New Luxury Projects in Borivali

Luxury in Borivali looks different from luxury in Worli or Bandra. Here it means a big-brand builder, a large or tall tower and prices well above the local average. In mid-2026, average asking rates stood near ₹31,000 per sq ft in Borivali West. Borivali East averaged around ₹35,000 per sq ft, as per portal data.

Luxury projects sit at or above these levels. You should also look for these signs before you accept the luxury label.

• A multi-acre plot or a tower of 40 storeys and above
• Large 3 and 4 BHK layouts with more than one balcony
• High-speed lifts and separate service lifts
• A full clubhouse, pool and landscaped podium
• Views of Sanjay Gandhi National Park, the creek or the city skyline

Oberoi Sky City

Oberoi Sky City is the biggest luxury address in Borivali East. Oberoi Realty bought the 25-acre plot from Tata Steel at an auction in 2014. Towers rise up to 61 storeys, and the site includes Sky City Mall and a planned hotel.

Homes come as 3 and 4 BHK units, with listed prices from just above ₹3.1 crore. Bigger 3 BHK homes cross ₹5.5 crore. Magathane metro station on Line 7 stands right next to the project. Monthly upkeep for a 3 BHK runs around ₹15,800 to ₹20,400, so budget for it early.

Lodha Altus

Lodha Altus is a single tower of about 40 storeys in Saibaba Nagar, off SV Road. It holds roughly 218 homes on a plot of about 1.5 acres. Homes range from a 1,086 sq ft 3 BHK to a 1,713 sq ft 4 BHK.

Some portals list it near ₹43,000 per sq ft of carpet area, the top rate in this group. The MahaRERA number is P51800077358. Lodha targets 2028 for handover, while the RERA date runs into 2029.

Kalpataru Advay

Kalpataru Advay is the largest new luxury project on the western side of Borivali. Three towers stand on about 6.12 acres in Ashok Nagar, and 46% of the land stays open. Kalpataru sold 100 flats worth about ₹300 crore here soon after launch.

The 3 BHK homes are listed roughly between ₹4 crore and ₹6 crore. Large 4 BHK homes near 1,835 sq ft go up to about ₹8 crore. The RERA number is P51800077381, with handover due by June 2030.

Other Premium Options

Wadhwa Aquaria Grande on Devidas Lane lists 3 and 4 BHK homes from about ₹6.3 crore. House of Hiranandani also won a 3-acre plot in Borivali West in April 2026. That project plans more than 850 homes and should add fresh luxury supply in the coming years.

Rates change sharply from one luxury project to another. Oberoi Sky City lists around ₹37,500 per sq ft on some portals. Lodha Altus touches ₹43,000 per sq ft, while Prestige Grove Park quotes a base rate of ₹34,000.

Always compare these rates on RERA carpet area. A lower rate on built-up area can cost you more than a higher rate on carpet area.

Luxury homes carry costs that do not show up in the headline price. Run these checks before you pay the booking amount.

• Floor rise: Ask how much each floor adds, since high floors can add lakhs to your cost.
• Upkeep: Get the monthly maintenance rate in writing for your exact unit size.
• Parking: Confirm how many car slots come with a 3 or 4 BHK.
• Lifts: Count lifts per tower and check their speed for floors above 40.
• View: Ask whether any planned tower could block your view later.
• Handover: Plan around the RERA date, not the target date on the brochure.

Prestige Grove Park is a pre-launch luxury project by Prestige Group in Borivali East. It sits near the Western Express Highway and Sanjay Gandhi National Park. The plan covers about 8 acres, with six towers of G+45 to G+50 floors and around 1,500 homes.

Its pricing gives you a lower entry point than most luxury rivals here. A 2 BHK of 750 to 950 sq ft costs about ₹2.55 crore to ₹3.23 crore. A 3 BHK of 1,100 to 1,350 sq ft ranges from about ₹3.74 crore to ₹4.59 crore.

The project ticks many luxury boxes listed above. Each tower plans six to seven high-speed lifts at 2.5 to 3 m/s, plus service lifts. A 0.7-acre clubhouse holds a pool, gym, games room and co-working lounge. Three basement levels offer about 1,450 car slots, with more than 150 EV charging points.

About 35% of the site, or nearly 2.8 acres, stays open as gardens and walking paths. The developer adds weight too. Prestige Estates booked record pre-sales of ₹30,024 crore in FY26, up 76% from the year before.

Launch is planned for March 2027, and MahaRERA registration is in process. Handover is targeted for December 2031. It suits you if you want a big-brand luxury home in Borivali at a more measured entry price. Our Borivali guide covers the wider locality in detail.