Oberoi Realty plans a 65-floor residential tower in Borivali East
Published
Oberoi Realty has moved its Borivali East redevelopment closer to market with Oberoi Borivali Mumbai, a Pre-Launch project on a 5.66-acre slum rehabilitation plot beside its operating Sky City township. The mixed-use scheme combines rehabilitation housing for existing residents, a free-sale residential tower and a commercial office tower, and it is on the developer's FY27 launch pipeline as of November 2026.
The project first surfaced in early 2026, when reports described the developer's plan to redevelop the SRA plot next to Sky City. A broker note from May 2026 then listed it among the company's FY27 launches, a list repeated in the October 2026 results commentary. For homebuyers in the northern western suburbs, the story signals a new residential supply option from one of Mumbai's established listed developers, positioned within a township that already has homes, a mall and a hotel under way.
Project details and tower plan
Oberoi Borivali Mumbai is planned across a 5.66-acre SRA plot in Borivali East. The development is designed as several towers of differing heights. Three rehabilitation towers of 30 floors, each about 92.5 metres tall, will house existing residents. A residential sale tower of 65 floors, rising about 202.1 metres, forms the free-sale component, and a commercial office tower of 30 floors, about 121.8 metres high, completes the plan.
For the Borivali tower yet to launch, the company has guided to roughly 6 lakh to 8 lakh sq ft of built-up space. The project is positioned as a mixed-use redevelopment rather than a standalone tower, with the plot sitting next to the Sky City township the developer already runs.
Location and connectivity
Borivali East is one of the best-connected residential pockets in the northern western suburbs. Borivali station is about 1.8 km from the Sky City site. Metro Line 7, also called the Red Line, runs from Dahisar East to Gundavali in Andheri East, with stations at Rashtriya Udyan, Devipada and Magathane nearby. Sky City sits close to the Western Express Highway intersection, which gives road access to the western suburbs and the city's central business districts.
Borivali station handles about 448,645 passengers a day, and its platforms are set to be extended. Western Railway has proposed two new platforms of about 330 metres each. The Borivali-Virar fifth and sixth railway lines, a 26 km project with a sanctioned cost of ₹2,184 crore and a 2029 completion target, will add capacity on the suburban corridor. Metro Line 9 to Mira-Bhayandar is under construction, and a planned Metro Line 7A extension would link the corridor to CSMIA airport. The proposed Thane-Borivali twin tunnel under Sanjay Gandhi National Park would cut roughly an hour of travel between Borivali and Thane.
The area also draws demand from working professionals. Borivali is close to the Mindspace and SEEPZ IT hubs, and the locality's rental base is supported by suburban rail and metro access.
Local market
In the July to September 2026 quarter, the average flat rate in Borivali West stood at ₹31,350 per sq ft on a carpet basis, and prices there have risen 23.2% over five years. Borivali East offers a gross rental yield of 3.20% a year, while Borivali West's average rental yield is about 3%. Steady long-term appreciation and a deep rental pool make the locality attractive to end users and investors alike.
The developer
Oberoi Realty was incorporated in 1998 as Kingston Properties Private Limited and is headquartered at Oberoi Garden City in Goregaon East, Mumbai. The company is listed on the BSE and NSE and has completed 51 projects across Mumbai, delivering about 17.2 million sq ft. Its FY26 consolidated revenue was ₹6,304.27 crore, up from ₹5,414.17 crore in FY25, and Q2FY27 pre-sales reached ₹9,149.7 crore. The company was included in the TIME and Statista Best Companies Asia-Pacific 2026 ranking.
Its Borivali East footprint is already substantial. Sky City Towers A to D offer 3 BHK homes of 1,054 sq ft carpet, priced from ₹5.33 crore as on 9 July 2026. Tower E adds 329 units in 3 BHK configurations of 1,054 to 1,132 sq ft carpet, at ₹5.33 crore to ₹6.4 crore as on 9 July 2026. Sky City Mall completed its first year of operation by May 2026, and a Marriott hotel within the township is under interior work with completion targeted for the end of CY27. Elsewhere in Mumbai, Oberoi Elysian in Goregaon East offers 3 BHK and 4 BHK homes from about ₹7.84 crore.
What comes next
The project is planned for launch within FY27, which runs from April 2026 to March 2027. Buyers tracking the Borivali East pipeline can follow the developer's launch announcements for pricing, unit configurations and approval milestones as the project moves toward sales. The residential tower's height and the planned office component will shape the project's scale, while the wider infrastructure pipeline, including the Metro Line 9 extension, Metro Line 7A and the railway upgrades, will influence the area's connectivity over the coming years.