MUMBAI: Malabar Hill, the peak of affluence in south Mumbai, is experiencing significant changes as redevelopment projects take root in this upscale area. While long-standing residents watch in dismay as old structures are set for demolition and heavy machinery arrives, Mumbai’s top developers are clinching lucrative agreements with housing societies. The emergence of new skyscrapers has raised concerns among locals regarding Malabar Hill’s ability to handle increased construction.
One developer’s brochure states, “Such opportunities are rare in Malabar Hill—South Mumbai’s most prestigious address, where new developments are nearly unheard of. We are excited to introduce a limited selection of private residences in a distinct standalone tower, tailored for discerning families….”
Malabar Hill includes prominent areas such as Walkeshwar, Teen Batti, the governor’s estates, Banganga, B. G. Kher Marg (Ridge Road), Hanging Gardens/Kamla Nehru Park, and the surrounding roads leading to Kemps Corner and Nepean Sea Road.
Data from Liases Foras, a real estate research firm, notes that as of the September 2025 quarter, Malabar Hill features ten marketable projects from various developers, including notable names like Lodha Group, Birla Estates, and JSW Realty. Together, these projects provide a total of 176 ultra-luxury units, with 30 still available. Despite soaring prices ranging from Rs 85,000 to Rs 1,80,000 per sq ft, 21 units were sold in the past year.
Three additional projects poised for launch in Malabar Hill include Bharam Mahal by Aurum Group, Jasmine Lodge by Neelam Realtors, and a yet-to-be-named project by Oberoi Realty. The majority of these new offerings consist of 4 BHK apartments, followed by 5 BHKs, duplexes, and penthouses. Prices range from Rs 2.4 crore to Rs 385 crore (for Lodha Malabar).
“After a prolonged downturn in the luxury housing sector, Malabar Hill—known for its exclusivity, limited supply, and rare transactions—has seen a significant resurgence in both new project launches and sales,” remarked Pankaj Kapoor, MD of Liases Foras. “This rise in demand has prompted developers to present enticing redevelopment proposals to housing societies, resulting in numerous new projects in one of Mumbai’s most exclusive micro-markets,” he added.
Developer Vikas Oberoi shared that his firm’s foray into Malabar Hill began organically with a request to redevelop a small plot owned by the Udwadia family. “Initially, it wasn’t a grand strategic decision; it was a door that opened, and we approached it with respect and curiosity,” he told TOI. He noted that residents are more emotionally attached to their homes than merely demanding in negotiations. “Many families have occupied these residences for generations, forming a deep-rooted emotional connection,” he explained.
In this verdant neighborhood, numerous colonial-era bungalows are being replaced by high-rise buildings. An 18-story residential tower will rise on B. G. Kher Marg (Ridge Road), where a 105-year-old bungalow known as Puratan once stood. This new structure will offer 574 sq m residences for 18 ministers, with each full-floor unit featuring a living room, four bedrooms, a kitchen, an office, a visitor’s lounge, staff quarters, and ample storage. Similarly, the historic Ajantha bungalow on Narayan Dabholkar Road will be demolished to make way for 12 luxurious sea-view apartments, with half designated for prominent politicians and the rest as guest accommodations for dignitaries. K Raheja Homes is also set to redevelop the Pleasant Palace housing society, with a potential build-out of 300,000 sq ft.
Puravankara has acquired redevelopment rights for the Samrat Ashok housing society, which has a development potential of 700,000 sq ft. Meanwhile, Oberoi Realty is reported to have secured redevelopment rights for Jeevan Vihar, Sapna, Everest Chambers, and Everest Apartments. On Nepean Sea Road, several bungalows are undergoing redevelopment alongside properties in Setalvad Lane across from Katgara House, with Simla House in talks with Rustomjee Group.
“The BMC has been quite accommodating in granting permissions to builders for extensive excavations to erect high rises in place of the stately mansions and modest buildings that once characterized this neighborhood. Foundations are being dug deep for underground parking and swimming pools, stressing the existing water supply,” noted Malabar Hill resident Sarosh Bana.
“Subterranean vibrations from blasting are also disturbing nearby structures. As the weight of buildings increases with height, the load on the foundation—and consequently on the ground beneath it—can become enormous. Alarmingly, the coastal road running directly beneath the Hanging Gardens/Ridge Road area has been overlooked, raising concerns about how much added weight it can endure as more high-rises are constructed,” he added.
Pervin Sanghvi, another resident, voiced her fears regarding the ecological impact on Malabar Hill. “Many plots have numerous trees that are at risk of being cut down. Our area is geographically unique within the city, yet the authorities are proceeding with redevelopment plans without due consideration for its distinctive character,” she expressed.
Oberoi acknowledged the validity of these concerns but remarked that many older structures in Malabar Hill are not maintaining their structural integrity or environmental efficiency. “Redevelopment presents a once-in-a-lifetime opportunity to enhance living conditions while improving infrastructure, from drainage systems to energy efficiency and traffic management. If executed responsibly, redevelopment can bolster the area rather than burden it. Our goal is not just taller buildings but smarter, cleaner, and more sustainable living spaces for the future,” he asserted.
