Forest Hills at The Prestige City · Yogi Hills, Mulund West
Forest Hills at The Prestige City is a premium residential cluster set within Central Mumbai’s largest integrated hillside township — a 30+ acre development by Prestige Group at Yogi Hills, Mulund West. The residential phase spans 6.5 acres at the foothills of Yogi Hills (part of the ~25,000-acre Sanjay Gandhi National Park reserve), with the launched Phase 1 comprising two MahaRERA-registered towers (Wing A and Wing B) of 78 sanctioned floors each, housing 663 spacious 3 BHK and 4 BHK apartments under MahaRERA registration P51800077457.
The project is positioned as a premium hillside address in Mulund West — a micro-market often called the “Queen of Central Suburbs” for its established social infrastructure, low pollution levels and proximity to both Eastern Express Highway and LBS Marg. Unit configurations include 3 BHK Opulence (1,022+ sq.ft. carpet), 3 BHK Splendor (1,313+ sq.ft.), 4 BHK Opulence (1,745+ sq.ft.) and 4 BHK Splendor (2,108+ sq.ft.), each with expansive private decks. Pricing starts at approximately ₹3.09 Cr for 3 BHK Opulence and extends to roughly ₹7.91 Cr for the largest 4 BHK Splendor units (carpet-area-derived rates of approx. ₹30,000–₹36,500 per sq.ft.).
Township scale and master planning
Forest Hills is one cluster within The Prestige City Mulund — a master-planned 30+ acre development that also includes the Prestige Bellanza and Prestige Siesta residential clusters, the Prestige Trade Center commercial block, a planned high-street retail strip, a school, a hospital, and a temple. The master plan, designed by Architect Hafeez Contractor with Coopers Hill (landscape) and JW Consultants LLP (structure), is anchored by “The Prestige Circle” central plaza. L&T Construction is the appointed contractor for the project.
Who it’s for
Forest Hills targets premium and upper-mid-segment Mumbai buyers seeking large-format hillside homes with integrated township amenities — principally end-users upgrading from existing Mulund / Thane / Powai stock, and long-horizon investors betting on Mulund’s connectivity uplift from the upcoming Goregaon–Mulund Link Road (GMLR) and Thane–Borivali tunnel. The Dec-2030 possession horizon and 25 ongoing RERA-disclosed litigations make this less suited to short-horizon buyers seeking ready-possession inventory.
GST & Other Charges
When purchasing at Forest Hills at The Prestige City in Mulund West, the total cost includes statutory charges beyond the base price. Below are the typical additional costs applicable to residential property transactions in India.
| Charge | Rate | Details |
|---|---|---|
| GST (Under Construction) | 5% | Applicable on properties without Completion Certificate. No ITC available. |
| GST (Affordable Housing) | 1% | For units valued up to ₹45 Lakh with carpet area within prescribed limits. |
| Stamp Duty | 3–7% | Varies by state. Payable at the time of property registration. Concessions may apply for women buyers. |
| Registration Charges | 0.5–1% | Paid to Sub-Registrar office during property registration. Rates vary by state. |
| Corpus / Maintenance | ₹50–100/sqft | One-time advance maintenance deposit collected at possession. |
| Legal & Documentation | ₹5,000–25,000 | Covers legal vetting, agreement drafting, and documentation fees. |
| Parking | ₹2–5 Lakh/slot | Covered or open parking. Some projects include one slot in the base price. |
| Utility Connections | ₹25,000–50,000 | Electricity and water supply connection charges payable to local utilities. |
| Club Membership | ₹1–3 Lakh | Clubhouse and amenity access fee. May be included or charged separately. |
| GST on Other Charges | 18% | Applicable on maintenance deposits, parking, club membership, and other non-unit charges. |
Project Specifications
Structure
- RCC footings with framed structure seismic zone II compliant.
- Internal / ceiling — smoothly plastered with lime rendering.
Flooring
- Vitrified tiles flooring with skirting in Living, Dining.
- Anti-skid ceramic tile flooring in balconies and bathrooms.
Doors & Windows
- Main door: Teak wood frame with solid flush shutter with polished Teak wood veneer.
- Powder-coated aluminum sliding windows with plain glass.
Plumbing & Sanitary
- Sanitaryware and CP Fittings of reputed make.
- Provision for geyser and exhaust fan.
- Rainwater harvesting drain pipes included.
Security
- Automatic passenger lifts with emergency phone facility.
- Round-the-clock security with intercom facility.
- CCTV cameras at all vantage points.
Electrical
- 3-phase Grid Power from BESCOM for each home.
- Premium quality modular switches.
- Copper wiring via concealed conduits.
- 100% power backup for common facilities & provisional backup for homes.
Forest Hills is one of the most ambitious launches in Mulund — a 30+ acre integrated township by Prestige with verified MahaRERA registration, premium 3/4 BHK formats with private decks, and genuine hillside views. Pricing is firmly premium-segment (₹3.09 Cr+, ~₹30,000–₹36,500 per sq.ft. carpet). Watch-outs are real: Dec-2030 possession, 25 ongoing litigations disclosed on the RERA portal, and key infrastructure benefits (GMLR, Thane-Borivali tunnel) still under construction. Strong brand and master plan; long capital lock-in.
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MahaRERA-registered (P51800077457), Phase 1 of a 30+ acre integrated township
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Verified Prestige Group execution — ICRA A+, CRISIL DA1, 300+ projects delivered
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6.5-acre residential pocket at the foothills of Yogi Hills with low ambient noise
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Premium 3 & 4 BHK formats with expansive private decks and Yogi Hills / city-skyline views
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50+ planned amenities including infinity pool, multi-level clubhouse, padel & squash courts
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Township includes school, hospital, temple, high-street retail and Prestige Trade Center
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Apex Hospital (0.5 km), R Mall (1.4 km), Mulund station (~3 km) all within easy reach
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Designed by Architect Hafeez Contractor; Coopers Hill landscape; L&T Construction
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Connectivity upside from upcoming GMLR (~25-min Western suburbs) and Thane-Borivali tunnel
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VRV climate control, premium CP/sanitary brands (Grohe / Hansgrohe / Duravit), engineered-marble flooring
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Possession Dec 2030 — long capital lock-in (~4.5+ years from launch)
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25 ongoing litigations disclosed on MahaRERA portal (Bombay HC, NCLT, Supreme Court, others)
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Premium pricing at ₹30,000–36,500 per sq ft carpet (above Mulund West market average of ₹18,000–24,000)
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No 1 / 2 / 2.5 BHK options — smallest unit is 3 BHK Opulence at 1,022 sq.ft. carpet
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Modular kitchen counters & cabinets NOT included in base price — provision only
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DG backup for individual apartments is chargeable extra (only common areas have free 100% backup)
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School, hospital, temple inside township are “proposed to be developed” — not yet committed
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Land area for Phase 1 (2,867.36 sq.m.) is small — balance township under future phases / approvals
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GMLR & Thane-Borivali tunnel are upcoming infrastructure — commute uplift not live yet
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Site falls under Slum Rehabilitation Authority planning — usual SRA-redevelopment context applies
| Stage | Payment (%) | Due When | GST Applicable |
|---|---|---|---|
| On Booking | 5% | Within 7 days of booking | + GST (5%) |
| On Agreement / Allotment | 10% | Within 30 days | + GST (5%) |
| On Excavation | 10% | On commencement of excavation | + GST (5%) |
| On Foundation / Plinth | 10% | On completion of foundation | + GST (5%) |
| On Ground Floor Slab | 10% | On casting of GF slab | + GST (5%) |
| On 2nd Floor Slab | 10% | On casting of 2F slab | + GST (5%) |
| On 4th Floor Slab | 10% | On casting of 4F slab | + GST (5%) |
| On Brick Work | 10% | On brick work completion | + GST (5%) |
| On Finishing | 10% | On internal finishing | + GST (5%) |
| On Possession | 15% | On offer of possession | + GST (5%) |
Interested? Talk to our advisor about this plan.
Forest Hills sits at Swapna Nagari, Yogi Hills, Mulund West, Mumbai – 400080, at the foothills of Yogi Hills (Sanjay Gandhi National Park edge). It is approximately 3 km from Mulund railway station and 5–7 minutes’ drive from the Eastern Express Highway and LBS Marg.
Forest Hills Phase 1 is registered under MahaRERA P51800077457, registered on 16 August 2024, with proposed completion date 31 December 2030. The promoter is Prestige Mulund Realty Private Limited.
The project offers four variants: 3 BHK Opulence (1,022+ sq.ft. carpet), 3 BHK Splendor (1,313+ sq.ft.), 4 BHK Opulence (1,745+ sq.ft.) and 4 BHK Splendor (2,108+ sq.ft.). Each home includes expansive private decks. Phase 1 comprises 663 units across two towers.
Pricing starts at approximately ₹3.09 Cr for the smallest 3 BHK Opulence and extends to roughly ₹7.91 Cr for the largest 4 BHK Splendor unit, depending on floor and view (carpet-area-derived rates of approx. ₹30,000–₹36,500 per sq.ft.). Floor-rise, PLC, GST, stamp duty and registration are extra.
The MahaRERA-declared proposed completion date is 31 December 2030. The project was launched in August 2024, giving an end-to-end build window of approximately six years.
Phase 1 has two towers — Wing A (342 units) and Wing B (321 units) — for a total of 663 residential units. Each wing has 78 sanctioned floors (including basement, stilt, podium, service and habitable, excluding terrace) and rises to G+66 habitable floors.
Architect Hafeez Contractor is the design architect, JW Consultants LLP is structural consultant, Coopers Hill is landscape consultant, MEP Consulting Engineers handle MEP, and L&T Construction (Buildings & Factories) is the main contractor.
The 30+ acre Prestige City Mulund township is planned to include Forest Hills, Bellanza and Siesta residential clusters, the Prestige Trade Center commercial block, a high-street retail strip, a school, a hospital and a temple. Note that the school, temple and hospital are marked as “proposed to be developed” in marketing material.
Yes — the MahaRERA portal discloses 25 ongoing cases as of registration, spanning the Bombay High Court, National Company Law Tribunal, Supreme Court of India, National Consumer Disputes Redressal Commission and Mulund / Esplanade Metropolitan Magistrate courts. Buyers are advised to review case details directly on the MahaRERA portal.
Modular kitchen counters and cabinets are not provided (only plumbing and electrical provisions). DG backup for individual apartments is chargeable extra. GAIL piped gas requires separate subscription. GST, stamp duty, registration, maintenance, legal and statutory charges are all over and above the base price.
Comparable launches include Oberoi Eternia / Enigma (premium, near-ready, ₹28,000–36,000 per sq.ft.), Runwal Pride, Kalpataru Elitus (mid-segment) and Sheth Vasant Garden. Forest Hills sits at the top of the price band but offers the largest planned amenity envelope and the only true 30+ acre integrated township in the micro-market.
