MahaRERA registration is the moment a Worli project becomes legally bookable. It is also the most reliable forward signal for buyer-side leverage: every project enters the registry roughly 18-30 months before delivery, and the 90-day window after registration is the cleanest pre-launch window for pricing concessions, floor preferences, and inventory tier selection. Property Butler's Q1 FY27 (April-June 2026) Worli registration tracker decodes what entered the registry in the last 90 days, what's coming online for booking through Q3 FY27, and where the buyer access points sit.
Worli Q1 FY27 Registration Snapshot — 1 April to 17 May 2026
Property Butler tracks 4 new MahaRERA Worli project registrations in the Q1 FY27 window to date, with an additional 2-3 expected before 30 June 2026. Aggregate proposed supply from Q1 FY27 registrations: an estimated 720-880 saleable units across 5-7 towers, with delivery timelines ranging from Q4 FY28 to Q2 FY30. Pre-launch pricing premium over expected post-launch ask: 4-8% buyer discount typically available in the first 60 days after registration.
What "newly registered" actually means for buyers
The MahaRERA registration milestone marks three things simultaneously. First, the developer has paid registration fees, submitted full project disclosures, deposited the prescribed insurance, and committed to a binding possession date. Second, the project becomes legally marketable — the developer can take more than ten advance bookings and accept money beyond the 10% pre-registration cap. Third, the registry creates a public audit trail (under Section 11) of every quarterly progress filing the developer must make for the project's life.
For buyers, this is the optimal entry window for three reasons. The developer needs to demonstrate launch velocity to anchor pricing for subsequent inventory tiers — early buyers are essentially establishing the price floor and get rewarded for it. The full configuration mix is still available — every floor, every elevation, every tier can be picked. And the developer's contractual obligations under MahaRERA are now binding, which removes the "soft launch" ambiguity where pre-RERA buyers had no statutory protection.
The Q1 FY27 Worli registration cohort
Below is Property Butler's tracked registration cohort for Worli postcode 400018 in the April-June 2026 window to date. RERA IDs are masked to project name level pending the developers' public marketing launches; full IDs are available to registered Property Butler buyers on request.
| Project Cluster | Configuration Mix | Saleable Units | Expected Possession | Pre-Launch PSF Range |
|---|---|---|---|---|
| Tier-1 Worli Sea Face supertall (Phase 2) | 3, 4, 5 BHK + duplex penthouse | 210-240 | Q3 FY30 | ₹78,000-1,12,000 |
| Mid-Worli boutique (single-tower redevelopment) | 2, 3, 4 BHK | 62-78 | Q1 FY29 | ₹52,000-72,000 |
| Worli Naka master-plan (Phase 3 tower) | 2, 3, 4 BHK + 1 BHK studios | 320-360 | Q4 FY28 | ₹56,000-78,000 |
| Pochkhanwala Road infill (Tier-1 developer) | 3, 4 BHK + lower-floor jodi | 120-150 | Q2 FY30 | ₹68,000-88,000 |
Two observations on the cohort. First, the configuration shift is unmistakably toward 3-4 BHK volume and away from 5+ BHK trophy-tier. Three of the four projects have at most a handful of 5 BHK units; the volume is now in 3 BHK 1,400-1,900 sqft and 4 BHK 2,200-2,800 sqft formats. This tracks Property Butler's tracked demand pattern: the most-asked configuration in Worli enquiries in Q4 FY26 was 3 BHK sea-view in the ₹12-18 Cr range. Developers are responding.
Second, the possession timelines are tightening. The Q4 FY28 outlier is unusual — most Worli launches in 2024-25 carried Q4 FY29 or later possession targets. The Worli Naka master-plan project is committing to a 30-month build-out which is aggressive for a supertall typology. Buyer leverage in early bookings of this project includes the option to penalty-cap the developer for any delay beyond Q1 FY29.
The next 90 days — what's likely to enter the registry
Property Butler's developer-side tracking flags three additional Worli projects in advanced pre-RERA stages with high probability of Q1 FY27 registration before 30 June 2026:
- A second-phase Tier-1 launch in the Lodha Worli cluster — internal sales team briefings underway; pre-RERA brochures circulating among partner channels. Expected configurations: 3-5 BHK in the 1,800-3,200 sqft range.
- A society-led redevelopment in the Worli Sea Face arc — joint development agreement signed in March 2026, FSI calculation completed, MahaRERA application drafted but not yet submitted. Likely registration window: June 2026. Free-sale component: estimated 45-60 units.
- A boutique 50-unit Worli Naka redevelopment by a mid-tier SoBo developer — IOD received, foundation underway. Likely RERA registration: late May to early June 2026.
The BDD chawl tender outcome (Bombay HC's 16 May 2026 ruling refusing to stay the bidding) does not affect Q1 FY27 registrations directly — the BDD free-sale supply is projected to enter the registry no earlier than FY29. See our BDD tender impact decoder for the 2030+ supply implications.
The Section 11 quarterly disclosure — your buyer-side audit tool
Every MahaRERA-registered Worli project is required to file a quarterly disclosure under Section 11 covering construction progress, money received and money utilised, sales status, and any material changes to the project plan. For a Q1 FY27 registered project, the first Section 11 filing is due 15 July 2026 (for the quarter ending 30 June 2026).
Property Butler's recommendation for any Worli buyer considering a Q1 FY27 registered project: wait for the first Section 11 filing before paying anything beyond the booking amount. That filing tells you whether the developer's actual construction velocity matches the published timeline, whether sales velocity is in line with launch expectations, and whether any RERA-relevant project changes are in motion. Read our Section 11 quarterly disclosure decoder for the line-by-line audit method.
How to access pre-launch Q1 FY27 inventory
The Q1 FY27 registered Worli projects above are at varying stages of public marketing. Two are still in soft-launch / HNI invitation-only channel-access mode; one has begun open channel-partner allotments; one is moving to public website launch in the next 30-60 days.
Pre-Launch Access Hierarchy (Worli, May 2026)
Stage 1 (HNI invitation): 4-8% discount vs eventual public ask. Limited to ~5-10% of inventory. Access via established advisor relationships or family-office channels.
Stage 2 (Channel partner allotment): 2-4% discount vs public ask. Access via empanelled brokers; allotment of next 15-20% of inventory.
Stage 3 (Public launch): Reference ask. Remaining 70-80% of inventory.
Stage 4 (Post-launch escalation): 3-6% premium vs public ask within 6-12 months of launch, depending on absorption velocity. This is where the developer recovers margin lost to pre-launch concessions.
For buyers serious about pre-launch access on any Q1 FY27 Worli registration, the entry point is now — Stage 1 windows close within 30-45 days of RERA registration. See our pre-launch access protocol guide for the channel-relationship map.
Frequently asked questions
How many new Worli projects got MahaRERA-registered in Q1 FY27 so far?
Property Butler tracks 4 new Worli registrations between 1 April and 17 May 2026, with 2-3 additional registrations expected before 30 June 2026. Aggregate supply: 720-880 saleable units across 5-7 towers, with delivery timelines ranging from Q4 FY28 to Q2 FY30.
What's the pre-launch buyer discount on a newly registered Worli project?
Typically 4-8% below eventual public-launch ask in the first 60 days post-registration (Stage 1 HNI window), tapering to 2-4% as channel partner allotments open. The discount reflects the developer's need to anchor a price floor with credible early buyers. Beyond the public launch, the dynamic reverses — prices escalate 3-6% within 6-12 months in absorbing markets.
When should I make a payment beyond the booking amount?
Property Butler's recommendation: wait for the first Section 11 quarterly filing post-registration (15 July 2026 for a Q1 FY27 registered project). This filing surfaces actual construction velocity, sales pace, and any RERA-relevant changes. Until you see that, your maximum exposure should be the 10% booking amount.
Will the BDD chawl redevelopment affect Q1 FY27 Worli launch pricing?
Not directly — the BDD free-sale supply will not enter the MahaRERA registry until FY29 at earliest, and physical delivery is FY32-34. The Q1 FY27 cohort of launches operates entirely in the existing demand-supply balance. The BDD supply will compress Worli's free-sale pricing in the late 2020s, but not in this launch cycle.
Can I get the full RERA IDs of the Q1 FY27 Worli projects?
Yes — Property Butler maintains the full RERA ID register for active Worli projects in our buyer-side advisory database. Contact us for the project-specific RERA reference, the developer disclosures filed at registration, and the configuration-level allotment availability at this stage.
Tracking the Q1 FY27 Worli pipeline?
Property Butler's pre-launch access desk maps every newly-registered Worli project to its current allotment stage and discount window. Get the project list, the RERA IDs, and the access channels.
Request Q1 FY27 Worli pipeline access