Projects Under Construction
25 Downtown, Tardeo: Hubtown's Mumbai urban-renewal project is under construction, with RERA-registered towers
Hubtown's 25 Downtown, an urban-renewal scheme on the edge of Willingdon Golf Club in Tardeo, is under construction, with several towers carrying MahaRERA registration numbers and free-sale apartments on the market. Listed prices, possession dates and some project details differ between sources, and the developer's own filings are the reference point used here.
| Developer | Hubtown Limited; the project is held through Twenty Five Downtown Realty Limited (earlier presentation named 25 South Realty Limited as owner, with a 75% stake) |
|---|---|
| Scale (as of 26 Aug 2025) | Approx. 18-acre urban-renewal scheme; 5.5-acre free-sale portion; approx. 3.7 million sq ft free-sale development across five residential towers and one office/commercial tower |
| Configurations | 4 BHK (approx. 3,437 and 3,800 sq ft carpet), 5 BHK (approx. 5,058 sq ft carpet, up to 6,103 sq ft in other units), 6 BHK (approx. 8,491 sq ft carpet), retail shop (approx. 3,716 sq ft, basis not stated) |
| Listed prices (June 2026, third-party listing) | 4 BHK 3,437 sq ft: ₹34.40 crore; 4 BHK 3,800 sq ft: ₹38.03 crore; 5 BHK 5,058 sq ft: ₹50.60 crore; 6 BHK 8,491 sq ft: ₹84.94 crore. Developer lists price on request. |
| RERA registrations | P51900076617 (Emerald Palm), P51900077131 (Pearl Cove), P51900077543 (Sapphire Terrace), PR1170002501157 (Ruby Mount), PR1170002502282 (Amber Oasis) |
| Stated completion dates (RERA-derived) | Emerald Palm 31 Dec 2033; Pearl Cove 31 Dec 2034; Sapphire Terrace 31 Dec 2034; Ruby Mount 31 Dec 2035; Amber Oasis 31 Dec 2035. Developer marketing cites December 2029. |
| Status (as of Oct 2026) | Under construction. Structural works reported at 5% completion in March 2026. |
| Amenities (per developer) | More than 200,000 sq ft of amenities, including three swimming pools, two cinemas (one children's), gym, padel and pickleball courts |
What is being built
25 Downtown is an urban-renewal project under a Mumbai Municipal Corporation (MCGM) scheme. Hubtown says the scheme includes rehabilitation construction and housing and amenities for the government, provided free of charge, alongside a free-sale component. The overall site is approximately 18 acres. The free-sale portion is approximately 5.5 acres, which Hubtown's August 2025 investor presentation puts at about 3.7 million sq ft of development across five residential towers and one office or commercial tower.
The project is also marketed as Hubtown 25 Downtown and as 25 Downtown Mahalaxmi. Project records list the address on Keshavrao Khadye Marg (Race Course Road), Tardeo, Mumbai 400034, with some records giving S K Rathod Marg.
Status and timeline
The project is listed as under construction. The sequence of public disclosures from the developer, as reported in filings and records, is as follows:
- 26 August 2025: Hubtown filed a project overview with stock exchanges. It said three of the five residential towers had MahaRERA approval, bookings had started, construction on the free-sale portion had commenced, and more than 40% of overall rehabilitation obligations were complete.
- 16 October 2025: Hubtown disclosed that Tower 4, Ruby Mount, had received its RERA registration certificate, bringing registered towers to four.
- November 2025: Hubtown management said the first four towers had launched and described Tower 5 as a future launch, with apartments above 15,000 sq ft carpet area.
- 6 February 2026: The RERA-derived record for Amber Oasis (Tower 5) shows a proposed start date of this day.
- March 2026: Structural works were reported at 5% completion.
The launch date of the project is not documented in a dated primary source, and no dated booking-open announcement was found. The developer's marketing site says booking is open. Notes from the research desk record that the Amber Oasis listing describes that tower as launched in March 2026, while the November 2025 management statement describes Tower 5 as a future launch. The two accounts are not reconciled in the sources reviewed.
Possession dates: RERA and marketing differ
Phase-specific completion dates in the RERA-derived records run from 31 December 2033 (Emerald Palm) to 31 December 2035 (Ruby Mount and Amber Oasis). The developer's marketing site states possession in December 2029. That date does not match the later phase-specific RERA completion dates, and buyers should treat the registered dates for each tower as the controlling reference.
Configurations and sizes
Figures below are carpet areas from the listing and the developer's investor presentation. They are not confirmed against an approved plan for each unit.
| Unit type | Carpet area reported |
|---|---|
| 4 BHK | 3,437 and 3,800 sq ft |
| 5 BHK | 5,058 sq ft listed; other units up to 6,103 sq ft |
| 6 BHK | 8,491 sq ft |
| Retail shop | 3,716 sq ft (area basis not specified) |
| Full free-sale residential range (investor presentation) | approx. 3,400 to 25,000 sq ft across five towers |
Floor counts also vary by source. The August 2025 presentation gives residential towers of 65 to 83 floors. The RERA-derived record for Amber Oasis lists one wing of 52 floors with 34 apartments. The project-wide total of 277 residences is reported in a listing, but the tower-level inventory does not reconcile clearly with that total.
Prices
The developer's marketing site shows price on request. It advertises spot-booking offers, early-buy discounts and a Flexipay scheme for the first 100 customers, with no offer values or dates stated.
The unit prices below come from a third-party listing last updated in June 2026. They are asking figures, not a developer-issued price sheet, and they may not reflect current pricing:
- 4 BHK, 3,437 sq ft: ₹34.40 crore
- 4 BHK, 3,800 sq ft: ₹38.03 crore
- 5 BHK, 5,058 sq ft: ₹50.60 crore
- 6 BHK, 8,491 sq ft: ₹84.94 crore
The same listing gives an average asking price of about ₹1,00,700 per sq ft for the project in June 2026. An earlier listing cited a starting price of ₹31 crore; its date is not clearly established. The retail shop is listed on request.
Design and amenities
Hubtown's investor presentation names Hafeez Contractor as master architect and Bill Bensley as interior designer. The façade is described as Art Deco-inspired, and the interiors combine Art Deco, Vaastu principles and nature references. Hubtown says apartments are oriented toward Willingdon Golf Club and the Arabian Sea, and that some have views of Mahalaxmi Racecourse. The developer's marketing site describes a low-density layout with two units per floor; this has not been independently verified for the whole project.
Hubtown's presentation cites more than 200,000 sq ft of amenities. Listed items include three swimming pools, more than 10 event spaces, two cinemas (one for children), a gym, padel and pickleball courts, a podcast studio, a karaoke studio and a business centre. Other amenities in listings include yoga zones, a jogging track, a central green park, sewage treatment and rainwater harvesting. Amenity delivery depends on the completion of each phase.
Location and connectivity
The project abuts Willingdon Golf Club and is reached from Keshavrao Khadye Marg. Hubtown's August 2025 presentation puts the Mumbai Coastal Road within two minutes, Metro Line 3 within two minutes, and Mahalaxmi and Mumbai Central railway stations within five minutes. No distances are given in the presentation. Lower Parel, Worli, Fort and BKC are described as 20 to 30 minutes away by road or public transit.
A third-party listing gives distances of about 0.24 km to Mumbai Central EMU Carshed station, 1.5 km to N M Joshi Marg, and 2.5 km to the Eastern Express Highway. It gives 1.4 km to Willingdon Sports Club. Distances to Mahalakshmi Race Course conflict between two listings (2.4 km and 0.36 km). Airport distance and travel time were not found.
Infrastructure under way
Metro Line 8 is described as a planned airport-connectivity line in a third-party listing. The Virar–Alibaug Multimodal Corridor is also named as planned infrastructure, without a project-specific status or date.
Locality market data
A third-party listing (June 2026) gives a Tardeo locality average asking price of about ₹80,550 per sq ft, and a project-level average of about ₹1,00,700 per sq ft. The same source shows the project's asking-price series at ₹62,700 (September 2025), ₹68,350 (December 2025), ₹87,850 (March 2026) and about ₹1,00,700 to ₹1,01,050 (June 2026). It also reports 14.6% quarter-on-quarter project price growth for June 2026 and 28.53% for March 2026.
The same listing estimates rental returns of about 2.5% to 3%, without a stated method or date. Estimated Tardeo rents are ₹75,000 a month for 1 BHK, ₹1.4 lakh for 2 BHK, ₹2.7 lakh for 3 BHK and ₹5.6 lakh for 4 BHK. Project-specific rents are not listed. These are estimates, not transaction data.
Developer background
Hubtown Limited states it has four decades of presence in Indian real estate and lists activity across Mumbai, Bengaluru, Pune, Thane and Gujarat. Other Mumbai projects named by the company include 25 South in Prabhadevi and 25 West in Bandra West. In its November 2025 investor call, Hubtown said the first tower at 25 South had been delivered ahead of schedule. Hubtown's investor presentation for 25 Downtown describes the scheme as part of an MCGM urban-renewal programme, and the company has publicised an industry award for the project in 2026, the date of which was not found.
Frequently asked questions
Is 25 Downtown in Tardeo registered with MahaRERA?
Five MahaRERA project numbers are linked to the development: P51900076617 (Emerald Palm), P51900077131 (Pearl Cove), P51900077543 (Sapphire Terrace), PR1170002501157 (Ruby Mount) and PR1170002502282 (Amber Oasis). Hubtown reported the Ruby Mount registration certificate on 16 October 2025. Registration dates for the first three numbers were not found. Buyers should check each number on the MahaRERA portal before committing.
What is the possession date for 25 Downtown?
The RERA-derived completion dates run by tower from 31 December 2033 (Emerald Palm) to 31 December 2035 (Ruby Mount and Amber Oasis). The developer's marketing site states December 2029, which does not match those phase dates.
What sizes are the apartments?
Listed 4 BHK units are 3,437 and 3,800 sq ft carpet, 5 BHK units are 5,058 sq ft (other units up to 6,103 sq ft), and 6 BHK units are 8,491 sq ft. The investor presentation gives a free-sale residential range of about 3,400 to 25,000 sq ft across five towers.
What are the current prices?
The developer lists prices on request. A third-party listing last updated in June 2026 shows 4 BHK units from ₹34.40 crore, 5 BHK at ₹50.60 crore and 6 BHK at ₹84.94 crore, with an average project asking price of about ₹1,00,700 per sq ft. These are asking figures, not a confirmed developer price sheet.
Is the project a government-linked redevelopment?
Yes. Hubtown describes it as part of an MCGM urban-renewal scheme. The scheme includes rehabilitation construction and housing and amenities for the government, provided free of charge, alongside the free-sale residential and commercial component.
How far is the site from transport?
Hubtown's presentation says the Mumbai Coastal Road and Metro Line 3 are each within two minutes, and Mahalaxmi and Mumbai Central stations within five minutes, without distances. A third-party listing gives about 0.24 km to Mumbai Central EMU Carshed station and 2.5 km to the Eastern Express Highway. Airport distance was not found.