Worli Office Buys at Rs 163 Cr: What Buyers Should Check Now

Investor Buys the Entire 46th Floor of Lodha Promina in Worli for Rs 163 Crore

Investor Mukul Agrawal has bought 20,000 sq ft of office space in Lodha Promina, a 60-storey commercial tower in Worli, Mumbai, for Rs 163.08 crore. The space takes up the whole 46th floor and was bought as two separate office units. Lodha is the developer, the project is under construction, and possession is due in December 2031.

The purchase was made in the names of Param Capital and Param Capital Research Pvt. Agrawal's deal is his latest high-value transaction with Lodha. In 2023, Param Capital director Asha Mukul Agrawal bought three luxury apartments for around Rs 263 crore in Lodha Malabar on Malabar Hill, south Mumbai. On the reported totals, the price works out to roughly Rs 81,540 per sq ft.

Fatima Zaidi, head of luxury sales at Anarock Property Consultants, said buyers at this level want an address that reflects their business stature and long-term plans. They also want quick links to Bandra-Kurla Complex and Nariman Point, plus easy access to the airport. She added that these spaces are being bought by end-users, not only as investments. The building sits just off Worli Sea Face, close to the Sea Link and the Coastal Road, and has direct access to the planned Worli–Sewri elevated corridor. The tower was designed by SCDA of Singapore and holds LEED Platinum certification. The project's total land area is 0.3 acres, and its MahaRERA registration number is PC1170002501811. Lodha's own project information describes office units running up to more than 20,000 sq ft, aimed at private businesses, large enterprises and multinational headquarters. Pricing for the units is on request.

What This Means If You're Buying

The most useful point in this deal is scarcity. Vedanshu Kedia, director of Prescon Group, said the market lacks purpose-built, high-specification office units that smaller businesses and family offices can own. Units of around 3,000 sq ft, which family offices, advisory firms and owner-occupiers look for, remain relatively scarce. If you are looking for a compact owned office in a Grade A building, that gap is where demand is concentrated.

Rents are also worth a close look. Grade A office rentals in Worli currently range from Rs 456 to Rs 661 per sq ft per month on carpet area, compared with Rs 380 to Rs 608 in BKC. Vacancy in the Worli–Prabhadevi corridor fell to 8% in the first half of 2026, while citywide Mumbai vacancy stood at 10.8%, its lowest level in 16 years. Mumbai also recorded 5.88 million sq ft of office leasing in the same period, up 17.8% year on year. Kedia noted that rentals in Worli have moved closer to BKC levels, while capital values have not kept pace to the same extent. For an investor, that gap can be a reason to study the numbers closely rather than assume prices will follow rents.

A one-off deal of this size does not by itself move prices across Worli. What it does show is that a buyer with the capital to take an entire floor sees value in a Worli address. The possession date of December 2031 also means a long wait before rental income starts, so anyone buying for yield needs to factor in that holding period.

Synergy Infracon's Take

We read this deal as a sign that owner-occupier and end-user interest in Worli commercial space is real, not just investor-led. We agree with Kedia that the market's real shortage sits in the mid-size units, roughly 3,000 sq ft and below. Large floor-plate purchases are less common, and they should not be used as a benchmark for smaller units. Our view is that the per sq ft figure here rests on reported totals, so buyers should treat it as one data point rather than a market rate.

There are real risks. The tower is under construction until 2031, and the Sewri–Worli Elevated Connector is planned for early 2027. Infrastructure dates can slip, and a buyer who depends on that corridor for access should plan around the possibility of delay. Worli's rents still sit below BKC, which may suit tenants but limits near-term rental growth for owners. On the plus side, the building's location, its direct access to the Coastal Road and Sea Link, and its tight vacancy make it a credible option for a business that wants a South Mumbai address with long-term use.

What We'd Advise Right Now

• Verify the MahaRERA registration PC1170002501811 on the state portal before any discussion of price, and check the carpet area and sanctioned plan of the exact unit you are considering.
• Decide the purpose first. Owner-occupation, rental yield and capital appreciation each point to a different unit size, a different budget and a different tolerance for a wait until December 2031.
• Compare Worli against BKC and Nariman Point on rent per sq ft, vacancy and access time, not on headline price alone.
• Ask for a payment schedule linked to construction milestones, and budget separately for stamp duty, registration and maintenance charges.
• Visit the location at peak hours and time the drive to BKC, the airport and the Sea Link, so you know the commute your team will actually face.

Our sales team can take you through unit comparisons, pricing on request and the document checks above, so you make the decision on verified figures.

Related Projects We Cover

• Lodha Aureus Sewri: a Lodha project in neighbouring Sewri, useful for buyers weighing the Sewri–Worli connector corridor.
• Lodha New Cuffe Parade: Lodha's South Mumbai project, relevant for buyers comparing business-district addresses.
• Hiranandani Bandra Kurla Complex: a project in BKC, useful for comparing rent and capital values against Worli.