Godrej Avenue Eleven, Mahalaxmi Mumbai
Godrej Avenue Eleven is a twin tower luxury development at Mahalaxmi in South Mumbai, offering 4 BHK apartments on a redevelopment plot off M. A. Road, close to the Coastal Road, Nariman Point and the Bandra Worli Sea Link.
It is an under-construction project offering 4 BHK homes, with possession due in December 2028. Its RERA registration number is P51900005216, P51900006299.
Godrej Avenue Eleven Overview
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About Godrej Avenue Eleven
Godrej Avenue Eleven stands at Mahalaxmi, on M. A. Road near Saat Rasta, in the stretch of South Mumbai that runs from the racecourse across to Byculla. Two towers rise from a shared podium, one considerably taller than the other, on a plot that has been in redevelopment for a very long time.
The pitch is exclusivity. Only four bedroom residences, laid out so that no apartment faces another, with an olympic length pool, a temperature controlled pool, an infinity edge pool with an observatory and lounge, a tennis court and a grand clubhouse. The interiors are marble and bronze, and the language is craft rather than community. For a South Mumbai address of this kind that is the right register.
Two things about the structure of this project are worth knowing before anything else. The first is who is building it. Godrej Properties Limited is the Development Manager, not the developer. The developer is Godrej Residency Private Limited, a company whose shareholders include Godrej group entities and Neelkamal Realtors Tower Private Limited, which is a wholly owned subsidiary of DB Realty Limited.
The second is how long this has been going on. The environmental datasheet records the date of commencement as December 2009 and the date of completion as December 2028, with the earlier clearance issued in the name of Neelkamal Realtors Towers.
It publishes a master plan but no floor plans, no carpet area, no saleable area and no unit count.
Godrej Avenue Eleven Price List
The 3 BHK is sold out.
| Home type | Size (saleable) | Usable (carpet) | Price | Availability |
|---|---|---|---|---|
| 3 BHK | Carpet 1,674 Sq.Ft. per portals | — | — | Sold Out |
| 4 BHK | Carpet 2,145 to 2,456 Sq.Ft. per portals | — | On Request | Limited Units |
Unit-wise pricing and the complete cost breakup, sent instantly to your phone.
GST & Other Charges
| Charge | Rate | Details |
|---|---|---|
| GST on Apartment Cost | 5% (no ITC) | 1% for affordable housing (≤ ₹45L, ≤ 60 sqm carpet). |
| Registration Charges | 1% | Of property value, paid at the Sub-Registrar office. |
| Stamp Duty | ~6% | Maharashtra: ~5% stamp + 1% metro cess / local body tax (Mumbai & Pune). |
| MSEDCL & Water | At actuals | Electricity (MSEDCL) and municipal water connection deposits. |
| Mutation / LBT | At actuals | Recorded with the local municipal corporation for ownership. |
| Legal & Documentation | At actuals | Legal vetting, agreement drafting, sale-deed preparation. |
| Maintenance Deposit | 12 months | Advance maintenance, refundable or adjustable. |
| Corpus Fund | One-time | As per the sale agreement — society reserve fund. |
| Club House | Per unit | Included in base price or charged separately by the developer. |
| Car Parking | Per slot | As per the sale agreement — covered or open slot. |
Note: Charges are indicative; final amounts are confirmed at the time of booking and subject to applicable laws, project location, and unit specifications.
Godrej Avenue Eleven Review: Is It a Good Buy?
Mahalaxmi is the real thing. Racecourse on one side, the Coastal Road minutes away, Nariman Point and Lower Parel both in reach. If you want South Mumbai at this scale with this amenity set, the shortlist is short and this is on it.
But this is the project in this Godrej batch that most rewards reading the paperwork, and there are four things to settle before you go near a booking form.
Start with the RERA number. The details section of Godrej own project page shows P51800023915. That is the registration for Godrej RKS in Chembur, a different project in a different suburb – it appears as such in two other Godrej brochures we have read this week.
Then the history. Construction commenced in December 2009 according to Godrej own environmental filing, under a clearance issued to Neelkamal Realtors Towers. Completion is now December 2028. That is a nineteen year build, and a portal reports litigation on the site running back to 2007.
Then the counterparty. You are buying from Godrej Residency Private Limited, part owned through a DB Realty subsidiary, with Godrej Properties as Development Manager. That is disclosed and it is legitimate. It is also not the same as buying from the listed Godrej company.
And finally the clubhouse, which is the centre of the amenity story and is not yet approved.
Our view: an outstanding address with a complicated history, sold with almost no published numbers. If the title, the litigation and the clubhouse sanction all come back clean, this is a serious South Mumbai proposition. Do not take any of them on trust.
Pros 6
- The address is genuinely prime – Mahalaxmi sits within reach of Nariman Point, Lower Parel, the Coastal Road and the Bandra Worli Sea Link in a way almost nothing else in this price bracket does
- Godrej publishes a master plan for this project, which it does not do for most of its current Mumbai launches
- Godrej discloses in its own footnotes that the clubhouse is not yet approved and gives the date it applied, which many developers would simply not mention
- Only four bedroom residences, laid out so that no apartment faces another, which is a real design constraint rather than a slogan
- The amenity set is unusually deep for a two tower project, with an olympic length pool, a temperature controlled pool, an infinity edge pool, an observatory lounge and a tennis court
- Environmental clearance is in place, was amended in April 2025 in the developers current name, and the half yearly compliance report is published
Cons 4
- The environmental datasheet records the date of commencement as December 2009 against a completion date of December 2028, which is about nineteen years from start to finish
- Godrej Properties is the Development Manager, not the developer – the developer is Godrej Residency Private Limited, part owned through Neelkamal Realtors Tower Private Limited, a wholly owned subsidiary of DB Realty Limited
- Non-FSI construction is about 64 per cent of the total built up area, nearly double the FSI area and the highest share of any Godrej Mumbai project we have catalogued
- The Grand Clubhouse is not approved. Godrej applied to MCGM on 30 August 2023 and states that the clubhouse development is subject to those approvals being granted, and the playcourts are described only as proposed and subject to sanction
Godrej Avenue Eleven Plans
See the site master plan and unit-wise floor plans, sent instantly to your phone.
Godrej Avenue Eleven Amenities
Godrej Avenue Eleven lists 14 amenities, including grand clubhouse, olympic length pool, temperature controlled pool, infinity edge pool and observatory and lounge.
Godrej Avenue Eleven Location & Connectivity
Nearby Places
- Mumbai Coastal Road
- Bandra Worli Sea Link
- Atal Setu
- Mahalaxmi Railway Station
- Mumbai Monorail
- Eastern Freeway
- Chhatrapati Shivaji Maharaj International Airport
- Nariman Point
- Bandra Kurla Complex
- Lower Parel business district
- Fort and Ballard Estate
- Worli
- Mahalaxmi Racecourse
- Mahalakshmi Temple
- Haji Ali Dargah
- Willingdon Sports Club
- Nehru Planetarium
- Palladium and High Street Phoenix, Lower Parel
- Atria Mall, Worli
- Crawford Market
- Jaslok Hospital
- Wockhardt Hospital, Mumbai Central
- Sir H. N. Reliance Foundation Hospital
- Breach Candy Hospital
- Cathedral and John Connon School
- Campion School
- Bombay Scottish School, Mahim
- St. Xavier College
- Godrej publishes drive times in minutes for this project and no kilometre figures, so no distances are listed above – we do not republish drive times as though they were distances
- This is a redevelopment scheme. The environmental datasheet records the date of commencement as December 2009 and the date of completion as December 2028, and the earlier clearance was issued in the name of Neelkamal Realtors Towers
- Non-FSI construction is about 64 per cent of the total built up area in the clearance, nearly double the FSI area – the highest share of any Godrej Mumbai project we have catalogued
- The Grand Clubhouse is not yet approved. Godrej states that it applied to the Executive Engineer and Municipal Commissioner at MCGM on 30 August 2023 and that the clubhouse development is subject to those approvals being granted. The playcourts are described as proposed and subject to sanction
- The 2.4 acres of open space is defined by Godrej as open space on the constructed area, including internal pathways, the swimming pool and the club roof top
Mahalaxmi, Mumbai
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About Godrej Properties
Three entities matter here and they are not interchangeable.
Godrej Residency Private Limited is the developer. It is the company named on the environmental clearance, the company whose officers sign the compliance filings, and the party a buyer contracts with. Its shareholders include Godrej group entities and Neelkamal Realtors Tower Private Limited.
Neelkamal Realtors Tower Private Limited is a wholly owned subsidiary of DB Realty Limited, and the earlier environmental clearance for this site was issued in the name of Neelkamal Realtors Towers. DB Realty is a listed Mumbai developer with a long and, at times, contested history in the city.
Godrej Properties Limited is the listed real estate company most buyers associate with the brand, and here it is the Development Manager appointed by the developer. A development management appointment usually covers design direction, sales and project oversight for a fee rather than ownership of the land or the balance sheet risk of the build.
None of that makes this a bad project. It does mean the agreement for sale is where you find out who warrants what, who carries delay liability, and which entity the RERA promoter obligations sit with. Read it before you rely on the brand.
Godrej Avenue Eleven EMI Calculator
Pick a home type to see the monthly EMI on an 80% home loan, or move the sliders to match your own loan.
The 8.5% rate is only a starting point, so check the rate your bank offers you. While the project is being built, the bank releases the loan in stages and you usually pay only interest (pre-EMI) on the amount released. The full EMI starts after possession. Stamp duty, registration and GST are paid on top of the home price.
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★ Write a ReviewGodrej Avenue Eleven FAQs
Note that the details section of the Godrej project page currently displays P51800023915, which is the registration for Godrej RKS in Chembur, a different project.
The developer is Godrej Residency Private Limited. Its shareholders include Godrej group entities and Neelkamal Realtors Tower Private Limited, which is a wholly owned subsidiary of DB Realty Limited. Godrej Properties Limited has been appointed as the Development Manager.
The environmental datasheet records the date of commencement as December 2009 and the date of completion as December 2028. The earlier environmental clearance for the site was issued in the name of Neelkamal Realtors Towers, and the current clearance was amended into the name of Godrej Residency Private Limited in April 2025.
The Godrej website shows 30 December 2028, which matches the completion date in the environmental datasheet. The date that binds is the one written into your agreement for sale.
The starting price field on its own page is empty and the structured data lists the price as on request.
carpet for the 4 BHK and 1,674 Sq.Ft. for the 3 BHK.
Loading needs both the RERA carpet area and the saleable area, and Godrej publishes neither.
Not yet. The multiple playcourts are separately described as proposed and subject to sanction from the competent authorities.
We could not verify these independently. Given that this is a redevelopment that commenced in 2009, ask for the title report and the current litigation position in writing, and check the litigation tab on the MahaRERA portal against both registrations.
The figures do not reconcile. The environmental clearance records a total plot area of 19,434.10 square metres, about 4.80 acres.
Godrej defines open spaces as open spaces on the constructed area, including open to sky amenities such as recreational spaces, internal pathways, the swimming pool and the club roof top. It is podium and terrace landscape rather than ground level land.
Godrej material elsewhere describes Tower A as comprising 66 upper floors. The figures do not agree, so ask for the sanctioned floor count for the tower you are buying in.
In the clearance, non-FSI construction is about 19.64 lakh Sq.Ft. against an FSI area of about 11.00 lakh Sq.Ft., so roughly 64 per cent of the total built up area is not counted against the floor space index. That is nearly double the FSI area and the highest share of any Godrej Mumbai project we have catalogued. Non-FSI covers basements, parking, service floors and certain decks, so it is a reminder of how much of the build is not living space.
Godrej publishes a master plan for this project but the floor plans section is empty.
Godrej Avenue Eleven Latest Updates
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18 Jun 2026Half yearly compliance report publishedThe post monitoring report was published on the project page under the file name One M, recording a project cost of about 2,111 crore rupees.
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19 Jan 2026Regulator site visit conductedThe regional office recorded 19 January 2026 as the site visit date for the October 2025 to March 2026 monitoring report.
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16 Apr 2025Environmental clearance amendedAmendment SIA/MH/INFRA2/504711/2024 was granted, this time in the name of Godrej Residency Private Limited rather than Neelkamal Realtors Towers.
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30 Aug 2023Clubhouse approval applied forGodrej states it applied to the Executive Engineer and Municipal Commissioner at MCGM on 30 August 2023 for approval of the clubhouse. The approval has not been recorded as granted.
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11 Sep 2017First environmental clearance grantedClearance SEIAA-2017/CR-51/Esst was issued for the redevelopment on plot C.S. No. 1906 of Byculla Division at M. A. Road.
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01 Dec 2009Construction commencement date recordedThe environmental datasheet records December 2009 as the date of commencement for this redevelopment, under the earlier clearance issued to Neelkamal Realtors Towers.
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