In residential real estate the single cleanest read on whether a buyer or seller has the upper hand is months-of-supply — active listings divided by trailing-12-month absorption velocity. Under 6 months is a seller's market; 6–12 months is balanced; 12–18 months tilts to buyers; above 18 months is structural oversupply. Property Butler runs this calculation continuously on Worli using the 95 currently active listings and a trailing absorption window. The May 2026 read is sharply bifurcated by BHK band — and that bifurcation, not the headline median PSF, is where your negotiating leverage actually lives.
The Headline Read
Worli's aggregate months-of-supply for May 2026 is ~10.5 months — within the balanced band. But the aggregate hides everything. The 1 BHK and compact 2 BHK band runs 3.8–5.2 months (seller-tight). The 3 BHK and 4 BHK core trades 8.5–13.5 months (balanced). The 5 BHK and 6+ BHK trophy band runs 22–34 months (structural oversupply by listings count, although absorption is concentrated in discrete trophy events). Your purchase logic depends entirely on which band you are in.
The matrix — May 2026 Worli unsold inventory by BHK
| BHK Band | Active Listings | TTM Absorption (Estimated) | Months-of-Supply | Market Tilt |
|---|---|---|---|---|
| 1 BHK + 1+X BHK | ~6 | ~19 units / year | 3.8 months | Tight — seller advantage |
| 2 BHK | ~12 | ~28 units / year | 5.2 months | Mildly tight |
| 3 BHK (incl. 3.5 BHK) | ~28 | ~33 units / year | 10.2 months | Balanced |
| 4 BHK | ~24 | ~22 units / year | 13.1 months | Balanced, tilting buyer |
| 5 BHK | ~9 | ~5 units / year | 21.6 months | Oversupplied by count |
| 6+ BHK / Penthouse | ~3 | ~1 unit / year | 36 months | Episodic, not continuous |
| Villa | ~1 | ~0.5 / year | 24 months | Bespoke segment |
Why the trophy band reads "oversupplied" but isn't
The 5 BHK and 6+ BHK months-of-supply numbers (22–36 months) look alarming but they need interpretation. Trophy listings in Worli have a structurally different absorption pattern from mid-band: trades happen in discrete events (Naman Xana primary at ₹147 cr per unit, the late-2024 Lodha Marq/Raheja Riviere cluster), not steady weekly flow. The "months-of-supply" framework assumes uniform absorption, which mis-fits this band. The accurate read for trophy: liquidity is event-driven, not flow-driven. When you have a trophy buyer, the inventory clears; when you don't, the inventory accumulates. Property Butler's trophy comp set tracker shows the actual transaction print — 12 deals above ₹50 cr in the trailing 12 months — which translates to 1 trade per month at this band, healthier than the listing-count framework suggests.
The actionable buyer translation — where to push and where not to
Seller-tight bands (1 BHK / compact 2 BHK)
- Negotiation room is 2–5% off ask, no more.
- Speed matters. Quality 1 BHK Sea Face stock turns over in 12–16 weeks median.
- Pre-monsoon negotiation window (May–June 2026) is your only structural advantage.
- For investors: this is where rental yield + capital appreciation overlap best in Worli.
Balanced bands (3 BHK / 4 BHK)
- Negotiation room is 5–10% off ask, with discipline.
- Days-on-market for a clean 3 BHK Sea Face listing: 18–32 weeks.
- Building-level absorption matters more than aggregate — Lodha World One, Raheja Riviera turn faster than older inventory.
- Pre-monsoon close is structurally advantaged but not urgent.
Trophy bands (5 BHK / 6+ BHK / Villa)
- Negotiation room is 8–15% off ask on private sales, lower on primary direct.
- Days-on-market for trophy resale: 22–48 weeks. Wide variance reflects buyer-specific clearing.
- Liquidity is event-driven. Plan for a 6–12 month exit timeline, not a flow-driven exit.
- Naman Xana primary ceiling-reset to ₹1.35–1.50 lakh / sqft creates re-asking pressure within 8 weeks.
The tower-level breakdown — where the 95 listings actually sit
Property Butler's active Worli listing set distributes unevenly across towers. The top 8 buildings carry ~58% of all active listings:
| Tower | Active Listings | Dominant BHK | Negotiation Read |
|---|---|---|---|
| Lodha World Towers | ~12 | 3–4 BHK | Balanced. 5–8% room. |
| Raheja Riviera + Riviere Skyline | ~9 | 3–5 BHK | Tight on 3 BHK Sea Face; soft on 5 BHK. |
| Lodha Adrina / Trump / World One | ~8 | 4 BHK | Balanced. Floor + view drive variance. |
| Embassy Citadel | ~6 | 4–5 BHK | Tight on premium tier; 4–6% room. |
| Hubtown Celeste | ~6 | 1–2 BHK | Entry-tier. 2–5% room. |
| Indiabulls Blu | ~5 | 3–4 BHK | Balanced. Distress-watch on developer. |
| Kabra Dvayam | ~4 | 3 BHK | Mid-tier Sea Face. 5–7% room. |
| Ahuja Towers | ~3 | 4 BHK | Premium Prabhadevi-end. 4–6% room. |
What pushes months-of-supply over the next 90 days
- Pre-monsoon listing wave. May–June typically sees a 15–22% increase in active Worli listings as sellers position for a pre-July close. Months-of-supply on 3 BHK and 4 BHK should rise to 11–14 months in this window — meaning more buyer choice, not less seller discipline.
- Post-Naman-Xana re-asking pressure. Trophy resale (₹25 cr+) holders are statistically likely to re-list at 8–12% higher asks within 6–8 weeks. This reduces effective listing count in that band by 2–4 listings as some sellers pause and re-strategise.
- Pre-RR-hike pull-forward. Maharashtra's annual Ready Reckoner revision typically lands in April; if a mid-year revision is signalled, buyers pull forward closings into Q2 FY27, compressing months-of-supply across all bands by 1–2 months for 6–8 weeks.
- RTM handover cliff. 12–18 Worli units across 3–4 dossiers are scheduled for RTM possession in Q2 FY27. These add ~6 listings to active stock as some buyers pivot to resale on receipt of OC. Months-of-supply rises 0.5–1 month on 3 BHK / 4 BHK as a result.
Worli Aggregate Months-of-Supply
10.5 months — Balanced
Mid-May 2026 — but the BHK breakdown matters more
How Worli compares to its corridor peers
| Locality | Active Listings | Aggregate Months-of-Supply | Relative Position |
|---|---|---|---|
| Worli | 95 | 10.5 months | Balanced; trophy-heavy |
| Lower Parel | 34 | ~7.8 months | Tighter; deeper end-user demand |
| Prabhadevi | ~28 | ~9.5 months | Balanced; less trophy concentration |
| Bandra West | ~62 | ~9.2 months | Balanced; broader spec range |
| Mahalaxmi | ~22 | ~11.5 months | Mild oversupply; new launches landing |
The framework — using months-of-supply in your offer logic
- Identify your BHK band first. The aggregate Worli number is not your number. A 4 BHK buyer is in a 13-month market; a 1 BHK investor is in a 4-month market.
- Cross-reference the tower. Lodha World Towers carries 12 listings (saturated for the building size); Raheja Riviera Sea Face 3 BHK carries 2 (genuinely tight). Building-level inventory rather than locality-level should anchor your view.
- Calibrate offer to band-level read. A 4–8% off-ask in a 10-month market is reasonable; the same off-ask in a 4-month market gets you ignored.
- Time the close window. Months-of-supply expands in pre-monsoon (May–June) and pre-festival (Aug–Sep); contracts in Oct–Mar. Your negotiating leverage is correlated with absolute time on calendar.
- Track absorption velocity at the tower level. If a tower sees 3 closings in a 60-day window and your target unit is still listed, the seller likely has motivation to negotiate. Property Butler's absorption velocity tracker publishes building-level closings monthly.
Frequently Asked Questions
What is the right months-of-supply number for a "buyer's market"?
Above 12 months tilts to buyers; above 18 months is structural oversupply. Worli's aggregate at 10.5 months is balanced; the 4 BHK at 13.1 months tilts mildly buyer; the 5 BHK at 21.6 reads oversupplied but reflects event-driven trophy absorption, not flow-driven softness. Apply the framework BHK-by-BHK, not aggregate-level.
How accurate is the TTM absorption estimate?
Property Butler estimates trailing-12-month absorption from a combination of building-level closing intel (broker network + direct relationships with society committees) and ed conveyance proxies. The number is a working estimate, not an exhaustive census. Trophy absorption (₹25 cr+) is observed directly via the comp-set tracker; mid-band absorption is estimated. The directional read is reliable; the second decimal is not.
Should I avoid the 5 BHK band given the 21.6-month oversupply read?
No, but understand the structure. 5 BHK in Worli is event-driven — when a trophy buyer enters the market, the right building clears in weeks; when no trophy buyer is active, listings sit for 24+ weeks. If you are a 5 BHK buyer, you have meaningful negotiating leverage (8–15% off ask on the right resale). If you are a 5 BHK seller, you need to align your listing to known buyer events (corporate relocation seasons, family-office portfolio rebalance windows).
Does new launch supply over the next 18 months change this calculation?
Yes, materially. Worli's 2026–2028 launch pipeline includes 4–6 tier-1 dossiers in active MahaRERA registration. As inventory lands in primary, secondary listings face additional competition, which tends to push months-of-supply in the 3 BHK / 4 BHK bands toward 14–18 months over 12 months. This is why timing your purchase before the next major launch cluster lands is structurally advantaged. Property Butler's launch pipeline tracker publishes the schedule.
Want the months-of-supply read on your specific Worli target?
Property Butler's senior advisory desk publishes building-level absorption + months-of-supply on every Worli tower with 3+ active listings. Use it to anchor your offer.
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