Top Luxury Projects in Mumbai for HNIs and NRIs (2026)

Mumbai’s luxury real estate market is globally unmatched. In 2024, Worli logged 683 registrations worth ₹7,326 Crore, averaging ₹84,754 per sq ft. The city also recorded India’s highest carpet rate at Naman Xana (₹2.83 lakh per sq ft) and the country’s largest single apartment registration (₹703 Crore) in May 2025.

For HNIs and NRIs in 2026, the market offers two categories: urban ultra-luxury sea-facing towers in Worli, Malabar Hill, and South Mumbai (₹15 crore to ₹200 crore per unit), and nature-luxury premium plotted communities in the Sahyadri corridor, where developers like ORA Land offer gated resort-style freehold land and premium amenities.

Here are the top seven luxury projects in Mumbai and the extended MMR in 2026, ranked by category and investment profile.

Source: Worli market data – Top 10 Luxury Residential Projects in Mumbai 2026, Ghar.tv (June 2026)

1. ORA Land Karjat – Best Nature-Luxury for HNIs and NRIs

Developer: ORA Land (ORA Group) 

Location: Halivali, Karjat – 60 km from Mumbai via Atal Setu 

Type: Premium NA Plotted Villa Community 

Scale: 60 acres

ORA Land leads this list not because it competes with Worli’s sea-facing towers – it defines an entirely different category of luxury. Where urban projects sell apartments in the sky, BluBay sells ownership of freehold hillside land in a 60-acre resort community. That distinction is central to its appeal for HNIs and NRIs.

BluBay sits in Halivali, 3 minutes from Karjat Railway Station, with the Panvel-Karjat suburban rail connecting it to Navi Mumbai in under 30 minutes. The project is designed around three anchor assets that no Mumbai tower can replicate: a 1.5-acre crystal lagoon (designed by Fluidra, global aquatic solutions experts), a 35,000 sq ft five-level grand clubhouse, and a 4.2-acre Miyawaki forest surrounded by 150 acres of natural Sahyadri forest reserve.

Why HNIs and NRIs choose BluBay:

• Freehold NA land – you own the earth, not an undivided share of a building
• Full design freedom – build a custom villa, farmhouse, or weekend estate
• 60+ resort amenities operational before construction begins
• RERA registration in progress, clear NA title, home-loan eligible
• 20%+ CAGR in premium Karjat zones – infrastructure-backed appreciation
• MMRDA was appointed as the Special Planning Authority for 28 Karjat villages in May 2026
• Suryakumar Yadav, captain of the Indian cricket team, is the brand ambassador

Plot tiers:

Plot Type	Size	Starting Price
Boutique	From 1,500 sq ft	On request
Premium	~2,500 sq ft	From ₹1.10 Crore
Luxury Estate	6,000+ sq ft	On request

For NRIs managing investments remotely, BluBay’s gated, RERA-registered, professionally managed structure removes the operational complexity of open-market land buying.

2. Naman Xana

• Developer: Shree Naman Group 
• Location: Worli Sea Face, South Mumbai 
• Type: Ultra-luxury residential tower 
• Units: ~21 units on 0.64 acres

Naman Xana holds the record for India’s highest registered carpet rate – approximately ₹2.83 lakh per sq ft as of June 2026. The country’s largest single apartment registration – ₹703 Crore for two sea-facing duplexes – was recorded here in May 2025. The 150-metre, 44-storey tower on Worli Sea Face offers 4 BHK residences at a scale and scarcity that sets an absolute ceiling on Mumbai luxury.

With approximately 21 units and 0.64 acres, deliberate scarcity of supply defines the project. For ultra-HNI buyers who value rarity above all else, Naman Xana is the benchmark.

Best for: Ultra-HNI buyers seeking the most exclusive residential address in India.

Source: Top 10 Luxury Residential Projects in Mumbai 2026, Ghar.tv (June 2026) | Naman Xana, Square Yards

3. Godrej Trilogy, Worli – The Sea-Facing Statement

• Developer: Godrej Properties 
• Location: Dr Annie Besant Road, Worli, South Mumbai 
• Type: Ultra-luxury residential towers 
• Scale: 2.63 acres, 3 towers (Seaturf G+44 and Seafront G+74 in Phase 1)

Godrej Trilogy is one of South Mumbai’s most significant new luxury launches, targeting ₹10,000 Crore in gross revenue. The project occupies a rare sea-facing land parcel adjacent to the Mahalaxmi Racecourse, offering panoramic views of the Arabian Sea and the racecourse simultaneously. Only three residences per floor across the towers ensure privacy at a level that most high-rises cannot offer.

The 3 BHK residences start at ₹17.5 Crore (~USD 2.10 Million) and 4 BHK at ₹20.40 Crore, with carpet areas of 1,765 to 2,773 sq ft. The project carries MahaRERA registration for Phase 1 and features a 5-floor clubhouse with an infinity pool, spa, and gym. Possession is expected by December 2030 (Seafront) and December 2034 (Seafront Phase 2).

Best for: HNIs and NRIs seeking an iconic sea-facing address with developer credibility, strong resale value, and the Godrej legacy.

Source: Godrej Trilogy Worli, Business Standard (October 2025) | Godrej Trilogy price and details

4. Lodha Sea Face, Worli

• Developer: Lodha Group (Macrotech Developers) 
• Location: Worli Sea Face, South Mumbai 
• Type: Ultra-luxury residential tower 
• RERA: P51900053592 | Possession: February 2029

Lodha Sea Face occupies one acre on Worli Sea Face with 29 units of 5 and 6 BHK residences – one of the largest carpet area configurations in any new Mumbai launch. The project is designed by PLP Architecture and Yabu Pushelberg – two global names in architectural and interior design. Fluid curves inspired by ocean waves define the facade.

Seema Singh, promoter of Alkem Laboratories, purchased a penthouse here for ₹185 Crore – among the highest single residential transactions in India’s history. Structural works are at 27% completion as of mid-2026, on track for the February 2029 possession.

Best for: Ultra-HNI buyers seeking a generational, sea-facing asset designed by internationally recognised architects with permanent unobstructed views.

Source: Lodha Sea Face, Square Yards | Alkem Lab penthouse purchase, Business Standard (December 2024)

5. Lodha Trump Tower (Lodha Park), Worli 

• Developer: Lodha Group 
• Location: Lodha Park, Worli, Mumbai 
• Type: Ultra-luxury branded residence 
• Status: Ready-to-move (June 2026)

The only Trump-branded residential tower in Mumbai, Lodha Trump Tower rises 78 storeys with a golden facade within the 7-acre Lodha Park development. As of June 2026, it is ready-to-move – the only completed ultra-luxury tower in the Worli cluster available for immediate possession and rental income. For NRIs who want a Mumbai trophy asset generating rental returns from day one, the immediate possession advantage is significant.

Best for: NRIs wanting immediate possession, rental income, and a globally recognised branded address in Mumbai’s premier luxury zone.

Source: Top 10 Luxury Residential Projects in Mumbai 2026, Ghar.tv (June 2026)

6. Piramal Mahalakshmi

• Developer: Piramal Realty 
• Location: Mahalaxmi, Mumbai 
• Type: Luxury residential towers 
• Scale: Three towers by Hafeez Contractor

Piramal Mahalakshmi has recorded 69 registrations worth ₹730 Crore through May 2026, at an average registered carpet rate of approximately ₹74,150 per sq ft. Towers A and B are ready for possession. Tower C is nearing completion. The project commands views of the Mahalaxmi Racecourse and Worli skyline, and is connected to Bandra-Kurla Complex in under 15 minutes.

For buyers who want a proven, possession-near luxury address with an established resale market, Piramal Mahalakshmi is one of the strongest options in the ₹74,000+/sq ft segment.

Best for: HNIs seeking an established, near-ready luxury address with strong transactional history and racecourse views.

Source: Top 10 Luxury Residential Projects in Mumbai 2026, Ghar.tv (June 2026)

7. Raymond Invictus, Bandra East

Developer: Raymond Realty 

Location: Bandra East, Mumbai 

Type: Ultra-luxury 3 and 4 BHK residential

Raymond Invictus brings ultra-luxury residential living to Bandra East – a location that offers something Worli does not: direct access to the Bandra-Kurla Complex, the Western Express Highway, and both metro lines under 10 minutes. For CXOs and founders who want luxury living with business district walkability, Bandra East delivers what South Mumbai cannot.

Raymond Realty has repositioned itself in the ultra-premium segment, and Invictus targets HNI buyers who value connectivity to Mumbai’s commercial heart as much as sea views.

Best for: CXOs, founders, and business-district users who want ultra-luxury living with BKC and Western Expressway adjacency.

Source: Top 20 Residential Projects in Mumbai 2026, NoBroker (April 2026)

How to Choose Between Urban and Nature Luxury

The seven projects on this list represent two fundamentally different value propositions for HNIs and NRIs.

Factor	Urban Ultra-Luxury (Worli, Mahalaxmi)	Nature-Luxury (ORA Land, Karjat)
Asset type	Apartment (leasehold flat)	Freehold NA land
Entry price	₹17.5 Crore to ₹200 Crore+	From ₹1.10 Crore
Design freedom	None	Complete
CAGR	10 to 14% (South Mumbai premium)	20%+ (Karjat premium zones)
Rental yield	2 to 4% (long-term lease)	3 to 6% (short-term resort rental)
Appreciation driver	Scarcity of sea-facing land	Infrastructure convergence + nature premium
Use	Urban primary or secondary residence	Weekend home, resort villa, investment
Air quality	AQI 113 average (Mumbai 2026)	AQI 50 to 60 (Good – Karjat)

Neither category is superior. They serve different financial goals, different lifestyle needs, and different investment horizons. Many informed HNIs and NRIs hold positions in both – a Worli or Mahalaxmi apartment as their city anchor and a BluBay plot as their wealth-building, lifestyle-recovery asset in the Sahyadri hills.

Conclusion

Mumbai’s luxury real estate in 2026 is running at record transaction values, record per-sq-ft rates, and record NRI participation. For HNIs and NRIs, the city now offers a full spectrum – from ₹2.83 lakh/sq ft sea-facing duplexes at Naman Xana to ₹1.10 Crore freehold hillside plots at ORA Land BluBay Karjat with 60+ resort amenities and 20%+ CAGR potential.

The right project depends on what you are buying for. If it is an iconic Mumbai address with permanent sea views, Godrej Trilogy, Lodha Sea Face, or Naman Xana are the benchmarks. If it is a nature-luxury asset with freehold ownership, design freedom, resort infrastructure, and infrastructure-backed appreciation near Mumbai, ORA Land Karjat leads the category with nothing close behind it.