A buyer asked Property Butler in early May 2026 a question that should be straightforward but rarely is: what is a 3 BHK in Worli actually trading at right now, building by building, today, not three months ago? This guide is the answer in data form — a real-time snapshot of Worli's secondary market as of the second week of May 2026, drawn from 300+ active asking-side listings Property Butler is tracking across the locality.
The headline numbers: median asking PSF for a Worli 3 BHK in mid-May 2026 sits at ₹65,217, with the interquartile range running ₹60,352 to ₹72,700. Median 4 BHK PSF is ₹72,131, with the interquartile range ₹65,658 to ₹92,500 — much wider, because the 4 BHK segment splits into the premium tower tier and the larger family-format tier with very different pricing profiles. The market is active but not euphoric — days-on-market for well-priced listings is running 68–95 days for 3 BHK, 95–140 days for 4 BHK, and 160+ days for the ultra-luxury 5+ BHK segment.
Worli Resale Snapshot — Mid-May 2026
- Active resale listings tracked: 300+ across Worli postal pincodes 400018 and 400030
- 3 BHK median asking PSF: ₹65,217 (IQR ₹60,352 – ₹72,700)
- 4 BHK median asking PSF: ₹72,131 (IQR ₹65,658 – ₹92,500)
- 5 BHK median asking PSF: ₹95,400 — wide dispersion driven by trophy units
- Locality-level Worli median PSF: ₹68,950 (Property Butler tracked market data)
- Asking-side ceiling: ₹2,94,736 PSF (Godavari CHS 3 BHK at ₹28 Cr)
The Buildings Driving Volume
Active listing volume in Worli concentrates in a handful of large towers, and the distribution itself tells a useful story. Three observations.
First, Lodha The Park dominates Worli's listing volume with 73 active asking-side units across its multiple wings. This is partly a function of its sheer size (the project has approximately 1,400 apartments in total) and partly a reflection of the resale liquidity Lodha's older premium stock generates as original buyers cycle through 6–10 year holds. Median asking in The Park sits at ₹52,800 PSF for 2 BHK, ₹58,400 for 3 BHK, and ₹68,500 for 4 BHK as of mid-May 2026.
Second, Lodha Adrina (the more recent Lodha launch with its own pricing band) accounts for 56 active listings — heavy resale activity for a building that achieved OC only in 2024. This is investor-cycle activity: original buyers booking under-construction in 2018–2020 are now exiting on possession to crystallise gains. Median asking PSF in Adrina is ₹76,400 for 3 BHK, ₹84,200 for 4 BHK.
Third, the premium-tier buildings — Birla Niyaara, Prestige Nautilus, Kalpataru One — hold very thin secondary inventory (single-digit listings each) because the buyer base is end-use rather than investor, and exits cluster in 7–10 year windows rather than the 3–5 year investor cycle.
| Building | Active Listings | Median 3 BHK PSF | Median 4 BHK PSF | Resale Velocity |
|---|---|---|---|---|
| Lodha The Park | 73 | ₹58,400 | ₹68,500 | Fast (48–72 days) |
| Lodha Adrina | 56 | ₹76,400 | ₹84,200 | Moderate (72–95 days) |
| Raheja Imperia | 19 | ₹68,200 | ₹78,500 | Moderate (75–110 days) |
| Lodha Kiara | 15 | ₹72,800 | ₹82,400 | Moderate (80–105 days) |
| Lodha Trump Tower | 15 | ₹83,500 | ₹94,200 | Slow (100–135 days) |
| Birla Niyaara | 9 | ₹1,29,166 | ₹1,36,554 | Slow (130+ days) |
| Indiabulls Blu | 8 | ₹62,400 | ₹72,800 | Moderate (85–115 days) |
| Lodha World Towers | 8 | ₹74,500 | ₹86,400 | Slow (110–140 days) |
| Hubtown Celeste | 6 | ₹78,200 | ₹88,500 | Slow (115–150 days) |
The Pricing Ceiling — What's Setting the Top
Worli's secondary asking-side ceiling in May 2026 sits at ₹2,94,736 PSF on a 950 sq ft 3 BHK in Godavari CHS — an exceptional outlier reflecting a heritage premium and view profile not replicated elsewhere in the locality. Below that outlier, the genuine top tier of Worli resale clusters around three buildings.
Kalpataru One holds a verified asking of ₹2,35,294 PSF on a 1,700 sq ft 4 BHK; Prestige Nautilus tracks at ₹2,06,400 PSF on a 2,609 sq ft 3 BHK; K Raheja Artesia tracks at ₹1,46,866 – ₹1,77,419 PSF on 3,064 to 3,100 sq ft 4 BHKs. Birla Niyaara holds a verified asking of ₹1,36,554 PSF on a 4,284 sq ft 4 BHK and ₹1,29,166 PSF on a 1,200 sq ft 3 BHK. The Four Seasons Private Residences tracks at ₹1,27,969 PSF on a 6,525 sq ft 4 BHK.
These six buildings define the ceiling of what Worli is currently transacting in the secondary market — the pricing band above ₹1.2 lakh per sq ft is essentially restricted to the trophy-tier inventory in these projects.
The Floor — Where Value Is Being Asked
Worli's secondary asking floor in May 2026 — leaving aside cessed building stock which trades on a different basis — is anchored by Lodha The Park's older wings (₹52,800–₹58,400 PSF), select Indiabulls Blu units (₹58,200–₹62,400 PSF), and certain Lodha Adrina ground-tier listings that have been on the market for 120+ days and are now testing ₹65,000–₹68,000 PSF asking levels.
The gap between Worli's floor and ceiling — roughly ₹52,000 to ₹2,30,000 PSF, a 4.4x range — is one of the widest in any single Mumbai locality. That dispersion is a function of Worli's tower stratification: the locality holds both 1990s-vintage premium stock at one end and 2024-launched ultra-luxury at the other.
✓ Where buyers are getting value in May 2026
- Lodha The Park older wings — well-built, premium amenities, ₹52K–58K PSF
- Indiabulls Blu — mature ready-to-move, sub-₹65K PSF for 3 BHK
- Lodha Adrina ground-tier units 120+ DOM — 4–6% off original asking
- Raheja Imperia mid-floor 3 BHK — established tower, sub-₹70K PSF
- Cessed-building 33(7) ready-stock for redevelopment-thesis buyers
✗ Where sellers are sitting too high
- Trophy-tier resale inventory above ₹2 lakh PSF — thin demand
- Hubtown Celeste 5 BHK listings — 150+ day DOM signal
- Lodha World Towers Tier-2 wings priced at Tier-1 PSF
- 2 BHK rental-yield investor exits with no negotiating room
- Older Worli Sea Face stock without conveyance — title-friction discount underpriced
What's Moving the Market This Quarter
Three forces are visible in the data. First, the Coastal Road Phase 1 commissioning has materially improved Worli's connectivity to South Mumbai, and Worli-to-Nariman Point drive times have compressed from 35–45 minutes to 18–22 minutes during peak hours. This is reshaping the buyer pool for Worli — South Mumbai professionals are now seriously considering Worli purchases that would have been infeasible on commute alone in 2022.
Second, Metro Line 3 (Aqua Line) phased commissioning is approaching the Worli interchange milestone. Asking-side pricing in towers within 600 metres of the Worli Metro station is showing a 4–7% premium against equivalent stock further away — a premium that is still being internalised by the market and may compress as more buyers learn to factor it.
Third, the BDD chawl cluster redevelopment is moving through phased execution. The future supply overhang from this scheme is the single largest force shaping Worli's mid-market 2 BHK pricing direction over the next 5–8 years. New launches in the ₹4–6 Cr band face headwind; established premium ₹15 Cr+ stock is unaffected.
Worli Secondary Market — Floor to Ceiling Spread
₹52K – ₹2.3L PSF
4.4x asking-side dispersion across Worli's secondary inventory. Property Butler real-time tracker, 300+ active listings, mid-May 2026.
Frequently Asked Questions
How accurate are asking-side PSF numbers as a guide to actual transaction prices?
Asking-side prices run 4–9% above achieved transaction prices in Worli's current market based on Property Butler's tracked closing data — buyers should expect 4–7% headline discount on primary developer sales and 5–9% on resale listings that have been on the market for 90+ days. Listings under 30 days old are usually closer to asking; listings 90+ days old are increasingly negotiable. The dispersion narrows in the trophy tier and widens in the mid-market.
Why is there such a wide PSF range in Worli compared to other South Mumbai localities?
Worli's stratification is structural. The locality holds 1990s-vintage premium stock (Lodha The Park's older wings, Raheja Imperia, Indiabulls Blu) trading at ₹52,000–₹70,000 PSF, alongside 2022–2024 ultra-luxury launches (Birla Niyaara, Prestige Nautilus, Kalpataru One) trading at ₹1,20,000–₹2,30,000 PSF. Other South Mumbai pockets like Malabar Hill or Cuffe Parade have narrower bands because the building stock is more homogenous. Worli's wide range is also why building-level due diligence matters more here than in any other Mumbai locality.
Is mid-May a good time to buy in Worli, or should I wait for the festive quarter?
Mid-May to mid-July is structurally the softest part of Worli's calendar — the summer slowdown reduces buyer competition and sellers carrying inventory through the off-season become more negotiable. Property Butler's tracked discount achievement in the May–July window historically runs 1.5–2.5 percentage points wider than the festive Oct–Dec window when buyer competition compresses negotiability. For end-use buyers with a 60–90 day decision horizon, mid-May is statistically the better time to negotiate aggressively.
How do I get a live PSF benchmark for a specific Worli building I'm shortlisting?
Property Butler tracks active listings, achieved closing prices, and asking-vs-closing dispersion at the building level for 84 Worli premium towers, refreshed weekly. The free public version of this is the Property Butler Price Checker tool. Buyers we represent receive the deeper building-level dataset with median achieved PSF, 12-month price trend, days-on-market distribution and active negotiation room as standard preparation before any site visit.
Related Reading
→ Worli Property Market Q1 2026 — Quarterly Wrap → Worli Q2 2026 Market Outlook → Worli Sub-Zone PSF Heatmap → Worli Resale Liquidity & Exit Timelines → Worli Summer Slowdown — Buyer Negotiation Playbook → Explore all Worli propertiesLooking to buy in Worli over the next 60–90 days?
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