644 sqft, 5 BHK at ₹14.31-15.98 Cr / 1,908-2,132 sqft, all sea view. Embassy's first major SoBo launch. Embassy Citadel deep dive.
- Prestige Nautilus — Prestige Group. 4 BHK at ₹42 Cr / 3,500 sqft, 5 BHK at ₹86.42 Cr / 7,202 sqft. Ultra-premium positioning at top end of Worli's PSF range.
December 2031
- Godrej Trilogy — Godrej Properties. 4 BHK at ₹28 Cr / 2,774 sqft, sea view. Godrej Trilogy review.
December 2032
- Runwal Raaya Worli — Runwal Group. 3 BHK at ₹11.29 Cr / 1,738 sqft, 4 BHK at ₹14.35 Cr / 2,208 sqft, 5 BHK at ₹27.35-28.35 Cr / 4,280-4,880 sqft. Foster + Partners design. Longest possession horizon in current pipeline. Raaya deep dive.
Supply concentration analysis — when does each segment get over-supplied?
| Year | New Units Hitting Market | Dominant Segment | Resale Pressure |
|---|---|---|---|
| 2026 | ~150 (Eon One + Adrina spillover) | 3 BHK ₹7-10 Cr | Low |
| 2027 | ~900 (Niyaara P1 + Celeste + AAKASA) | 3-4 BHK ₹11-30 Cr | High |
| 2028 | ~700 (Niyaara P2 + Kalpataru One + Kabra Dvayam) | 4-5 BHK ₹19-49 Cr | High |
| 2029 | ~1,000 (Raheja Riviera + Skyline) | 3-6 BHK ₹8-24 Cr | Very High |
| 2030 | ~600 (Embassy Citadel + Prestige Nautilus) | 4-5 BHK ₹14-86 Cr | Medium-High |
| 2031 | ~250 (Godrej Trilogy) | 4 BHK ₹28 Cr | Medium |
| 2032 | ~500 (Runwal Raaya) | 3-5 BHK ₹11-28 Cr | Medium |
Unit counts are Property Butler's tracked-inventory estimates from disclosed RERA filings + developer announcements; will refine as construction milestones cross.
What this means strategically
If you're an end-user buying ready stock
2026 is a good buying window — minimal new supply hits the market. Late 2027 to mid-2028 will see the heaviest absorption pressure (900-700 units handing over each year). Sellers will negotiate harder during these windows. Buyers should look at: Lodha World Towers (resale), Lodha World View, Lodha Trump Tower, Rustomjee Crown, Indiabulls Blu, Lodha Adrina (post-OC late-2025/early-2026).
If you're an investor entering UC for appreciation
Best risk-adjusted entries in 2026: Embassy Citadel (Dec 2030 possession), Prestige Nautilus (Dec 2030), Godrej Trilogy (Dec 2031). Pre-2027 supply waves; Tier 1 developers; reasonable construction-linked payment plans. The 4-5 year construction window captures appreciation while market absorbs the Niyaara/Raheja waves of 2027-2029.
If you're an investor looking for handover proximity
Eon One (Aug 2026) and Lodha Adrina (Dec 2025 / Q1 2026) are closest to OC. Lower carry-cost, faster yield-realization, but less appreciation upside in the time remaining to handover. Suits investors with strong yield preference and lower appreciation tolerance.
If you're chasing trophy units
Birla Niyaara villa (₹58 Cr / 4,284 sqft, Mar 2027), Prestige Nautilus 5 BHK (₹86.42 Cr / 7,202 sqft, Dec 2030), Kalpataru One 5 BHK (₹49 Cr / 4,749 sqft, Dec 2028), Runwal Raaya 5 BHK (₹28.35 Cr / 4,880 sqft, Dec 2032). These are the structural top-end Worli plays; very few comparable trophy units come up in any single year.
Total active Worli pipeline through 2032
~4,100 units / 12+ towers
Property Butler tracked supply, May 2026
Pre-launch / planning-stage projects to watch
Beyond the disclosed pipeline above, several projects are at pre-launch or land-acquisition stage and could enter Worli's UC pipeline 2026-2028. Property Butler does not publicly attribute these until RERA registration is complete, but buyers should track:
- BDD chawl redevelopment Phase 1 launches — multiple Tier 1 developers in joint-development agreements with MHADA / state government on the 92-acre BDD parcel. Expected first launches 2026-2027.
- Society redevelopment opportunities — multiple 30+ year old societies in the Worli Naka and Worli Sea Face strips are at various stages of redevelopment evaluation. Shortlisted developers include Lodha, Rustomjee, Oberoi, Macrotech.
- Mill-land redevelopment parcels — Worli's mill-land legacy continues to convert. Each parcel adds 200-500 units over a 4-6 year build cycle.
We covered the redevelopment landscape in detail in our Worli redevelopment guide.
Frequently Asked Questions
Should I worry about supply pressure compressing Worli prices in 2027-2029?
Supply pressure typically affects rental yields more than capital prices in Worli's segment. The buyer pool absorbing 4-50 Cr units is HNW + ultra-HNW + corporate-investor — relatively price-insensitive at unit level, more focused on building and developer brand. The historic pattern: Worli supply waves compress rents 5-12% for 12-18 months around handover, but capital prices recover within 24-36 months as resale settles. Buyers entering UC at 2026 PSFs should still see net positive appreciation by handover even through supply absorption windows.
Is the Birla Niyaara handover going to disrupt Lodha World Towers' resale market?
Likely yes for the 4-5 BHK ₹25-35 Cr segment, where Niyaara competes directly with Lodha World Towers / World Crest / World View resale. Property Butler expects ready Lodha 4-5 BHK resale to soften 4-9% in late 2027/early 2028 as Niyaara hands over and floods that price band. Recovery within 18-24 months as Niyaara resale settles into the broader Worli market.
Which is the best UC project to buy in 2026?
Property Butler's framework picks differently for different buyer profiles. For Tier 1 brand + reasonable PSF + moderate-horizon possession: Embassy Citadel (Dec 2030). For brand prestige + ultra-modern design: Birla Niyaara (Mar 2027/2028) — closest possession of Tier 1 launches. For long-horizon investors with appreciation thesis: Runwal Raaya (Dec 2032) — longest construction-linked window, Foster + Partners design pedigree. For trophy-tier ultra-luxury: Prestige Nautilus 5 BHK (Dec 2030) at ₹86.42 Cr.
How accurate are stated possession dates from Worli developers?
Tier 1 developers (Lodha, Birla, Raheja, Runwal, Godrej) typically deliver within 6-12 months of stated possession in Worli historically. Tier 2/3 developers have averaged 12-30 month delays. RERA's compensation provisions apply but recovery depends on developer balance sheet. For buyers underwriting cash flows, build a buffer: stated date + 9-12 months for Tier 1, stated date + 18-24 months for Tier 3.
When should I buy ready stock vs UC stock in Worli's pipeline?
Ready stock makes sense when (a) you need to occupy soon, (b) you're price-sensitive on construction-linked carry costs, (c) you want zero possession risk, (d) you're targeting a specific layout / floor / view that's available. UC stock makes sense when (a) you have 4-5 year capital flexibility, (b) construction-linked appreciation interests you, (c) you want to lock the 2026 PSF before further escalation, (d) you're buying from a Tier 1 developer with consistent delivery track record.
Related Reading
→ Complete Worli Property Buying Guide 2026 → Worli Developer Track Record Deep Dive → Worli Redevelopment Projects Guide → Ready vs Under Construction PremiumLooking at a Worli new launch in 2026?
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