Godrej Varanya – 2 & 3 BHK Apartments at Kharghar, Navi Mumbai
Godrej Varanya is a high-rise apartment community by Godrej Properties at Sector 5A, Kharghar, Navi Mumbai, with 2 and 3 BHK homes close to the upcoming Navi Mumbai airport.
It is a new launch project offering 2 & 3 BHK homes from ₹2.29 Cr, with possession due in Phase 1 – 31 December 2032 | Phase 2 – 30 June 2034 (as per MahaRERA). Its RERA registration number is PM1271012502343 (Phase 1) & PM1271012502176 (Phase 2).
Godrej Varanya Overview
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About Godrej Varanya
Godrej Varanya occupies an amalgamated three-plot parcel at Sector 5A, Kharghar, on the western flank of the Kharghar node where the built-up sectors give way to the hills. The site sits within short reach of both the Harbour Line railway station and the Belapur–Pendhar metro, which is unusual for a parcel of this size and largely explains its positioning.
The development is being delivered in two registered phases under separate MahaRERA numbers, with five towers in the first and a sixth in the second. Both phases draw on a single approved layout and share the recreational open space, so buyers are purchasing into one community rather than two adjacent projects, but the filed completion dates differ by eighteen months.
Design intent leans on the setting. The towers are oriented to take in the Kharghar Hills to the east and the Panvel Creek and mangrove belt to the west, and the marketing leads with deck-equipped homes and framed views rather than with unit counts. Amenities are concentrated in a clubhouse and a raised podium, a common response to a compact urban parcel where ground-level open space is limited.
Kharghar itself is a CIDCO-planned node, which means sector-based layout, wide roads and a large public park and golf course already in place rather than promised. Unit sizes, the full amenity schedule and the phase-wise RERA particulars are set out in the structured sections above.
Godrej Varanya Price List
Godrej Varanya prices start at ₹2.29 Cr for the 2 BHK.
| Home type | Size (saleable) | Usable (carpet) | Price | Availability |
|---|---|---|---|---|
| 2 BHK | Carpet area as per Agreement for Sale | — | ₹2.29 Cr Onwards | Available |
| 3 BHK | Carpet area as per Agreement for Sale | — | Price on Request | Available |
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 Varanya Review: Is It a Good Buy?
Varanya is a location-led proposition. A site with a railway station and a metro station both inside half a kilometre, an operational international airport under five kilometres away, and the Kharghar Hills immediately behind it is a genuinely strong address, and Godrej has filed both phases cleanly with full documentation and no encumbrance.
The reservations are about time and density. Nine hundred-odd units on six and a half acres is a dense scheme, and the amenity programme sits largely on a podium because the ground plane cannot carry it. More materially, the filed completion dates are December 2032 and June 2034 — six and eight years out from registration. Buyers are underwriting a long construction period on a developer whose large phased projects have historically run to the back of their timelines.
NAINA, BKC 2.0, the Kharghar Coastal Road and the Kharghar–Turbhe Link Road are all presented as near-certain, and the developer’s own footnotes concede it cannot predict their timing. The airport is real and delivered; the rest is not yet. Price the location on the station, the metro and the airport, and treat the corporate park as optionality.
Suited to a buyer with a long horizon who wants a branded, well-documented purchase in a planned node with working civic infrastructure, and who values transit access over a large private plot. Less suited to anyone needing possession this decade, or to investors expecting quick appreciation in a micro-market with substantial existing supply. Before booking, ask for the carpet area against the quoted price, the phase and tower your unit sits in, and the three MahaRERA complaint orders.
Pros 9
- Both phases MahaRERA registered before launch, with complete document sets filed.
- Railway station and metro station both within roughly half a kilometre.
- Navi Mumbai International Airport is about 4.5 km away and now operational.
- CIDCO-planned node with Central Park and golf course already built, not promised.
- Listed developer with a strong balance sheet and lender familiarity.
- Clubhouse and podium allocation is generous for a compact urban parcel.
- Hill and creek outlook on a site that backs onto the Kharghar Hills.
- No litigation and no financial encumbrance declared on either phase.
- Sion–Panvel Highway access without fronting directly onto it.
Cons 7
- Completion filed as December 2032 for Phase 1 and June 2034 for Phase 2 a long wait.
- Three MahaRERA complaints already recorded across the two phases, all orders approved.
- Registered land areas for the two phases total less than the approved layout area.
- 911 units on 6.54 acres is a dense scheme; podium amenities carry the shortfall in ground space.
- Phase 2 was registered before Phase 1 despite covering the later tower.
- BKC 2.0, the coastal road and the Turbhe link road are all proposed, not sanctioned-and-built.
- Kharghar resale supply is deep, which caps near-term appreciation against new launches.
See the site master plan and unit-wise floor plans, sent instantly to your phone.
Godrej Varanya Amenities
Godrej Varanya lists 12 amenities, including grand clubhouse (50,000 sq.ft.), open podium spaces (52,000 sq.ft.), indoor temperature-controlled swimming pool, spa and multipurpose sports court.
Godrej Varanya Location & Connectivity
Godrej Varanya is in Plot 17, 18 & 19, Sector 5A, Kharghar – Panvel, Navi Mumbai. Kharghar railway station, Harbour Line is 0.5 km away; Utsav Chowk metro station, Belapur–Pendhar line is 0.5 km away; Navi Mumbai International Airport is 4.5 km away. For daily life, the nearest hospital is MITR Hospital (1 km), the nearest school is Bharati Vidyapeeth College of Engineering (0.5 km) and the nearest supermarket is Little World Mall (1.5 km). Distances are approximate road distances.
Nearby Places
- Kharghar railway station, Harbour Line 0.5 km
- Utsav Chowk metro station, Belapur–Pendhar line 0.5 km
- Sion–Panvel Highway the Sector 5A approach Adjoins
- Navi Mumbai International Airport 4.5 km
- Bharati Vidyapeeth College of Engineering 0.5 km
- National Institute of Fashion Technology, Kharghar 0.7 km
- VIBGYOR High School, Sector 15 3 km
- DY Patil Deemed to be University, Nerul 4.5 km
- MITR Hospital, Sector 5 1 km
- Medicover Hospitals, Sector 10 3 km
- Tata Memorial Hospital (ACTREC), Sector 22 5.5 km
- Little World Mall, Sector 2 1.5 km
- Nexus Seawoods, Nerul 6 km
- CIDCO International Corporate Park (BKC 2.0) proposed, within Kharghar
- Vishwaroop IT Park, Vashi 10 km
- Kharghar Central Park 3.5 km
- Kharghar Valley Golf Course 4 km
- Kharghar Hills and Pandavkada Waterfall on the eastern edge of the node
Kharghar, Mumbai
A CIDCO-planned Navi Mumbai node with hills, a golf course and both rail and metro on tap
About Godrej Properties
Godrej Properties Limited is the real-estate arm of the Godrej group, a business that traces its origins to 1897 and has operated across consumer goods, appliances, agriculture and chemicals for more than a century. The property company is listed on both Indian exchanges and is among the largest developers in the country by sales value.
Its operating model leans heavily on joint ventures and development-management agreements with landowners rather than outright land banking, which lets it run a wide project pipeline across the Mumbai Metropolitan Region, Pune, the NCR and Bengaluru. In Navi Mumbai and the Panvel belt it has been an active buyer of CIDCO-allotted plots.
The brand carries genuine weight with buyers and lenders, and its filings are typically complete and well-documented, as both Varanya phases are. Against that, delivery timelines on large phased projects have historically run long, and the company’s scale means individual project execution varies by region and by partner.
Godrej Varanya Payment Plan
You pay in stages as the building goes up, so the full price is not due on day one. Each instalment falls due only when the developer finishes a construction stage, and the exact schedule is written into your agreement for sale.
- 1At booking
Pay the booking amount, then sign and register the agreement for sale. Stamp duty and registration are paid at this stage.
- 2During construction
Instalments are linked to stages such as the foundation and each floor slab. With a home loan, the bank pays these stages directly to the developer.
- 3At possession (Phase 1 – 31 December 2032 | Phase 2 – 30 June 2034 (as per MahaRERA))
The last instalment is paid when the building is complete, along with maintenance deposit and other one-time charges.
Godrej Varanya 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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More About Godrej Varanya
Two Phases, Two Registrations — What Buyers Should Check
Varanya is registered as two separate MahaRERA projects on one approved layout. Phase 1 (PM1271012502343) covers Towers 1 to 5 and 741 units, with completion filed for 31 December 2032. Phase 2 (PM1271012502176) covers Tower 6 and 170 units, with completion filed for 30 June 2034.
The distinction matters because RERA obligations, including the completion date you can enforce, attach to the phase your unit sits in, not to the project as a whole. A buyer told “possession 2034” may in fact be buying into Phase 1, which carries an earlier filed date, or the reverse. Confirm in writing which registration number and which tower your allotment falls under before paying.
Two further points from the filings. Phase 2 was registered on 23 January 2026, ahead of Phase 1 on 12 February 2026, despite covering the later completion. And the land areas registered against the two phases — 45,063 Sq.Ft. and 211,080 Sq.Ft. — total roughly 256,143 Sq.Ft. against an approved layout of 285,005 Sq.Ft..
Mixed-Use Classification and the 46 Non-Residential Units
MahaRERA classifies both phases as Mixed rather than Residential. The filings record 28 non-residential units in Phase 1, concentrated in Towers 4 and 5, and 18 in Phase 2’s Tower 6 — 46 in total against 865 residential apartments.
The brochure makes no reference to a commercial component. Non-residential units in a residential tower typically mean ground-level retail or office space, which can be convenient but also brings footfall, servicing traffic and separate access arrangements. Buyers in Towers 4, 5 and 6 in particular should ask where these units sit within the building and what use is permitted.
Reading the Brochure’s Infrastructure Claims
Four upcoming projects carry the growth argument: NAINA City, CIDCO’s International Corporate Park marketed as BKC 2.0, the Kharghar Coastal Road and the Kharghar–Turbhe Link Road. The developer’s own footnotes state that these are proposed by government authorities and that it cannot predict the timing or actual provisioning of any of them.
Navi Mumbai International Airport is the exception and is operational. That is the one piece of the story a buyer can price today. The corporate park, the coastal road and the link road are worth treating as optionality rather than as committed value, and the claim that the Turbhe link will cut a 40-minute journey to 10 minutes is a projection for a road that has not been built.
How Distances on This Page Were Measured
The developer’s brochure publishes connectivity as drive times recorded on Google Maps at 6 am, a time chosen when Navi Mumbai roads are close to empty. Those figures are not representative of a normal journey and cannot be compared against other projects.
The distances in the connectivity section above are therefore derived independently, measured from the project’s RERA-filed coordinates (19.028522 N, 73.055699 E) to each geolocated landmark, and rounded to the nearest half kilometre. They are approximate road distances, not drive times. Because the coordinates come from the statutory filing rather than an estimate, they are more reliable than the site position used on most listings.
Resident Reviews
★ Write a ReviewGodrej Varanya FAQs
Godrej Varanya is a MahaRERA-registered residential development by Godrej Properties at Plot 17, 18 and 19, Sector 5A, Kharghar, Navi Mumbai. It comprises six towers of 25 floors each holding 911 units in 2 and 3 BHK configurations, on an approved layout of 285,005 Sq.Ft., roughly 6.54 acres.
Pricing starts at Rs 2.29 Cr for 2 BHK homes, with 3 BHK pricing on request.
Yes, under two separate MahaRERA registrations. Phase 1 is PM1271012502343, registered on 12 February 2026, and Phase 2 is PM1271012502176, registered on 23 January 2026. Both are Active.
The two phases carry different filed completion dates. Phase 1, covering Towers 1 to 5, is filed for 31 December 2032. Phase 2, covering Tower 6, is filed for 30 June 2034. Your enforceable date is the one attached to the phase your unit sits in, so confirm the tower and registration number in writing.
911 in total across six towers. Phase 1 holds 741 units across Towers 1 to 5, and Phase 2 holds 170 in Tower 6. Of these, 865 are residential and 46 are recorded as non-residential in the MahaRERA filings.
Approximately 4.5 km, measured from the project’s RERA-filed coordinates. Kharghar railway station on the Harbour Line and Utsav Chowk metro station are both around half a kilometre away, which is the stronger day-to-day connectivity advantage.
The scheme centres on a clubhouse of about 50,000 Sq.Ft., and open podium spaces of about 52,000 Sq.Ft.. Featured amenities include an indoor temperature-controlled swimming pool, a spa, a multipurpose sports court and a tropical garden, with homes designed around decks and hill or creek views.
The MahaRERA records show two complaints against Phase 1 and one against Phase 2, and all three are marked Order Approved. Neither phase declares any litigation or financial encumbrance. Buyers can request copies of the complaint orders from the developer or view them on the MahaRERA portal.
Godrej Properties Limited, CIN L74120MH1985PLC035308, a listed company and the real-estate arm of the Godrej group. It is named as the promoter on both MahaRERA registrations, and the commencement certificates are issued in its name.
The location case is strong: a railway station and a metro station within half a kilometre, an operational international airport under five kilometres away, and a planned CIDCO node with existing civic infrastructure. The reservations are the long construction period running to 2032 and 2034, a dense 911-unit scheme on 6.54 acres, and deep existing resale supply in Kharghar. It suits long-horizon buyers rather than short-cycle investors.
Confirm the registration number and tower covered by your allotment, the carpet area against the quoted price, where the non-residential units sit within your tower, the three MahaRERA complaint orders, and the payment schedule against the filed completion date for your phase.
Godrej Varanya Latest Updates
-
12 Feb 2026Phase 1 registered with MahaRERAPhase 1 (Towers 1 to 5, 741 units) registered as PM1271012502343 with completion filed for 31 December 2032. Phase 2 had been registered earlier, on 23 January 2026, as PM1271012502176.
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