Oberoi Realty's Worli Project: Launch Timeline, Latest Developments and What It Means for Homebuyers
There is a particular kind of anticipation that settles over Mumbai's property circles whenever Oberoi Realty signals a move in Worli, and the developer's latest plans for this storied peninsula are no exception. For over a year now, industry watchers have tracked the slow, deliberate assembly of what promises to be one of the company's most significant South Mumbai addresses since Three Sixty West redefined luxury living on the same stretch of coastline.
The project traces its origins to May 2024, when Oberoi Realty informed the stock exchanges that the company had entered into a Development Agreement to develop land and redevelop a large housing society spread over approximately 12,790 square meters in the Adarsh Nagar area of Worli, Mumbai, with the land parcel leased to the Maharashtra Housing and Area Development Authority. At the time, there were seven residential buildings on the plot with 504 flats, and under current Development Control regulations for Greater Mumbai 2034, the company anticipated generating approximately 6.24 lakh sq ft RERA carpet area through the redevelopment. By mid-2025, analysts were already pencilling in a GDV of roughly ₹6,500 crore for the Adarsh Nagar development, placing it firmly among Oberoi's most valuable near-term launches, alongside a project in Gurugram with an estimated GDV of ₹9,100 crore.
The most concrete signal yet on timing came earlier this year, when stock market trackers flagged that a major new project in Worli is scheduled for launch in Q1 FY27, reflecting the company's strategic expansion across premium residential segments. That timeline sits within a much larger pipeline the company has been building. According to a May 2026 brokerage note, the company has built a strong launch pipeline for FY27 which includes 360 North Gurugram, Oceanic on Carter Road, Fairview at Malabar Hill, Tower D at Forrestville, Tower A at Jardine, Ralliwolf Mulund, Enigma commercial strata sale, Pedder Road, Adarsh Nagar Worli, Alibaug, Bandra RLDA, and the Borivali SRA project. That same note observed that Oberoi Realty is expected to recoup the lost opportunity in FY27 in terms of new launches, with adhering to launch timelines and signing of new business developments remaining key monitorables — a caution worth keeping in mind given the developer's history of pushing dates as it perfects design and approvals.
Worli itself is not standing still while these plans mature. Beyond the residential redevelopment, Oberoi's group entity has been building out a much larger footprint in the neighbourhood. In February 2026, I Ven Realty, a joint venture of Oberoi Realty, its promoter Vikas Oberoi and Alpha Wave Ventures, entered into an agreement with Switzerland-based Aman Group to develop a luxury hotel and residential project in Worli. The plan is ambitious in scope: a hotel of about 80 rooms together with food and beverage outlets and ancillary facilities, and approximately 150,000 to 200,000 sq ft of residences for sale, branded and marketed under the Aman name, with the hotel expected to be operational by 31 August 2032. Separately, the company's Ritz-Carlton branded hotel in Worli — tied to its earlier mall, hotel and office complex plans on the same peninsula — is expected to open during FY27, adding a fresh hospitality anchor to the locality.
The broader Worli market gives useful context for why Oberoi continues to double down here. Data from Square Yards shows that in 2025, Worli recorded 321 new sale transactions with a gross sales value of ₹5,257 crore, while as of the fourth quarter of 2025, the average property rate in the area stood at ₹81,083 per square foot, up from ₹78,085 per square foot in the same quarter last year. For a developer whose Three Sixty West towers already command some of the highest per-square-foot prices in the country, this steady appreciation reinforces the investment case for another marquee Worli launch.
Analyst sentiment on the stock — and by extension on the execution of this pipeline — has been mixed but broadly constructive. Recent coverage notes that CLSA has upgraded Oberoi Realty to Hold with a target price of ₹1500, revising FY27–28 presales estimates upward by 8%/7% and projecting 28% FY27 presales growth, while cautioning on execution risk from 9–10 greenfield projects plus 3 phases, and Nomura maintains a Buy with a raised target price of ₹1850, citing a ~30% FY26–28F presales CAGR and 20% CAGR in annuity and hotel income. A separate note from ICICI Direct went further, retaining a Buy call with a target of ₹2080 while flagging the same execution watchpoints across the FY27 launch slate.
For homebuyers tracking this project, the practical takeaway is patience paired with readiness. Complex MHADA redevelopments of this scale typically require the developer to complete tenant rehabilitation, secure final approvals, and finish design finalisation before RERA registration and public booking can begin — a sequence that has already stretched across two-plus years since the original agreement was signed. Those interested in an early allocation should watch for the formal RERA filing and official price list, which typically follow the launch announcement by a few weeks, and should treat any current broker quotes for this specific project as indicative rather than final until Oberoi Realty issues its own confirmed pricing.
