Birla Niyaara Tower C, Worli: Pre-Launch Status and What Is Known

What has been announced

Birla Estates said on its Q2FY27 earnings call on 26 October 2026 that Tower C has been redesigned and that its launch has moved to the next financial year. The redesign uses floor space index from a second Worli plot that was amalgamated with the original Niyaara site. Management described the tower as a better-configured and optimised product in a vantage location.

As of 2 November 2026, Tower C is at the pre-launch stage. It is not marketed under its own name. The parent project is marketed as Birla Niyaara at Worli by Birla Estates.

Timeline

• 26 Oct 2026: Q2FY27 call. Tower C redesigned and launch deferred to the next financial year.
• 30 Oct 2026: Management said GDV additions of ₹6,200 crore in six months put the company above 60% of its ₹10,000 crore target.
• Jul to Sep 2027: Target window for bringing Tower C to market (Q2FY28).

Earlier, the parent's Phase 1 was registered with MahaRERA on 4 May 2022, with proposed possession in March 2028 (parent project, not Tower C). Its MahaRERA progress report records foundation at 80%, structure at 100%, finishing at 13% and services at 0%.

Configurations and sizes

No Tower C configuration, size or apartment count has been announced. Parent project reference figures, which apply to Birla Niyaara overall and not to Tower C, are:

• 2 BHK: 849 sq ft apartment
• 3 BHK: 1,151 sq ft carpet area
• 4 BHK: 3,028 to 3,231 sq ft carpet area
• 5 BHK: 3,974 to 4,287 sq ft carpet area
• 6 BHK: 3,776 sq ft carpet area

The parent project's tower C configuration has not been finalised in public sources; treat these figures as reference only.

Pricing and payment terms

No price band or price per sq ft has been announced for Tower C. For reference, parent project listings quote 4 BHK homes at ₹30.28 to ₹32.31 crore onwards and 5 BHK homes at ₹39.74 to ₹42.87 crore onwards. These listing figures are undated and apply to the parent project. One listing quotes a rate of about ₹1,25,000 per sq ft as of 9 July 2026, for an indicative price of ₹44.34 crore.

The parent project has been listed with a limited period 20:80 payment plan and a construction-linked plan with loans of up to 90%. Offers such as zero stamp duty and registration fees appear on parent project pages, but they do not change statutory charges.

Maharashtra stamp duty is 7% for male buyers and 6% for female buyers, including local body tax and metro cess. Registration is 1% of property value, capped at ₹30,000 for properties above ₹30 lakh.

Approvals and land

• Tower C has no RERA registration as of 2 November 2026.
• The parent's Phase 1 (Tower A) is registered under MahaRERA number P51900031916. Phase 2 (Tower B) is registered under P51900054455. Neither number applies to Tower C.
• Phase 1 is mortgaged with Catalyst Trusteeship Limited on behalf of ICICI Bank Ltd and HDFC Bank Ltd.

Location and connectivity

The site is in central Worli, near the Bandra-Worli Sea Link and Business Districts. Parel station is nearby, and Dr Annie Besant Road is about 0.6 km away. Metro Line 3 (Aqua Line) has stations at Worli, Siddhivinayak, Dadar and Acharya Atre Chowk. The line's airport link runs from Cuffe Parade through Worli and the Bandra-Kurla Complex.

The Coastal Road's Phase 1 stretch from Marine Drive to Worli is operational. KGT International School is about 0.5 km away.

Infrastructure under way

• Sewri-Worli Elevated Connector: a 4.5 km elevated road linking Sewri, Dadar and Worli. Expected to open in early 2027, and to link with the Atal Setu.
• Worli flyover and subway (Nehru Science Centre to Annie Besant Road): a ₹285.61 crore project with a 571-metre flyover, targeted for completion by 31 January 2027 (reported 1 Oct 2026).
• Metro 3 pedestrian link at Worli: civic project value of about ₹702.4 crore, with a reported construction period of about 24 months.
• Mumbai Coastal Road northern phase: under way up to Dahisar. No completion year has been set.

Market context

Worli's average asking price was ₹66,300 per sq ft in June 2026, down from ₹74,050 in March 2026 and ₹70,800 in December 2025. The parent project's average was ₹1,10,000 per sq ft in June 2026, after ₹1,12,550 in March 2026.

Nearby comparable listings from third-party sites include Kalpataru Horizon at ₹14.11 to ₹14.23 crore, Karia Konark Empress at ₹14.15 crore, Lodha World Towers at ₹11.54 to ₹18.20 crore and Kabra Dvayam at ₹24.00 to ₹35.00 crore. These listings are undated and are not developer figures.

Developer background

Birla Estates Private Limited was founded in 2016. In November 2024 the group rebranded its real estate business as Aditya Birla Real Estate. The listed parent, Aditya Birla Real Estate Ltd, reported FY26 booking value of ₹8,136 crore. The developer has 20 residential and commercial projects, six of them in Mumbai, and operates in Mumbai, Bengaluru, Pune and NCR (Gurugram).

On the Q2FY27 call, management reported net booking value of ₹298 crore in the quarter, with Birla Taranya and Birla Niyaara named as the largest contributors. Birla Estates entered Mumbai redevelopment in March 2026 with a ₹1,700 crore project in Khar West.

CARE noted in early 2025 that 45% of the project cost on the developer's ongoing projects was yet to be incurred.

Parent project design and amenities

Foster + Partners is the lead architect and masterplanner for the parent project. The Sasaki Associates is the landscape masterplanner, and Coopers Hill Singapore is the landscape designer. Aakar Architects & Consultants is the architect on record with MahaRERA. The developer describes the parent as India's only LEED Pre-Certified Platinum residential project, and the building is IGBC-certified.

Listed amenities include three clubhouses (the Social, Sports and Kids clubs), an infinity-edged swimming pool, a gym, squash and badminton courts, a spa, a business centre, an indoor-outdoor cinema, a library, a café, a rooftop observatory deck, a jogging track and an amphitheatre. Listed specifications include RCC framed structure, Italian marble flooring in living and master areas, VRV/VRF air conditioning, high-speed lifts and 100% power backup for common areas and all homes. These apply to the parent project; Tower C specifications have not been published.