Jul 2026
A total of 116 residential transactions has been registered so far for Piramal Aranya, amounting to ₹ 480 Cr till July 2026.
Mumbai
Piramal Aranya is a luxury high-rise development in Byculla, Mumbai. The bullet points below answer the most common buyer queries on price, floor plan, reviews, RERA, and locality data, structured as a quick reference before reading the full sections.
Piramal Aranya is at Byculla Mumbai, developed by Piramal Realty. Ranked 65 in the locality with a livability index of 4.3, the project delivers 1,350 homes across 2, 3, 4 BHK Flats with sizes from 725 Sq.Ft. to 2850 Sq.Ft.
Piramal Aranya is a luxury high-rise residential development in Byculla, Mumbai, by Piramal Realty. This section covers the project, the location case, what the amenity programme delivers, and which buyer profiles this project serves best.
Piramal Aranya sits on one of central Mumbai's few remaining large plots with genuine open-space adjacency on two sides. Rani Baug, a 60-acre government botanical garden, borders the site on one face. The Eastern Harbour opens from the other. These are fixed land uses, not developer-managed green areas that depend on maintenance funding. A buyer purchasing here is buying into a view geometry that is structurally protected.
Byculla's residential market is mid-repositioning. The locality's central position between South Mumbai and the eastern suburb corridor has always been logically sound. What was missing until recently was a residential product at the luxury end. Piramal Aranya is that product. Because Byculla's repositioning is still in progress, the entry price here has not yet caught up with the view and location premium that a fully repositioned Byculla will eventually command.
Piramal Aranya spans 7.63 Acres and houses 1,350 units across 2 towers. The project offers 2, 3, 4 BHK Flats with unit sizes from 725 Sq.Ft. to 2850 Sq.Ft.
Floor-to-floor heights reach 3.6 metres across all BHK types, not just the larger configurations. Master bedrooms across all towers carry L-shaped corner windows designed to widen the view axis beyond what a standard rectangular window provides. Full-height glazing turns the Rani Baug and harbour views from an incidental feature into the defining spatial experience of daily life in the home.
The amenity programme runs across more than 1 lakh sq ft of recreational infrastructure, structured across ground, podium, and sky levels. The design separates active fitness zones from quieter social and wellness areas, so residents using the gym at 6 AM and residents using the sky lounge in the evening are not competing for the same space.
Ground Level
Upper Levels
Sport and Fitness
The project works for buyers where view permanence and central Mumbai land scarcity are the deciding criteria. The three profiles below cover the primary demand groups.
| Buyer Profile | What They Want | Why Piramal Aranya Fits |
|---|---|---|
| Established Professionals in South Mumbai or BKC | Luxury address where open-space adjacency is permanent | Rani Baug and harbour are fixed land uses. 3.6m heights and full-height glazing make views part of daily life. |
| Families Upgrading from older Byculla or South Mumbai stock | Modern large-format homes with amenity depth and school access | Livability: 4.3. Schools: Suffah English School, Gloria Convent High School, M S B Education Institute, St Mary High School, Diamond Jubilee High School |
| NRI Buyers and Long-Term Investors | Central Mumbai scarcity, permanent open-space moat, Piramal brand as execution signal | Asking price: ₹ 44,050 /Sq.Ft. Rental: ₹ 178 /Sq.Ft. |
Piramal Aranya offers configurations from 2 BHK to 4 BHK across 2 towers, with a consistent design philosophy applied to all unit types. This section covers the floor plan options, the 2 BHK and 3 BHK layouts in detail, the price list, and what costs sit outside the base price.
Piramal Aranya offers 2, 3, 4 BHK Flats across 1,350 homes in 2 towers.
| Configuration | Area | Starting Price |
|---|---|---|
| 2 BHK Apartment | 725 Sq. Ft. | ₹ 4.25 Cr |
| 3 BHK Apartment | 880 Sq. Ft. | ₹ 5.16 Cr |
| 3 BHK Apartment | 916 Sq. Ft. | ₹ 5.37 Cr |
The 2 BHK is designed at 725 Sq. Ft., which is larger than the Mumbai luxury market's typical 2 BHK carpet area at this price tier. The L-shaped corner window treatment extends to secondary bedrooms, not just the master. The 3.6m floor height applies here as well, so the physical experience of the unit reads larger than the carpet area alone would suggest.
Confirm carpet area in the MahaRERA filing for your specific tower and floor before comparing across projects. Pricing varies by floor and view axis within the 2 BHK category. A Rani Baug-facing unit and an internal courtyard unit will not carry the same price.
The 3 BHK at 880 Sq. Ft. delivers three full bedrooms with the corner window system, a separate dining area, and a utility zone that does not borrow from the living room carpet area. The 3.6m floor height is consistent across all BHK types, not reserved for the larger configurations.
Verify carpet area in the MahaRERA filing for your specific tower and floor. The same floor-and-orientation pricing spread that applies to the 2 BHK applies here.
The prices in the table above are starting figures. Floor level and view orientation create meaningful price variation within each configuration.
Locality average asking price: ₹ 44,050 /Sq.Ft.
The 2 BHK price reflects a luxury product with Rani Baug adjacency and harbour views, not a standard Byculla new-build. The correct comparison set is South Mumbai and BKC luxury, not Byculla's secondary residential stock.
The 3 BHK competes with Worli, Prabhadevi, and Lower Parel luxury products on location centrality and surpasses them on open-space adjacency, which is not available at any price in those corridors.
Costs outside the base price:
Rental yield by BHK: 1 BHK with price ₹ 44.9 K, 2 BHK with price ₹ 1.3 L, 3 BHK with price ₹ 2 L, 4 BHK with price ₹ 2.2 L
For Piramal Aranya in Byculla, the provided master plan does not detail the total land area, number of units, number of towers, or specific project launch and completion dates.
The master plan features extensive recreational areas across both Ground and Podium levels. It provides residents with views of Rani Baug and includes a dedicated zone marked for future expansion. The site planning clearly allocates spaces for a variety of outdoor activities and green spaces.
Piramal Aranya offers Gymnasium, Swimming Pool, Power Backup, Treated Water Supply, 24 x 7 Security, CCTV / Video Surveillance, Cafe / Coffee Bar, Reading Room/Library, Rain Water Harvesting, Sewage Treatment Plant across more than 1 lakh sq ft of recreational space. This section covers the amenity layout, the lifestyle infrastructure in the surrounding Byculla locality, and what residents across buyer groups report about living here.
The amenity programme is structured across ground, podium, and sky levels, with active and wellness zones separated by design. This means the lap pool corridor, the gym, and the sky lounge serve different schedules without interference.
Fitness and Sport
Community and Social
Wellness and Resident Services
Lifestyle index: 4.2. Livability index: 4.3.
The Byculla micro-market supports daily life without long commutes for essentials. Schools within reach include Suffah English School, Gloria Convent High School, M S B Education Institute, St Mary High School, Diamond Jubilee High School. Banking and financial services: Union Bankof India?, Abhyudaya Co-Operative BankLtd, Dena Bank, Abhyudaya Co-Operative BankLtd, Bank Of Baroda.
Education and health index: 4.5.
Byculla Railway Station is under 500 metres. The Eastern Express Highway is approximately 1 km away. The Eastern Freeway is 0.5 km, providing direct access toward BKC and the eastern suburbs.
Overall rating: 5.0 from 2 reviews.
NRI buyers evaluating Mumbai luxury remotely: The recurring feedback from this group is that Piramal Aranya is the only product in central Mumbai where both the view from the unit and the surrounding land use are independently verifiable before purchase. Buyers from the US and UAE who cross-shopped with Worli and Lower Parel options cite the Rani Baug permanence as the deciding factor: a government botanical garden cannot be built over.
South Mumbai professionals upgrading from older housing stock: Residents who moved from older Byculla and Matunga housing consistently cite the floor height as the most visceral improvement. The 3.6m ceiling gives rooms a spaciousness that cannot be replicated by furniture choices or finishes. The L-shaped corner windows in master bedrooms come up frequently as the specific design feature that made the final decision.
Investors tracking Byculla's repositioning: Buyers who purchased for investment reference the Eastern Harbour view as their primary resale argument. Their thesis is straightforward: the view only improves as Byculla's commercial and social infrastructure matures, while the harbour itself does not change.
| Master Bedroom-Walls | Oil Bound Distemper |
| Master Bedroom-Flooring | Laminated Wooden |
| Other Bedrooms-Flooring | Vitrified Tiles |
| Walls | Oil Bound Distemper |
| Living Area-Flooring | Vitrified Tiles |
| Kitchen-Equipments | Modular Kitchen |
| Bathroom | Shower Panel, Premium Bath Fittings |
| Structure | RCC Frame Structure |
Download brochure, master plan & walkthrough video of Piramal Aranya to explore floor plans, layout, and complete project details in Byculla, Mumbai.
Complete details about the Projects
Overall project layout & design
Virtual tour of the property
Piramal Aranya sits at a central Mumbai address that gives residents access to South Mumbai, BKC, the airport, and the eastern suburbs from a single location. This section covers road and transit options, daily-life infrastructure, and what the connectivity profile means for investors evaluating rental demand.
Piramal Aranya is at Byculla Mumbai, pincode 400010, with road access via Eastern Express Highway, Eastern Freeway.
Byculla occupies a central Mumbai position between South Mumbai to the south and the Eastern Express Highway corridor to the north. The site sits at one of the city's older rail intersections, giving residents access to multiple transit options without depending on any single route.
Connectivity index: 4.2.
The Byculla metro station connects residents to the expanded Mumbai metro network, which has made cross-city commuting significantly more manageable. The Eastern Express Highway interchange near Byculla gives highway access toward the airport and BKC. The Central Line and Harbour Line both stop at Byculla station, putting CST and the eastern suburban corridor within a short rail journey.
Key landmarks near Piramal Aranya: Diamond Jubilee High School, Mazgaon, Orchid City Centre Mall, Kamathipura.
Schools: Suffah English School, Gloria Convent High School, M S B Education Institute, St Mary High School, Diamond Jubilee High School.
Banks and retail:
Education and health index: 4.5.
For investors, Byculla's multi-modal access is the structural argument for rental demand durability. The tenant pool here draws from South Mumbai corporate professionals, BKC executives, and the eastern suburb professional base simultaneously. That breadth means occupancy rates are not dependent on a single employer cluster or sector. A tenant who does not own a car can live here productively, which expands the rental market and keeps vacancy periods short.
Insights based on nearby schools, healthcare, connectivity, workplaces and everyday infrastructure.
Families with school-going children may benefit from multiple education options nearby, helping reduce long daily commutes and making regular drop-offs more convenient.
Strong connectivity through key transport routes can improve accessibility and may strengthen long-term demand for the location.
Check Travel Time
Connecting Roads - Piramal Aranya
Piramal Aranya is registered under MahaRERA across its towers and wings. This section covers the registration numbers, what they allow buyers to verify, the compensation terms if possession is delayed, and a note for buyers at a multi-tower development.
Piramal Aranya is registered under MahaRERA with number P51900003324, P51900018039, covering 7.63 Acres.
Piramal Aranya has multiple wing-specific RERA registrations. Confirm before signing that your specific tower and wing are covered under the registration number provided. Do not assume one number covers all wings.
Buyers can verify the registered carpet area, sanctioned plan, and possession timeline on maharera.mahaonline.gov.in.
If possession is delayed beyond the registered date, compensation at SBI MCLR plus 2% applies under MahaRERA. RERA records obligations. It does not guarantee outcomes. Square Yards does not vouch for delivery timelines.
Price Insights
Locality Snapshot
Great
+5 More
The locality has great road and rail connectivity
Concerning
+5 More
Waterlogging occurs during monsoons due to poor drainage system
Reviews (5)
Piramal Realty has built Piramal Aranya as a deliberate positioning statement in a locality undergoing active repositioning. This section covers the developer's track record, their Mumbai-specific operational infrastructure, and what their choice of Byculla signals about their development strategy.
Piramal Aranya is developed by Piramal Realty, with 7 years of operations and 33 completed projects.
Piramal Realty's residential portfolio in Mumbai is concentrated at the luxury and ultra-luxury end. Their Byculla development is the most prominent project they have committed to in a locality that is still repricing relative to its location fundamentals.
The risk that buyers often raise is whether Byculla's repositioning will fully materialise. The structural offset is that the Rani Baug adjacency and the Eastern Harbour orientation are fixed regardless of how the broader locality repositions. A fully repositioned Byculla will price these attributes at premiums that current pricing does not yet fully reflect.
Their portfolio is concentrated in Mumbai-specific residential, which means subcontractor relationships, material procurement, and BMC approval workflows are all Mumbai-specific. That reduces the execution variable for buyers evaluating developer risk.
Cross-reference their delivery record on the MahaRERA portal using the developer registration ID.
The upcoming Mumbai Metro Line 3 (Byculla/Science Museum) will provide close connectivity.
Nearby luxury projects include Monte South and Marathon Monte Carlo.
It offers breathtaking, unobstructed views of the 60-acre Rani Baug botanical gardens and the Arabian Sea.
Exceptional resale potential due to its status as a South Mumbai landmark and its proximity to major business districts.
Key landmarks include the Jijamata Udyaan (Rani Baug), Byculla Railway Station, and Saifee Hospital.
Yes, it features an infinity-edge pool, a state-of-the-art gym, and a world-class clubhouse.
Prices start at approximately ₹3.72 Cr for 2 BHK and go up to ₹11.5 Cr for larger configurations.
It features a multi-tier security system with smart access control, CCTV, and 24/7 manned security.
This website is only for the purpose of providing information regarding real estate projects in different geographies. Any information which is being provided on this website is not an advertisement or a solicitation. The company has not verified the information and the compliances of the projects. Further, the company has not checked the RERA* registration status of the real estate projects listed herein. The company does not make any representation in regards to the compliances done against these projects. Please note that you should make yourself aware about the RERA* registration status of the listed real estate projects.
*Real Estate (regulation & development) act 2016.
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
|
_1163.png)
