Worli is where Oberoi Realty chose to make its most architecturally ambitious statement in Mumbai. The developer, which has operated across the city for over four decades and has completed 51 projects spanning residential, commercial, retail, hospitality, and social infrastructure, entered Worli not with a conventional apartment block but with a mixed-use landmark designed to anchor the neighbourhood's transformation from former mill land to ultra-luxury enclave.
That project — Three Sixty West on Dr. Annie Besant Road — remains the reference point for Oberoi Realty's Worli identity. It is also the foundation on which the upcoming Oberoi Aman Worli Residences, developed through I-Ven Realty, now builds.
Three Sixty West is a twin-tower mixed-use development on Dr. Annie Besant Road, Worli. One tower, rising 66 floors and 260 metres, houses The Ritz-Carlton Hotel and grade-A office space. The second tower, 52 floors and 255.6 metres tall, contains the ultra-luxury residences managed by The Ritz-Carlton. The project is registered with MahaRERA under number P51900012115.
The structural pedigree is specific: the towers were designed by Kohn Pedersen Fox (KPF), the New York-based firm behind many of the world's most recognised high-rises, and constructed by Samsung C&T, the South Korean engineering group whose past projects include the Burj Khalifa in Dubai and the Petronas Towers in Kuala Lumpur. The towers are deliberately angled so that every residence captures unobstructed Arabian Sea views, including direct sightlines to the Bandra-Worli Sea Link.
Residences at Three Sixty West span 4 BHK and 5 BHK configurations, with carpet areas ranging from approximately 5,235 sq ft to 6,651 sq ft. The project is now sold out and ready to move — with recent secondary market transactions crossing Rs 100 crore — a figure that locates it firmly within Worli's ultra-luxury tier. Residents have access to The Ritz-Carlton's full hotel infrastructure: 220 rooms, fine dining, a sea-view bar, a spa, and banquet facilities, available for personal use and for hosting guests.
The Worli project was developed through Oasis Realty, a joint venture between Oberoi Realty and the Sahana Group. Oberoi Realty's engagement with the Annie Besant Road corridor dates to 2009, when the company entered a joint venture agreement for development of the free-sale component under a slum rehabilitation scheme on the same road. The appointment of Samsung C&T as general contractor was announced in August 2011, marking one of the first times an Indian developer engaged a contractor of that scale and profile for a domestic residential project.
The second strand of Oberoi Realty's Worli presence runs through I-Ven Realty Limited, a joint venture entity in which Oberoi Realty holds a 50 percent stake. Oberoi Realty acquired its position in I-Ven Realty in September 2011, purchasing shares from India Advantage Fund I, managed by ICICI Venture Funds Management Company, and also investing in optionally convertible debentures issued by the company.
It is through this vehicle — I-Ven Realty — that Oberoi Aman Worli Residences is being brought to market. The project carries the Oberoi Realty lineage and sits within the same geographic corridor that Three Sixty West established as a credible ultra-luxury zone. For buyers evaluating Oberoi Aman Worli Residences, the I-Ven Realty structure is a disclosed joint-venture arrangement, not a departure from Oberoi Realty's involvement in the locality.
Worli's transformation from an industrial precinct — historically occupied by textile mills and working-class settlements — into one of Mumbai's highest-value residential corridors has been driven by two structural forces: land scarcity and infrastructure investment. The closure of textile mills in the 1990s and 2000s opened up large redevelopable parcels close to the coast, and a series of infrastructure completions then fundamentally altered the area's accessibility.
The Bandra-Worli Sea Link was the first catalyst, cutting travel time to the western suburbs and opening the neighbourhood to demand from BKC-based professionals. Since then, the Mumbai Coastal Road has added north-south connectivity, and Metro Line 3 (Colaba-Bandra-SEEPZ) has brought a public transit option linking Worli to the airport corridor. A further infrastructure development — the Sewri-Worli Elevated Connector, a 4.5-kilometre signal-free elevated road — is currently past 62 percent completion and expected to open to traffic by late 2026. Once operational, it will reduce travel time between Sewri and Worli to 10 to 15 minutes, connecting directly to the Atal Setu (Mumbai Trans Harbour Link) on its eastern end and to the Bandra-Worli Sea Link on the western end.
The market numbers reflect the cumulative effect of these forces. According to a March 2025 report by Anarock, Worli recorded ultra-luxury transactions worth Rs 4,862 crore across 30 deals above Rs 40 crore in the two years to end-2024. In 2024 alone, 10 transactions for homes valued at over Rs 100 crore were registered — up from four such deals in 2023. Average property prices reached Rs 75,000 per sq ft, a 30 percent increase from 2022. The dominant price range for luxury inventory sits between Rs 6 crore and Rs 12 crore, accounting for over half of available supply.
For 2026 and 2027, premium residential towers in Worli are priced between Rs 70,000 and Rs 1,10,000 per sq ft, with ultra-luxury sea-facing properties crossing Rs 1,20,000 per sq ft. Branded residences and penthouses command figures above that. The commercial rental market is also deepening, with rental values between Rs 170 and Rs 280 per sq ft per month and 2.98 million sq ft of new Grade-A office space expected to be added in 2025–2026.
Land in Worli has also become a competitive acquisition target. Maharashtra Housing and Area Development Authority (MHADA) sold a 3.2-acre parcel to Oberoi Realty in 2024 for a redevelopment project — a transaction that underlines the developer's continued land strategy in the micro-market. Concurrently, other large land deals — including Goisu Realty's 22-acre purchase from Bombay Dyeing for Rs 5,200 crore and Century Textiles' 10-acre acquisition from Nusli Wadia for Rs 1,100 crore — signal that major institutional capital continues to flow into the Worli corridor.
Worli's residential appeal is reinforced by its proximity to an established social infrastructure layer. Palladium Mall at High Street Phoenix in Lower Parel is the closest premium retail destination. Worli has a dedicated station on the Aqua Metro Line, connecting residents to BKC and the airport. Khan Abdul Gaffar Khan Road and Dr. Annie Besant Road are the primary arterial roads. Prabhadevi railway station provides suburban rail access, and the neighbourhood has 46 educational institutes in its vicinity. Hospitals including the BMC facility and Worli Hospital for Women serve immediate healthcare needs, while South Mumbai's private hospital network — Breach Candy, Jaslok, Hinduja — is accessible within a short drive.
Worli is one segment of a Mumbai-wide portfolio that Oberoi Realty has built methodically over four decades. The company's current residential pipeline includes Sky City in Borivali (eight towers on a 25-acre Tata Steel land parcel acquired for Rs 1,200 crore), Elysian in Goregaon East, Eternia and Enigma in Mulund, and Forestville in Kolshet, Thane. On the commercial side, the Commerz, Commerz II, and Commerz III assets at Goregaon's International Business Park have attracted occupiers from Fortune 500 companies. The hospitality portfolio includes The Westin Mumbai Garden City in Goregaon and The Ritz-Carlton at Three Sixty West in Worli, with a JW Marriott slated for its Thane Garden City development.
Oberoi Realty is listed on both BSE and NSE, and its financial disclosures reflect the scale of its ambition: Q2 FY2026 consolidated net profit rose 28.98 percent year-on-year to Rs 760.26 crore on a 35.79 percent increase in total income. In February 2026, the company secured an 11-acre Railways parcel in Bandra for Rs 5,400 crore — a pipeline asset expected to generate revenues of Rs 10,000 crore or more at prevailing luxury realisations. In November 2025, the company entered a development agreement for a 4,706 sq m parcel at Nepean Sea Road, with an estimated free saleable area of around 1.18 lakh sq ft.
For a buyer evaluating Oberoi Aman Worli Residences through I-Ven Realty, this broader context matters. The developer bringing the project to Worli is a listed company with audited quarterly financials, a debt-to-equity ratio of 0.16x, an interest coverage ratio of 11.96x, and all active projects registered under MahaRERA. Its engagement with the Worli corridor is not new — it began in 2009 and produced Three Sixty West, one of the few branded residences in Mumbai that has consistently transacted at nine-figure valuations.