Opportunity Snapshot
A consolidated 2.31-acre land parcel (C.S. Nos. 234 & 236) on Nepean Sea Road, Malabar & Cumballa Hill Division — one of India's most coveted residential zip codes. Approved FSI of 5.4 under DCR 2034 permits ~5.44 lakh sq.ft. of saleable area. Currently classified as Heritage 2; conversion to residential/mixed-use to be processed with the U.D. Department, Government of Maharashtra post acquisition. Expected sale-rate benchmarks in the pocket range ₹1.25–1.50 L/sq.ft. Adjacent Plot 233 already acquired by the Runwal Group. Open to outright acquisition by a top-tier developer or a structured JV with the landowner.
Indicative Numbers
Plot Size
~2.31 acres (9,363 sq.m.)
Approved FSI
5.4 (DCR 2034)
Saleable Potential
~5.44 lakh sq.ft.
Expected Sale Rate
₹1.25–1.50 L per sq.ft.
Indicative Revenue
~₹6,800–8,160 Cr
Indicative Gross Margin
~27–36%
Indicative Timeline
~5–7 years
Current Zoning
Heritage 2 (conversion pending)
Numbers above are indicative ranges from a tentative feasibility prepared by qualified consultants. Detailed cost build-up, premium calculations, and sensitivity tables are shared only after NDA execution.
Why This Deal
Among India's Most Coveted Addresses
Nepean Sea Road sits within Mumbai's top-tier residential belt alongside Malabar Hill and Altamount Road. Pocket has historically commanded the highest per-sq.ft. rates in the country.
Consolidated Parcel, Single Owner
A single 9,363 sq.m. parcel under one ownership — no assemblage risk, no fragmentation, no multi-party negotiation. Title cleanup and vacant possession fully sellerside.
High FSI Already Approved
FSI 5.4 under DCR 2034 is rare for South Mumbai. Most comparable parcels operate at FSI 2.5–3.5 after incentives.
Proven Adjacent Absorption
Plot 233 (adjacent) has already been acquired by the Runwal Group, validating developer appetite for the micro-market.
Ultra-HNI End-User Depth
Buyer pool at ₹1.25–1.50 L/sq.ft. is concentrated ultra-HNI, corporate, and NRI demand — structurally resilient across real-estate cycles.
Disclosed Risks & Caveats
Transparent disclosure of factors a serious investor should diligence further.
Heritage 2 Zoning Conversion
Project is contingent on re-classification from Heritage 2 via the U.D. Department, Government of Maharashtra. Cost and timeline of conversion borne by the purchaser. This is the single largest execution risk and should be diligenced first.
Large Upfront Land Ticket
The land component alone is multi-thousand crore — suited to top-tier developers, consortiums, or institutional JV capital rather than mid-sized builders.
Extended Project Horizon
Heritage conversion + approvals + construction + sales realistically spans 5–7 years. Margin is sensitive to cycle timing at both ends (acquisition and sale).
Heritage / CRZ Envelope Constraints
Proximity to sea + Heritage status may translate into height, setback, and façade guidelines even post-conversion. Design envelope to be validated with architect before closure.
Sale Rate Assumption
Indicative margin presumes sustained realisations at ₹1.25–1.50 L/sq.ft. over a 5–7 year horizon. A softer ultra-luxury cycle during launch could compress margins.
Open to Deal Structures
Specific commercial terms (revenue share, area share, lock-in, milestones) negotiated deal-by-deal. Indicative term sheet shared post NDA.
Available Under NDA
What you get when we share the full deck
- ✓Exact site location & owner identity
- ✓Detailed feasibility report (full cost & revenue build-up)
- ✓Title chain & encumbrance summary
- ✓Tenant/occupant data & rehab plan
- ✓Architect's tentative scheme & FSI workings
- ✓Premium & approval timeline projection