{"name":"Birla Niyaara","address":"Pandurang Budhkar Marg, Century Mills, Kamgar Nagar No. 1, Worli","locality":"Worli","city":"Mumbai","state":"Maharashtra","status":"Under Construction","latitude":19.005696,"longitude":72.828046,"rera_id":"P51900031916","survey_numbers":null,"project_url":"https://www.birlaestates.com/birla-niyaara-worli/","possession_date":"2028-03-31","unit_types":"2 BHK, 2.5 BHK, 3 BHK, 4 BHK, 4.5 BHK, 5 BHK, 6 BHK, 7 BHK","price_min":4.88,"price_max":98.89,"is_featured":false,"id":95493,"slug":"birla-niyaara-worli-mumbai","builders":[{"name":"Birla Estates Pvt. Ltd.","address":"Birla Aurora, Level 8, Dr. Annie Besant Road, Worli, Mumbai-400030, Maharashtra, INDIA.","website":null,"contact_email":null,"contact_phone":null,"id":5981,"slug":"birla-estates"}],"site_visit_config":null,"has_partnership":null,"site_visit_enabled":null,"images":[{"id":65294,"image_url":"https://zoperty360.blr1.digitaloceanspaces.com/projects/birla-niyaara-worli-mumbai/image1.webp","is_primary":true,"sort_order":1,"credit_text":"www.birlaestates.com","credit_url":"https://www.birlaestates.com/birla-niyaara-worli/images/spotlight02.webp"},{"id":65295,"image_url":"https://zoperty360.blr1.digitaloceanspaces.com/projects/birla-niyaara-worli-mumbai/image2.webp","is_primary":false,"sort_order":2,"credit_text":"www.birlaestates.com","credit_url":"https://www.birlaestates.com/birla-niyaara-worli/images/gallery-highline.webp"},{"id":65296,"image_url":"https://zoperty360.blr1.digitaloceanspaces.com/projects/birla-niyaara-worli-mumbai/image3.webp","is_primary":false,"sort_order":3,"credit_text":"www.birlaestates.com","credit_url":"https://www.birlaestates.com/birla-niyaara-worli/images/canvas-img.webp"},{"id":65297,"image_url":"https://zoperty360.blr1.digitaloceanspaces.com/projects/birla-niyaara-worli-mumbai/image4.webp","is_primary":false,"sort_order":4,"credit_text":"www.birlaestates.com","credit_url":"https://www.birlaestates.com/birla-niyaara-worli/images/highlights-lobby.webp"}],"image_urls":["https://zoperty360.blr1.digitaloceanspaces.com/projects/birla-niyaara-worli-mumbai/image1.webp","https://zoperty360.blr1.digitaloceanspaces.com/projects/birla-niyaara-worli-mumbai/image2.webp","https://zoperty360.blr1.digitaloceanspaces.com/projects/birla-niyaara-worli-mumbai/image3.webp","https://zoperty360.blr1.digitaloceanspaces.com/projects/birla-niyaara-worli-mumbai/image4.webp"],"info":{"slug":"birla-niyaara-worli-mumbai","core":{"project_name":"Birla Niyaara","builders":["birla-estates"],"builder_name":"Birla Estates Private Limited","builder_slug":"birla-estates","developer_slug":null,"has_partnership":false,"project_url":"https://www.birlaestates.com/birla-niyaara-worli/","rera_applicability":{"applies":true,"reason_not_applicable":null,"id":"P51900031916","url":"https://maharera.maharashtra.gov.in","phases":null},"rera":null},"location":{"display_label":"Worli, Mumbai","address_line1":"Pandurang Budhkar Marg, Century Mills, Kamgar Nagar No. 1, Worli","landmark":"Near Century Mills, close to Bandra–Worli Sea Link and Mahalaxmi Race Course","city":"Mumbai","locality":"Worli","state":"Maharashtra","pincode":"400030","district":"Mumbai City","mandal":"Worli Division","village":"Worli","latitude":19.005696,"longitude":72.828046},"inventory":{"land_area_acres":14.0,"towers":3,"floors":"G+75 to G+77 (phase-wise high-rises)","unit_count_total":421,"unit_types":["2 BHK","2.5 BHK","3 BHK","4 BHK","4.5 BHK","5 BHK","6 BHK","7 BHK"],"unit_sizes_sqft":[849.0,854.0,1000.0,1169.0,1151.0,1841.0,1895.0,2167.0,2472.0,3776.0,3767.0,10295.0,11914.0],"car_parking":{"covered":true,"basement_levels":null,"parking_ratio":null,"total_parking_spaces":null,"ev_charging_provision":null},"carpet_area_sqft_range":null,"green_certifications":null},"pricing":{"price_min_crore":4.88,"price_max_crore":98.89,"price_per_sqft":null,"price_per_unit":null,"price_unit":null,"pricing_note":"Birla Niyaara’s official and channel-partner price lists show 2 BHK apartments (approx. 849–1169 sq.ft carpet) priced around ₹4.88–6.74 crore, 3 BHK around ₹6.67–10.69 crore, 4 BHK around ₹12.10–16.38 crore, 5 BHK around ₹20.14–33.09 crore, 6 BHK around ₹30.69–83.88 crore and 7 BHK up to about ₹98.89 crore; actual net pricing depends on tower, floor, view stack and ongoing schemes.","currency":"INR","booking_amount":null,"payment_milestones":[],"maintenance_charges":null},"timeline":{"status_code":"UNDER_CONSTRUCTION","status_label":"Under construction","possession_date":"2028-03-31","possession_timeline":"MahaRERA-linked project information and official/partner communications indicate Birla Niyaara Phase 1 (RERA P51900031916) has a possession timeline around March 2028; subsequent phases under P51900054455 follow similar late-2020s schedules and exact tower-wise dates should be confirmed directly on MahaRERA.","construction_progress":"Birla Estates describes Niyaara as a 14-acre development being built in phases, with MahaRERA Phase 1 (P51900031916) and Phase 2 (P51900054455) both registered and Phase 2's amenities marked Future Development. Neither the developer nor MahaRERA's open pages publish a completion percentage; the quarterly filings sit behind the captcha-gated detail view. Both phases are clean on all four MahaRERA enforcement registers, checked 2026-08-18.","launch_date":null,"percent_complete":null},"marketing":{"positioning_tagline":"Ultra-luxury sea-view residences in a 14-acre integrated freehold development at Worli.","key_highlights":["Birla Niyaara is a flagship ultra-luxury residential township by Birla Estates on approximately 14 acres of freehold land at Century Mills, Pandurang Budhkar Marg, Worli, in South Mumbai.","The project is registered with MahaRERA under Phase-1 registration P51900031916 and an additional phase P51900054455 covering further towers within the integrated development.","Development features multiple high-rise towers of around 75–77 storeys, with about 421 apartments in early phases and a broader unit inventory across 2 to 7 BHK configurations, including large duplexes and penthouses.","Residential offerings include 2, 2.5, 3, 4, 4.5, 5, 6 and 7 BHK homes with carpet areas starting around 849–854 sq.ft and extending up to approximately 11,914 sq.ft for the largest 7 BHK sky residences.","Official Birla Niyaara price lists show 2 BHK homes priced from about ₹4.88 crore onwards, with higher configurations (3–7 BHK) spanning the ₹6.7–98.9 crore band depending on size and view.","Amenity planning includes three large clubhouses (social, wellness and kids-focused), landscaped podiums and gardens, swimming pools, fitness and sports facilities, indoor games, children’s play areas and hi-street retail as part of the mixed-use masterplan.","The project emphasises LEED pre-certified Platinum sustainability credentials, with design themes centred around sea-facing views, low-density planning for its segment and extensive open spaces within the compound.","Location advantages marketed include connectivity to Bandra–Worli Sea Link, Mahalaxmi Race Course, Prabhadevi, Lower Parel, Nariman Point, key schools, hospitals and high-end retail destinations in South and Central Mumbai."]},"amenities":{"sports_fitness":["Gymnasium","Fitness studio","BE-FIT sports clubhouse","Indoor games room","Multi-purpose sports courts"],"pools_wellness":["Outdoor swimming pools","Kids' pool","Spa and wellness facilities","The High Line elevated green space","Landscaped gardens and promenades"],"kids_entertainment":["PLAYPEN kids' clubhouse","Children's play area"],"community_convenience":["HIVE social clubhouse","Hi-street retail within the development","Triple-heighted grand entrance lobby","Multi-purpose banquet and party spaces"]},"connectivity":{"summary":"Birla Niyaara sits on Pandurang Budhkar Marg at Century Mills, Worli, providing strong connectivity to Bandra–Worli Sea Link, Lower Parel, Prabhadevi, Mahalaxmi, Nariman Point and Mumbai’s western and central corridors via key arterial roads.","key_places":{"Prabhadevi":{"minutes_drive":5,"distance_km":1.7},"Chinchpokli":{"minutes_drive":10,"distance_km":3.1},"Mahalaxmi Race Course":{"minutes_drive":10,"distance_km":2.5},"Nariman Point":{"minutes_drive":30,"distance_km":10.5},"Bandra-Worli Sea Link":{"minutes_drive":20,"distance_km":9.4},"Chhatrapati Shivaji Maharaj International Airport":{"minutes_drive":35,"distance_km":12.5}},"nearby_amenities":["Maratha High School","BMC Hospital","Atria The Millennium Mall","Commercial hubs in Lower Parel and Worli business district"],"public_transport":"The Worli–Lower Parel belt is served by suburban rail via Lower Parel and Parel stations, multiple BEST bus routes, and easy private cab access; future metro lines in the vicinity are expected to improve public transport access further."},"media":{"hero_images":[{"path":"images/image1.webp","source_url":"https://www.birlaestates.com/birla-niyaara-worli/images/spotlight02.webp","tls_unverified":null}],"gallery_images":[{"path":"images/image2.webp","source_url":"https://www.birlaestates.com/birla-niyaara-worli/images/gallery-highline.webp","tls_unverified":null},{"path":"images/image3.webp","source_url":"https://www.birlaestates.com/birla-niyaara-worli/images/canvas-img.webp","tls_unverified":null},{"path":"images/image4.webp","source_url":"https://www.birlaestates.com/birla-niyaara-worli/images/highlights-lobby.webp","tls_unverified":null},"https://www.birlaestates.com/birla-niyaara-worli/images/gallery-befit.webp","https://www.birlaestates.com/birla-niyaara-worli/images/gallery-hive.webp","https://www.birlaestates.com/birla-niyaara-worli/images/gallery-playpen.webp","https://www.birlaestates.com/birla-niyaara-worli/images/highlights-balcony.webp","https://www.birlaestates.com/birla-niyaara-worli/images/highlights-oceanview.webp"],"brochure_url":null,"media_links":{"youtube_updates":["https://www.youtube.com/watch?v=a4TDY-F0BI4"],"instagram_updates":[]}},"news":{"count":0,"articles":[]},"regulatory":{"survey":{"numbers":null,"verification_url":"https://bhulekh.mahabhumi.gov.in","check_instructions":["1. Open the Maharashtra land records portal (Bhulekh Mahabhumi).","2. Select district as Mumbai City.","3. Choose the relevant division/CTS area covering Century Mills, Pandurang Budhkar Marg, Worli.","4. Enter the CTS number or survey details from the registered agreement for a Birla Niyaara unit.","5. View land parcel and ownership details and download property card/7-12 extracts as needed."],"key_search_params":{"district":"Mumbai City","mandal":"Worli Division","village":"Worli"}},"environmental_clearance":{"file_number":null,"date_issued":null,"details":null,"documents":[]},"rera_complaints":{"count":0,"complaints":[],"search_url":"https://maharera.maharashtra.gov.in","project_complaint_checker":null},"rera_applicability":{"applies":true,"reason_not_applicable":null},"rera_registrations":[{"registration_number":"P51900031916","portal":null,"portal_url":"https://maharera.maharashtra.gov.in","phase_label":"Phase 1","status":"Registered","registration_date":null,"expiry_date":null,"promoter_name":"Aditya Birla Real Estate Limited","total_units_filed":null,"form_c_documents":null,"documents":null,"detail_page_url":null,"last_fetched":null,"approval_cert_url":"https://zoperty360.blr1.digitaloceanspaces.com/rera/maharashtra/P51900031916/approval.pdf","approval_cert_size":80757,"extension_cert_url":null,"extension_cert_size":null},{"registration_number":"P51900054455","portal":null,"portal_url":"https://maharera.maharashtra.gov.in","phase_label":"Phase 2","status":"Registered","registration_date":null,"expiry_date":null,"promoter_name":"Aditya Birla Real Estate Limited","total_units_filed":null,"form_c_documents":null,"documents":null,"detail_page_url":null,"last_fetched":null,"approval_cert_url":"https://zoperty360.blr1.digitaloceanspaces.com/rera/maharashtra/P51900054455/approval.pdf","approval_cert_size":80761,"extension_cert_url":null,"extension_cert_size":null}],"approvals":null,"verification_notes":null},"infra":{"water_supply":{"source":[],"features":[],"daily_supply_lakhs":null},"power_backup":{"dg_capacity_mva":null,"dg_capacity_kva":null,"backup_hours":null,"solar_integration":null,"energy_efficiency":null},"security":["Gated development","24x7 security personnel","CCTV surveillance in common areas"]},"legal":{"legal_issues":{"recent_complaints":null,"court_cases":[],"official_verification":[{"portal":null,"url":"https://maharera.maharashtra.gov.in","search_terms":"Birla Niyaara P51900031916 P51900054455"},{"portal":null,"url":"https://bhulekh.mahabhumi.gov.in","search_terms":"Century Mills Worli CTS/survey details for Birla Niyaara"}]}},"buyer_insights":{"buyer_ratings":{"location":null,"construction_quality":null,"value_for_money":null,"amenities":null,"developer_reliability":null},"appreciation_potential":"Birla Niyaara’s 14-acre freehold scale, ultra-luxury positioning and Worli location with sea-link access support strong long-term appreciation prospects, subject to Mumbai’s high-end market cycles and execution milestones.","resale_active_listings":null,"risk_factors":["Large-scale multi-tower project with phased RERA registrations; buyers should verify specific tower completion timelines and obligations directly on MahaRERA.","Ticket sizes place the project in Mumbai’s super-luxury bracket, concentrating demand to a relatively narrow high-net-worth segment."],"positive_factors":["Prime Worli sea-facing location on freehold land with extensive internal open spaces and amenities.","Backed by Birla Estates (Aditya Birla Group), with strong brand equity and RERA-compliant project structure."]},"ctas":{"primary":["Request latest Birla Niyaara price sheet and availability","Verify MahaRERA details and possession timelines","Schedule show-flat and site visit","Review draft agreements and title documentation"]},"authoring_meta":{"version":1,"last_updated_by":"enrichment_agent_a31","last_updated_at":"2026-08-31T00:00:00+05:30","notes":"2026-08-31 (enrichment_agent_a31): Added five more images from Birla Estates' own project page (birlaestates.com/birla-niyaara-worli/) -- the Befit, Hive and Playpen amenity galleries plus the balcony and ocean-view highlight shots. Each URL was checked to return HTTP 200 with content-type image/webp. The four entries already downloaded were left untouched in their {path, source_url} form. That takes the declared count from 4 to 9 and crosses the 6-image threshold.\nSCORE: 86 today, unchanged, because images are counted from the database and the media pipeline has not run. Projected 88 once it does. Marked media-pending.\nPRICE PER SQ FT NOT WRITTEN. Trackers disagree violently on this project -- 82,732, 97,665-99,824, and 106,150-112,300 rupees per sq ft from three different sources in the same period, a 36 percent spread. A luxury tower with 2 to 7 BHK configurations and a 6.23 to 45.90 crore ticket range does not have one meaningful rate, and picking any of those numbers would be publishing a guess.\nNEWS NOT WRITTEN. A trade report on the Silas show-apartment launch exists at rprealtyplus.com, but the page returns HTTP 403 to direct fetching and its publication date could not be confirmed. An undated news entry was not worth one point.\n\n2026-08-18 (enrichment_agent_a01): the highest-demand row in either shard (239 impressions). Two corrections plus amenities from the developer's own page.\nTRUNCATED IDS AGAIN - third instance of the 2026-07-04 multi-ID split defect, after Hiranandani Fortune City and Wadhwa Wise City. This file carried BOTH the broken and the correct form of each registration: P5190003191, P5190005445 alongside P51900031916 and P51900054455. Worse, core.rera_applicability.id was set to the TRUNCATED P5190003191, so the project's primary identifier was an 11-character fragment that matches nothing on the portal. Each truncated value was verified to be a strict prefix of a full number already in the list before removal, and the primary id now points at Phase 1's real number.\nMahaRERA confirms both: P51900031916 'Birla Niyaara Phase-1' and P51900054455 'Birla Niyaara Phase-2', promoted by Aditya Birla Real Estate Limited, Ward GSouth, Mumbai City, pincode 400030 - matching this file. Both are clean on the lapse-of-completion, QPR non-compliance, de-registered and NCLT registers.\nAmenities were extended past the 15-item tier using the developer's own named facilities from birlaestates.com: the three clubhouses HIVE (social), PLAYPEN (kids) and BE-FIT (sports), The High Line elevated green space, and the triple-heighted lobby. The page also names SILAS as the signature tower and confirms the 14-acre phased site already recorded here.\nprice_per_sqft and news remain unfilled - Birla Estates publishes no rate or price band, and no non-aggregator coverage was found.\n\n- Primary sources (Tier 1 – builder / RERA-linked):\n  - Birla Estates official microsite for Birla Niyaara Worli describing integrated 14-acre development with SILAS tower and high-level project details: https://www.birlaestates.com/birla-niyaara-worli/ \n  - Birla Estates marketing microsite with address Worli, Mumbai 400030, possession expectations around December 2027 and confirmation of RERA registration: https://www.birlaestateshomes.com/project/birla-estates-niyaara-worli-mumbai/index.html \n  - Birla Niyaara price list page providing typology-wise sizes and price ranges: https://www.birlaestateshomes.com/project/birla-estates-niyaara-worli-mumbai/niyaara-worli-price-list/index.html \n  - YouTube official Birla Niyaara Worli video referencing Phase 1 MahaRERA registration number P51900031916 and 14-acre integrated development: https://www.youtube.com/watch?v=a4TDY-F0BI4 \n- Secondary sources (Tier 2/3 – brokers/aggregators):\n  - Birla Niyaara overview with 10-acre freehold, 3 towers, 77 floors, 700 units and location distances: https://www.propzilla.in/property/birla-niyaara-worli-mumbai \n  - Detailed project article with RERA IDs P51900031916 and P51900054455, 14-acre land, 421 units and size/price tables up to 7 BHK: https://www.birlaevara.org.in/birla-niyara.html \n  - Channel and aggregator pages confirming configuration spread and pricing bands: IndexTap, SquareYards, Keystone and others: https://www.indextap.com/properties/details/birla-estates/worli/birla-niyaara/63abed2a919361d0f5451b11, https://www.squareyards.com/mumbai-residential-property/birla-niyaara/113859/project, https://keystonerealestateadvisory.com/buy/new/birla-niyaara-project-worli-mumbai/990.\n- Key reconciliations:\n  - Land area: Builder/marketing sources consistently mention 14 acres (integrated development) while some broker pages mention 10 acres; 14 acres is used for land_area_acres as the broader township extent.\n  - Towers & units: Propzilla cites 3 towers and 700 units; BirlaEvara’s article cites 421 units linked to RERA phase data. To stay closer to RERA-like data, 421 is used as unit_count_total and 3 as an indicative initial tower count, noting that future phases may expand this.\n  - RERA IDs: P51900031916 (Phase 1) is clearly listed on multiple sources including BirlaEvara and YouTube; P51900054455 is cited as Phase 2 on BirlaEvara; both are recorded as a comma-separated string in core.rera_applicability.id. Official MahaRERA project PDF/detail URLs were not individually captured in this pass, so the general portal URL is used as the reference.\n  - Sizes: unit_sizes_sqft aggregates key carpet ranges from BirlaEvara’s table (854–11914 sq.ft) and Birla Estates price list (849–2166, 2472, 3767, 10295 etc.), keeping representative size points rather than every intermediate variation.\n  - Pricing: price_min_crore and price_max_crore follow the extremes from BirlaEvara and Birla Estates price list (about ₹4.88–6.74 Cr for 2 BHK up to ~₹98.89 Cr for largest 7 BHK); price_per_sqft varies widely and is not stated consistently, so it is left null.\n  - Possession: Birla Estates microsite and channel partners mention possession around December 2027, while BirlaEvara references March 2028 per RERA context. Given the explicit “RERA possession March 2028” in secondary sources and Phase 1 focus, possession_date is set to 2028-03-31 with note that MahaRERA should be checked for exact tower-wise dates.\n- Coordinates/media:\n  - No precise lat/long coordinates were captured from a project-specific Google Maps or portal location map under the constraints; latitude/longitude are left null as per instructions.\n  - Brochure and gallery images on builder/partner pages are embedded behind scripts and not easily convertible to stable wget-friendly file URLs without additional inspection; hero_images, gallery_images and brochure_url are therefore kept empty/null.\n- Regulatory & legal:\n  - MahaRERA portal (https://maharera.maharashtra.gov.in) should be queried directly with project name and IDs P51900031916/P51900054455 for authenticated Form C, plans, approvals and complaint records.\n  - Land records for individual units can be verified using Bhulekh Mahabhumi (https://bhulekh.mahabhumi.gov.in) with CTS/survey references taken from sale agreements.\n- Buyer/ratings data:\n  - No trustworthy, quantified buyer rating datasets (location, construction quality, etc.) were accessible; all rating fields remain null and appreciation/risk notes are qualitative.\n- Research date: 2026-01-02.","source_urls":{"builder_site":"https://www.birlaestates.com/birla-niyaara-worli/"}},"aliases":null,"plot_details":null,"villa_details":null},"content_score":86,"is_indexable":true}