Top 20 New Commercial Projects in Mumbai (2026): Offices, Malls and Business Parks Ranked
"This table lists 20 of the most significant new commercial projects in Mumbai and the wider region: office towers, business parks, malls and mixed-use developments that are for sale, under construction, planned or close to opening. Filter by area or by whether you can buy a unit, search by developer, or click a heading to sort."
Short answer: The biggest new commercial projects in Mumbai are Nesco IT Park Tower 2 in Goregaon East (about 5 million sq ft), RMZ Nexus on the Jogeshwari–Vikhroli Link Road (3.74 million sq ft), Phoenix's mall-and-office project in Thane (up to 2.5 million sq ft) and Oberoi Realty's Worli complex (1.8 million sq ft). By value, Prestige's 1.5 million sq ft Sahar project near the airport (GDV about ₹4,500 crore) and Monte South Commercial in Byculla (about ₹3,400 crore) lead. If you want to buy an office unit, look at Labdhi BKC Edge, One Business Bay, 12 Pegasus, Runwal Commerz, 24 High Zennith, SIXTY3 Bizpark and Meghna One.
Key takeaways
- The 12 projects that published a floor area add up to about 18.8 million sq ft of new commercial space.
- BKC and its surroundings have the most projects (five), but the largest are in Goregaon, on the JVLR and in Thane.
- Only 7 of the 20 sell offices as units. The biggest campuses are built to lease to banks, GCCs and other large tenants.
- JLL says January to March 2026 was Mumbai's strongest leasing quarter on record, with vacancy at an all-time low.
- Grade A stock in BKC is forecast to grow from 20.4 million sq ft in 2026 to 26.9 million sq ft by 2029 (JLL).
The top 20 new commercial projects in Mumbai
This table lists 20 of the most significant new commercial projects in Mumbai and the wider region: office towers, business parks, malls and mixed-use developments that are for sale, under construction, planned or close to opening. Filter by area or by whether you can buy a unit, search by developer, or click a heading to sort.
| 1 | Nesco IT Park Tower 2 | Nesco Ltd | Goregaon | Office | Under construction | 5.01 msf | – | – |
|---|---|---|---|---|---|---|---|---|
| 2 | RMZ Nexus, JVLR | RMZ (JV) | Jogeshwari–Powai (JVLR) | Office | Under construction | 3.74 msf | US$750 mn invested | 2027 |
| 3 | Phoenix, Thane | The Phoenix Mills | Thane | Mixed-use | Construction starting | 2.5 msf | – | 2030 |
| 4 | Oberoi, Worli | Oberoi Realty | South and Central Mumbai | Mixed-use | Planned | 1.8 msf | – | – |
| 5 | Prestige, Sahar | Prestige Estates (JV) | Andheri | Office | Planned | 1.5 msf | ₹4,500 cr GDV | 2028 |
| 6 | Kanakia–Hines, BKC | Kanakia Group (JV) | BKC | Office | Planned | 1.5 msf | – | – |
| 7 | Monte South, Byculla | Adani Realty (JV) | South and Central Mumbai | Office and retail | Under construction | 1.2 msf | ₹3,400 cr GDV | – |
| 8 | Hiranandani, Andheri E | House of Hiranandani | Andheri | Office | Planned | 0.4 msf | ₹500 cr Investment | 2028 |
| 9 | L&T, Elphinstone | L&T Realty | South and Central Mumbai | Office | Planned | 0.39 msf | ₹448.6 cr Land cost | – |
| 10 | Meghna One, Thane | Meghna Infracon | Thane | Office | Launched for sale | 0.28 msf | ₹300 cr GDV | 2029 |
| 11 | Labdhi BKC Edge | Labdhi Lifestyle | BKC | Office | Launched for sale | 0.225 msf | ₹1,000 cr GDV | 2029 |
| 12 | One Business Bay | Suraj Estate Developers | South and Central Mumbai | Office and retail | Launched for sale | 0.209 msf | ₹1,200 cr GDV | – |
| 13 | Sumitomo tower, BKC | Goisu Realty | BKC | Office | Nearing completion | – | – | 2026 |
| 14 | Prestige 101, BKC | Prestige Group | BKC | Office | Under construction | – | – | 2027 |
| 15 | Runwal Commerz | Runwal Group | Eastern suburbs | Office | Launched for sale | – | – | 2026 |
| 16 | 24 High Zennith | Apexbliss Infraventures | Andheri | Office | Launched for sale | – | – | 2026 |
| 17 | 12 Pegasus, Bandra E | Asshna Developers | BKC | Office | Launched for sale | – | – | 2028 |
| 18 | SIXTY3 Bizpark | AGM Vijaylaxmi Group | Goregaon | Office | Launched for sale | – | – | 2031 |
| 19 | Adani NMIA district | Adani Group | Navi Mumbai | Business district | Planned | – | – | – |
| 20 | CIDCO district | CIDCO | Navi Mumbai | Business district | Planned | – | – | – |
Size is total floor area in million sq ft (msf) where published. Value is what was disclosed: GDV, investment or land cost. “Due” is the expected or listed completion. A dash means not disclosed.
Ranking by size
Nesco IT Park Tower 2 is the largest at about 5 million sq ft, followed by RMZ Nexus at 3.74 million sq ft. Together, the four largest projects add up to about 13.1 million sq ft, more than two-thirds of the area published for the whole list.
Disclosed values
Seven projects published a value in rupees. Prestige's Sahar project leads at about ₹4,500 crore GDV, followed by Monte South Commercial at about ₹3,400 crore. RMZ Nexus is reported at about US$750 million of investment, and the Kanakia–Hines BKC tower has been reported as a US$1 billion project; these are not shown in the chart because they are not in rupees.
The 20 projects in detail
Each profile lists what has been published, why the project made the list and one thing to check.
1. Nesco IT Park, Tower 2
| Developer | Nesco Ltd |
|---|---|
| Location | Nesco Center, Western Express Highway, Goregaon East |
| Type | Office |
| Status | Under construction |
| Units for sale? | No, built to lease |
| Key date | Building approval (IOD) received March 2025; construction planned from October to December 2025 |
| Size | About 5.01 million sq ft of constructed area |
| Disclosed value | Not disclosed; funded mainly from internal accruals |
| Expected completion | Not disclosed |
Why it made the list: The largest new office building on this list by area, on the Western Express Highway next to the Bombay Exhibition Centre, in one of the western suburbs' busiest office belts.
Check before you invest: Built to lease by a listed company, so it is relevant to tenants and to Nesco shareholders, not to buyers of office units.
Sources: DSIJ: Nesco receives IOD for Tower 2, Nesco investor presentation, NSE, September 2026
2. RMZ Nexus
| Developer | RMZ with CPPIB |
|---|---|
| Location | Former Kamal Amrohi Studio, Jogeshwari–Vikhroli Link Road |
| Type | Office |
| Status | Under construction |
| Units for sale? | No, built to lease |
| Key date | Investment announced 2024 |
| Size | Six towers, about 3.74 million sq ft built-up, on 10.94 acres |
| Disclosed value | About US$750 million, invested jointly by RMZ and Canada Pension Plan Investment Board |
| Expected completion | 2027 |
Why it made the list: A new office district on the Jogeshwari–Vikhroli Link Road, the road that links the western suburbs with Powai and the eastern suburbs.
Check before you invest: Built to lease to large companies; completion was targeted for 2027.
Sources: The Realty Today, Rentu: JVLR as Mumbai's new business district
3. Phoenix mixed-use development, Thane
| Developer | The Phoenix Mills |
|---|---|
| Location | Thane |
| Type | Mixed-use |
| Status | Construction starting |
| Units for sale? | No, built to lease |
| Key date | Q1 FY27 update, July 2026 |
| Size | 1.3 to 1.5 million sq ft of retail and 0.5 to 1 million sq ft of offices |
| Disclosed value | Not disclosed |
| Expected completion | 2030 |
Why it made the list: Phoenix's next big mall-and-office project in the Mumbai region. It was awaiting environmental clearance in mid-2026, with construction due to start within months.
Check before you invest: Completion is targeted for 2030. The area shown uses the top of the range.
Sources: ICICI Direct: Phoenix Mills Q1 FY27
4. Oberoi Realty mall, hotel and office complex, Worli
| Developer | Oberoi Realty (through I-Ven Realty) |
|---|---|
| Location | Former GSK land, Worli |
| Type | Mixed-use |
| Status | Planned |
| Units for sale? | No, built to lease |
| Key date | Plans disclosed in 2024; still in development per the Q3 FY26 broker report |
| Size | About 1.8 million sq ft: a 6 to 7 lakh sq ft mall, an 80,000 to 1 lakh sq ft boutique hotel, and offices |
| Disclosed value | Not disclosed |
| Expected completion | Not disclosed |
Why it made the list: Oberoi Realty's first big commercial project in central Mumbai, combining a mall, a hotel and offices.
Check before you invest: Construction timing has not been confirmed. Oberoi's existing Commerz III in Goregaon is about 90% occupied, which shows the developer's leasing record.
Sources: The Realty Today, ICICI Direct: Oberoi Realty Q3 FY26
5. Prestige and Advent commercial project, Sahar
| Developer | Prestige Estates with Advent Convention and Hotels (Valor Estate group) |
|---|---|
| Location | Sahar, Andheri East, near the international airport |
| Type | Office |
| Status | Planned |
| Units for sale? | No, built to lease |
| Key date | 3 July 2026 (Prestige agreed to buy 50%) |
| Size | About 1.5 million sq ft leasable on about 5.4 acres (21,978 sq m) |
| Disclosed value | About ₹4,500 crore GDV; Prestige paying up to ₹504 crore for a 50% stake |
| Expected completion | Part of Prestige's Mumbai office pipeline targeted by 2028 |
Why it made the list: The largest new commercial project in Mumbai by disclosed value, right next to the international airport.
Check before you invest: It is at an early stage, and no RERA registration or construction milestone has been announced.
Sources: Filing Reader: Prestige filing, 3 July 2026, Basis Point: Valor–Prestige JV, Angel One
6. Kanakia, Hines, Mitsubishi Estate and Sumitomo office project, BKC
| Developer | Kanakia Group, Hines, Mitsubishi Estate and Sumitomo Corporation |
|---|---|
| Location | Greater Bandra Kurla Complex |
| Type | Office |
| Status | Planned |
| Units for sale? | No, built to lease |
| Key date | Partnership announced June 2025 |
| Size | About 1.5 million sq ft of premium offices on a 3-acre site, designed by KPF |
| Disclosed value | Reported as a US$1 billion project; not officially disclosed |
| Expected completion | Not disclosed |
Why it made the list: A large trophy office project in BKC backed by a US investor and two Japanese groups, close to the BKC bullet train station and new metro lines.
Check before you invest: No completion date has been published.
Sources: World Construction Network, 2 June 2025, The Realty Today
7. Monte South Commercial
| Developer | Adani Realty and Marathon Nextgen (joint venture) |
|---|---|
| Location | Monte South campus, Byculla |
| Type | Office and retail |
| Status | Under construction |
| Units for sale? | Not stated |
| Key date | 20 October 2025 |
| Size | About 1.2 million sq ft |
| Disclosed value | About ₹3,400 crore GDV |
| Expected completion | Not disclosed |
Why it made the list: The second-largest Mumbai project by disclosed value, adding Grade A offices and retail to a campus of four towers of 64+ storeys in Byculla.
Check before you invest: No completion date has been given for the commercial part.
Sources: Marathon Nextgen release, NSE, 20 October 2025, NBM&CW
8. House of Hiranandani office tower, Andheri East
| Developer | House of Hiranandani |
|---|---|
| Location | Andheri East |
| Type | Office |
| Status | Planned |
| Units for sale? | No, built to lease |
| Key date | Land bought and plan announced October 2025 |
| Size | About 4 lakh sq ft leasable on a 1-acre plot |
| Disclosed value | About ₹500 crore |
| Expected completion | December 2028 (expected) |
Why it made the list: A new premium tower in Andheri East, one of Mumbai's most active office markets near the airport and metro lines.
Check before you invest: Construction was to begin three to six months after approvals; check RERA and approvals for the latest status.
Sources: The Realty Today, MGS Architecture
9. L&T Realty office tower, Elphinstone Road
| Developer | L&T Realty |
|---|---|
| Location | Elphinstone Road, Lower Parel |
| Type | Office |
| Status | Planned |
| Units for sale? | No, built to lease |
| Key date | January 2026 (land bought) |
| Size | 28 office floors of about 14,000 sq ft carpet each (about 3.9 lakh sq ft) on 1.34 acres |
| Disclosed value | ₹448.6 crore for the land |
| Expected completion | About 36 months after construction starts |
Why it made the list: A new Grade A tower in central Mumbai's established Lower Parel office district.
Check before you invest: Built to lease. The seller will receive about 55,000 sq ft of the finished space as part of the price.
Sources: Rentu, 20 January 2026, The Realty Today
10. Meghna One
| Developer | Meghna Infracon |
|---|---|
| Location | Wagle Estate, Thane West |
| Type | Office |
| Status | Launched for sale |
| Units for sale? | Yes, offices are sold as units |
| Key date | 15 July 2026 |
| Size | About 2.8 lakh sq ft, 17 storeys; offices from 569 sq ft to full floors of 10,500 sq ft |
| Disclosed value | About ₹300 crore |
| Expected completion | December 2029 (listed) |
Why it made the list: Small office units about 1.3 km from Thane station, in a market where JLL says much of Mumbai's new supply is coming up.
Check before you invest: Get the MahaRERA number and confirm the completion date before booking.
Sources: ScanX, 20 July 2026, The Realty Today
11. Labdhi BKC Edge
| Developer | Labdhi Lifestyle |
|---|---|
| Location | Bandra Kurla Complex |
| Type | Office |
| Status | Launched for sale |
| Units for sale? | Yes, offices are sold as units |
| Key date | January 2026 |
| Size | About 2.25 lakh sq ft of carpet area on about 1.25 acres; 300+ business suites |
| Disclosed value | Over ₹1,000 crore GDV |
| Expected completion | 2029 |
Why it made the list: One of very few office projects in BKC where you can buy a unit, in a district where JLL says Grade A vacancy fell to 5.8% in 2025.
Check before you invest: Completion is expected in 2029. Check the MahaRERA completion date and how many suites are already sold.
Sources: Realty N More, 22 January 2026, EPC World: BKC pipeline
12. One Business Bay
| Developer | Suraj Estate Developers |
|---|---|
| Location | Senapati Bapat Marg, Mahim (near Dadar and Prabhadevi) |
| Type | Office and retail |
| Status | Launched for sale |
| Units for sale? | Yes, offices are sold as units |
| Key date | November 2025 |
| Size | About 2.09 lakh sq ft of carpet area; 182 business units plus retail |
| Disclosed value | About ₹1,200 crore GDV |
| Expected completion | Not disclosed |
Why it made the list: Suraj Estate's first commercial project, between Dadar, Prabhadevi, Lower Parel and BKC.
Check before you invest: Confirm the completion date on MahaRERA before booking.
Sources: Business Standard, 14 November 2025, The Realty Today (MahaRERA PC1170002501460)
13. Sumitomo Realty office tower, BKC G Block
| Developer | Goisu Realty (Sumitomo Realty & Development) |
|---|---|
| Location | Plot 65, G Block, Bandra Kurla Complex |
| Type | Office |
| Status | Nearing completion |
| Units for sale? | No, built to lease |
| Key date | Handover to JP Morgan due 1 October 2026 |
| Size | 12 office floors above six basements |
| Disclosed value | Not disclosed |
| Expected completion | 2026 |
Why it made the list: JP Morgan leased about 1.16 lakh sq ft on two floors at about ₹6 crore a month, one of the highest office rents in Mumbai.
Check before you invest: A leased building, not for sale.
Sources: Aurum PropTech, EPC World: BKC pipeline
14. Prestige 101, BKC
| Developer | Prestige Group |
|---|---|
| Location | Bandra Kurla Complex |
| Type | Office |
| Status | Under construction |
| Units for sale? | No, built to lease |
| Key date | Part of Prestige's Mumbai office pipeline |
| Size | Not disclosed |
| Disclosed value | Not disclosed |
| Expected completion | 2027 (Tower X, per JLL) |
Why it made the list: Prestige's flagship BKC office project, which Prestige fully owns after buying out DB Realty's half.
Check before you invest: Size and value are not published.
Sources: EPC World: BKC pipeline, Multibagg: Prestige Mumbai office pipeline
15. Runwal Commerz
| Developer | Runwal Group |
|---|---|
| Location | Near Kanjurmarg station |
| Type | Office |
| Status | Launched for sale |
| Units for sale? | Yes, offices are sold as units |
| Key date | Under construction |
| Size | 16 storeys on about 5 acres; offices of 365 to 761 sq ft carpet |
| Disclosed value | Not disclosed; listed from about ₹98 lakh |
| Expected completion | December 2026 (RERA date as listed) |
Why it made the list: Small, lower-priced office units on the Central line, with possession listed for December 2026.
Check before you invest: Details come from a property portal listing; confirm the RERA number and price with the developer.
Sources: HomeBazaar listing
16. Apexbliss 24 High Zennith
| Developer | Apexbliss Infraventures |
|---|---|
| Location | Andheri East, near SEEPZ |
| Type | Office |
| Status | Launched for sale |
| Units for sale? | Yes, offices are sold as units |
| Key date | Under construction |
| Size | 13 storeys; offices of 330 to 1,300 sq ft carpet |
| Disclosed value | Not disclosed |
| Expected completion | December 2026 (listed) |
Why it made the list: Small office units near SEEPZ and the Aqua and Yellow metro lines in Andheri East.
Check before you invest: Details come from a property advisor's list; MahaRERA P51800055713. Check the record on the portal.
Sources: Address Advisors list
17. 12 Pegasus
| Developer | Asshna Developers |
|---|---|
| Location | Bandra East, near BKC |
| Type | Office |
| Status | Launched for sale |
| Units for sale? | Yes, offices are sold as units |
| Key date | Under construction |
| Size | G+20 tower; offices of 438 to 1,479 sq ft |
| Disclosed value | Not disclosed |
| Expected completion | December 2028 (listed) |
Why it made the list: A smaller office tower next to BKC, listed by JLL among BKC's upcoming supply.
Check before you invest: MahaRERA P51800046626. Confirm the completion date on the portal.
Sources: Address Advisors list, EPC World: BKC pipeline
18. SIXTY3 W.E. Bizpark
| Developer | AGM Vijaylaxmi Group |
|---|---|
| Location | Goregaon East, Western Express Highway |
| Type | Office |
| Status | Launched for sale |
| Units for sale? | Yes, offices are sold as units |
| Key date | April 2026 |
| Size | G+25 tower; offices of 545 to 3,200 sq ft |
| Disclosed value | Not disclosed |
| Expected completion | June 2031 (listed) |
Why it made the list: A new office tower on the Western Express Highway in Goregaon East, near the Nesco and Oberoi office hubs.
Check before you invest: The launch details come from a sponsored press release. Get the MahaRERA number and completion date before booking.
Sources: Business Standard (press release), 24 April 2026, Address Advisors list
19. Adani commercial district at Navi Mumbai International Airport
| Developer | Adani Group |
|---|---|
| Location | Navi Mumbai International Airport |
| Type | Business district |
| Status | Planned |
| Units for sale? | Not stated |
| Key date | December 2025 |
| Size | About 240 acres |
| Disclosed value | Not disclosed |
| Expected completion | Not disclosed |
Why it made the list: A large planned commercial district at Mumbai's new airport, which could reshape where companies locate in the region.
Check before you invest: No timeline, phasing or investment has been announced.
Sources: India Sea Trade News
20. CIDCO business district, Navi Mumbai
| Developer | CIDCO (Maharashtra planning agency) |
|---|---|
| Location | Navi Mumbai |
| Type | Business district |
| Status | Planned |
| Units for sale? | Not stated |
| Key date | March 2026 (tender floated) |
| Size | About 120 acres |
| Disclosed value | Not disclosed |
| Expected completion | Not disclosed |
Why it made the list: A planned new business district for offices, retail and services in Navi Mumbai.
Check before you invest: Very early stage: the site, developer and timeline are still to be decided.
Sources: Rentu, 10 March 2026
Which areas of Mumbai have the most new commercial projects?
BKC and its surroundings lead with five projects, because companies in banking and finance want to be there and vacancy is low. South and Central Mumbai (Byculla, Mahim, Lower Parel and Worli) has four, mostly redevelopments of old mill and industrial land. The biggest new campuses are in the suburbs: Goregaon, the JVLR near Powai and Thane.
| Area | Projects | Names |
|---|---|---|
| BKC | 5 | Kanakia–Hines, BKC, Labdhi BKC Edge, Sumitomo tower, BKC, Prestige 101, BKC, 12 Pegasus, Bandra E |
| South and Central Mumbai | 4 | Oberoi, Worli, Monte South, Byculla, L&T, Elphinstone, One Business Bay |
| Andheri | 3 | Prestige, Sahar, Hiranandani, Andheri E, 24 High Zennith |
| Goregaon | 2 | Nesco IT Park Tower 2, SIXTY3 Bizpark |
| Navi Mumbai | 2 | Adani NMIA district, CIDCO district |
| Thane | 2 | Phoenix, Thane, Meghna One, Thane |
| Eastern suburbs | 1 | Runwal Commerz |
| Jogeshwari–Powai (JVLR) | 1 | RMZ Nexus, JVLR |
Status: what can you actually buy?
7 projects sell offices as units, most of them small offices of about 330 to 3,200 sq ft. The large campuses are built to lease, and you can only invest in them indirectly, for example through the shares of listed developers or through REITs.
When are they due?
Three projects are due in 2026, led by Sumitomo's tower in BKC, which was due to be handed over to JP Morgan on 1 October 2026. Most of the rest are due between 2027 and 2031. Eight projects have not published a completion date.
The Mumbai office market in 2026
Demand is strong. JLL said January to March 2026 was Mumbai's strongest leasing quarter on record: vacancy fell to an all-time low, rents rose 3.4% from a year earlier, and banking and financial firms took about 67% of space. JLL expects about 24 million sq ft of new office supply over the next two years, much of it in Thane, the northern business districts and Navi Mumbai. Cushman and Wakefield recorded about 1 million sq ft of net absorption in Mumbai in July to September 2026.
In BKC, JLL says Grade A vacancy fell from 17% in 2021 to 5.8% in 2025, and stock is forecast to grow from 20.4 million sq ft in 2026 to 26.9 million sq ft by 2029. Navi Mumbai is the value option: Cushman and Wakefield puts average rents there at about ₹70 per sq ft a month, about 57% below prime Mumbai markets.
Rental yield calculator for a Mumbai office
Enter the price, area and expected rent of an office unit to see the gross and net yield on your total cost.
The example figures are placeholders, not market rates. Enter the price and rent quoted for the unit you are considering. The 7% default covers 6% stamp duty plus about 1% registration (registration is capped at ₹30,000, so on large deals it is lower). GST on rent is paid by the tenant and is not counted.
Buyer checklist: six checks before buying an office in Mumbai
- Check MahaRERA and approvals. Get the MahaRERA number for the exact tower and check its completion date, approvals and quarterly progress on the portal.
- Verify title and OC. Ask a lawyer to check the land title and any loans on it. For a completed unit, check the occupation certificate.
- Read the agreement. Check carpet area, common-area loading, maintenance, parking, and any rules on leasing or selling your unit.
- Check the tenant and lock-in. For a pre-leased unit, check the tenant, lock-in period, rent increases and when the lease ends.
- Work out the net yield. Divide the yearly rent, after maintenance, property tax and empty months, by your full cost including taxes.
- Budget for GST and stamp duty. Add 12% GST on under-construction units, stamp duty and registration, and keep a cushion for delays.
Useful portals: MahaRERA, IGR Maharashtra (stamp duty and ready reckoner), BMC building proposals and SEBI (listed REITs).
Risks to weigh
- More supply. About 24 million sq ft of new office space is expected over two years, so rents may rise more slowly in some areas.
- Small units. Small offices in buildings with many owners can be harder to lease and resell than space in a single-owner campus.
- Long waits. Several projects are due in 2029 to 2031, and planned projects can change.
- Listing details. Some facts for smaller projects come from listings or sponsored releases; always check MahaRERA.
- Values are not prices. GDV, investment and land cost show scale, not what a unit is worth.
Frequently asked questions
What are the biggest new commercial projects in Mumbai?
By floor area, the largest are Nesco IT Park Tower 2 in Goregaon East (about 5.01 million sq ft), RMZ Nexus on the Jogeshwari–Vikhroli Link Road (3.74 million sq ft), Phoenix's mixed-use project in Thane (up to about 2.5 million sq ft) and Oberoi Realty's mall, hotel and office complex in Worli (about 1.8 million sq ft). By disclosed value, the largest are Prestige's Sahar project in Andheri East (GDV about ₹4,500 crore) and Monte South Commercial in Byculla (GDV about ₹3,400 crore).
Which new commercial projects in Mumbai sell office units?
7 projects on this list sell offices as units: Labdhi BKC Edge, One Business Bay in Mahim, 12 Pegasus in Bandra East, Runwal Commerz in Kanjurmarg, 24 High Zennith in Andheri East, SIXTY3 W.E. Bizpark in Goregaon East and Meghna One in Thane. The large campuses by Nesco, RMZ, Oberoi, Prestige, Phoenix, L&T Realty, Hiranandani and Sumitomo are built to lease.
Which part of Mumbai has the most new office projects?
BKC and the area around it has five projects on this list, including Labdhi BKC Edge, the Kanakia–Hines tower, Sumitomo's G Block tower, Prestige 101 and 12 Pegasus. Andheri has three and Goregaon two, while the biggest single project is in Goregaon East.
Is the Mumbai office market strong in 2026?
Yes. JLL said January to March 2026 was Mumbai's strongest leasing quarter on record, with vacancy at an all-time low and rents up 3.4% from a year earlier; banking and financial firms took about 67% of space. JLL expects about 24 million sq ft of new supply over two years, which could slow rent growth in some areas.
How much does office space cost in BKC?
Prices are not published for most BKC projects. Rents are among the highest in India: JP Morgan's lease in Sumitomo's BKC tower works out to about ₹6 crore a month for about 1.16 lakh sq ft, or roughly ₹520 per sq ft a month. Grade A vacancy in BKC was about 5.8% in 2025, according to JLL.
What GST and stamp duty apply to buying an office in Mumbai?
An under-construction commercial unit attracts GST of 12% with input tax credit; a completed unit with an occupation certificate has no GST. In Mumbai, stamp duty is generally 6% (5% plus 1% metro cess) and registration is 1% capped at ₹30,000, but confirm current rates before you buy.
Does MahaRERA apply to commercial projects?
Yes. Offices and shops sold as units must be registered with MahaRERA. Ask for the registration number of the exact tower or phase and check the completion date, approvals and quarterly progress reports on the MahaRERA portal.
How do I calculate the rental yield on a Mumbai office?
Gross yield is the yearly rent divided by your total cost, including stamp duty, registration and GST. Net yield takes off property tax, maintenance you pay and months without a tenant. Use the calculator on this page.
Is Navi Mumbai or Thane a good alternative to Mumbai for offices?
They are cheaper. Cushman and Wakefield says average office rents in Navi Mumbai are about ₹70 per sq ft a month, about 57% lower than prime Mumbai markets, and that Navi Mumbai has about 20% of the region's Grade A stock. JLL says much of Mumbai's new supply is coming up in Thane and the northern business districts.
How did you choose and rank these 20 projects?
We included new commercial projects in Mumbai and the wider Mumbai Metropolitan Region (Thane and Navi Mumbai) that were launched, under construction, planned or nearing completion in 2025 and 2026, with details in a stock-exchange filing, developer release, news report or property listing. We ranked them by floor area; projects without a published area come after, ordered by status. Values are shown but not used for the ranking, because they measure different things.
Related guides
How we built this list
We included new commercial projects (offices, business parks, malls, mixed-use developments and planned business districts) in Mumbai city and suburbs, plus Thane and Navi Mumbai, that were launched for sale, under construction, planned or nearing completion in 2025 and 2026. Each needed published details in a stock-exchange filing, developer release, news report or property listing. We left out leases and sales of existing buildings, data centres, warehouses and stand-alone hotels.
We ranked projects by total floor area as published, using the top of any range. Projects without a published area come after, ordered by status: nearing completion, under construction, launched, then planned. Values are shown for context but are not used for ranking, because GDV, investment and land cost measure different things.
Sources
Each project's sources are listed under its profile. Market data:
- JLL Mumbai Q1 2026 office data (Real Estate Asia)
- Cushman and Wakefield Q3 2026 office data (Construction World)
- JLL on BKC office supply (EPC World)
- Cushman and Wakefield on Navi Mumbai (Outlook Business)
- Official portals: MahaRERA, IGR Maharashtra, SEBI
This page is general information, and not financial, legal or tax advice. Project details change; confirm every figure with the developer and MahaRERA before you invest.
