Godrej Vistas, Vikhroli East Mumbai
Godrej Vistas is a twin tower residential development at Pirojshanagar in Vikhroli East, Mumbai, offering 2, 3 and 4 BHK apartments with mangrove and hill views, a sky lounge bridging the towers and easy access to the Eastern Express Highway.
It is an under-construction project offering 2, 3 and 4 BHK homes from ₹3.30 Cr, with possession due in November 2029. Its RERA registration number is P51800055142.
Godrej Vistas Overview
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About Godrej Vistas
Godrej Vistas stands at Pirojshanagar in Vikhroli East, on the strip of Mumbai between the Eastern Express Highway and the Thane creek mangroves. The site sits inside the Godrej group historic Vikhroli estate, land the family has held for generations and has been steadily opening up to housing and offices over the past decade.
The building is the point. Two slim towers rise side by side and are joined near the top by a bridge that carries a sky lounge, so the pair reads as a single portal frame against the sky. It is an unusual silhouette for this part of the city and it gives the upper floors two very different outlooks: the mangroves and the creek on one side, the hills of the national park on the other. The dual outlook is what the marketing is built around.
Amenities are arranged in three named tiers. A Community Courtyard at the base carries the pool, the gym, the cafe, a mini theatre and the childrens play area. A Sports Arcade adds squash and badminton courts, a cricket net and a turf. Higher up, the Panoramic Portal puts a jogging track, a yoga lawn, an organic farming garden, a star-gazing deck, a bird-watching deck and an art corner where the views are.
One thing here works differently from most Godrej projects and buyers should understand it before anything else. Godrej Properties Limited is not the developer of Godrej Vistas. It has been appointed as the Development Manager. The Owner-Promoter, the party a buyer actually contracts with, is Godrej and Boyce Manufacturing Company Limited – the engineering and manufacturing company that owns the Vikhroli land – and the contractor, Godrej Construction, is a division of that same company. Both are Godrej. They are not the same company, and the agreement for sale will say so.
Godrej Vistas Price List
Godrej Vistas prices start at ₹3.3 Cr for the 2 BHK and go up to ₹7.72 Cr for the 4 BHK.
| Home type | Size (saleable) | Usable (carpet) | Price | Availability |
|---|---|---|---|---|
| 2 BHK | Carpet 781 to 853 Sq.Ft. per portals | — | ₹3.30 Cr Onwards | Available |
| 3 BHK | Carpet 985 to 1,410 Sq.Ft. per portals | — | ₹5.55 Cr Onwards | Available |
| 4 BHK | Carpet 1,801 to 1,962 Sq.Ft. per portals | — | ₹7.72 Cr Onwards | 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 Vistas Review: Is It a Good Buy?
Godrej Vistas is a good-looking building on land the Godrej family has owned for generations, three quarters built, in a pocket of Mumbai that has quietly become central. On those terms it is a serious proposition and the twin tower form will age better than most of what goes up on this highway.
Three things should shape how you approach it.
First, know who you are buying from. Godrej Properties is the Development Manager on this project. The Owner-Promoter is Godrej and Boyce Manufacturing Company Limited, and Godrej Construction is a division of that company. All Godrej, all reputable, but not the same balance sheet as the listed developer whose name is on most of the marketing. Read the agreement for sale and see which entity carries the delay liability.
Second, price the configurations against each other. Using portal carpet areas against Godrej own declared prices, the 2 BHK and the 4 BHK both land around 42,000 to 43,000 rupees per square foot of carpet. The 3 BHK lands near 56,300. That is roughly a third more for every square foot you own, on the exact configuration the campaign is built around. It may be justified by the dual outlook, the floor, the deck.
Third, read the payment plan properly. Pay 20 per cent now and nothing till OC is an attractive line and the deferral is real. But the big instalment is triggered by the application for the occupation certificate, not the grant of it, and the offer as published carries an expiry date that does not exist on any calendar. Both are things to pin down in writing.
Our view: worth seeing, and the build stage is reassuring. But this is the one project in this Godrej batch where the counterparty question matters as much as the flat. Get the promoter structure, the RERA carpet area, the payment triggers and the litigation position from the MahaRERA portal all in front of you before you pay a booking amount.
Pros 7
- Godrej declares base prices for all three configurations rather than leaving everything on request
- The twin tower and sky bridge form is genuinely distinctive and gives upper floors a mangrove outlook on one side and a hill outlook on the other
- The site sits inside the Godrej Vikhroli estate with Godrej Memorial Hospital, Udayachal School and the Eastern Express Highway all close by
- Amenities are unusually varied for a two tower project, from an infinity edge pool and sky lounge to an organic farming garden, a bird watching deck and a star gazing deck
- Godrej states plainly in its own project documents that Godrej Properties is only the Development Manager and names the Owner-Promoter, which many developers would leave vague
- The payment offer defers three quarters of the price until the occupation certificate stage, which reduces the amount at risk during construction
- Both the 2 BHK and the 4 BHK work out at a similar rate per square foot of carpet on portal areas, so the entry and the top of the range are priced consistently
Cons 7
- Godrej Properties is the Development Manager, not the developer – the Owner-Promoter you contract with is Godrej and Boyce Manufacturing Company Limited, and the contractor is a division of that same company rather than the listed real estate business
- On portal carpet areas set against Godrej declared prices, the 3 BHK works out at roughly 56,300 rupees per square foot of carpet against about 42,300 for the 2 BHK and 42,900 for the 4 BHK – the configuration the marketing pushes hardest is the one that costs about a third more per square foot you actually own
- No half yearly environmental compliance report is published on this project page, unlike every other Godrej Mumbai project we have catalogued, so plot area, floor space index, unit counts, parking and tree numbers cannot be checked against a filing
- Two portals give materially different land areas for the same site, about 1.92 acres against about 3 acres – on the smaller figure the density works out at roughly 195 homes per acre
- The published payment offer states an expiry of 31 September 2026. September has thirty days, so the printed expiry is not a real calendar date and should be confirmed in writing before anyone relies on it
- The 75 per cent instalment falls due on application for the occupation certificate, not on its grant – an application can precede the certificate by months, so nothing till OC is not quite what it sounds like
- The views the project is named for come with an explicit disclaimer that they may vary by unit and are not warranted to continue, and the private deck and cross ventilated layout are both marked as applying to limited units only
See the site master plan and unit-wise floor plans, sent instantly to your phone.
Godrej Vistas Amenities
Godrej Vistas lists 25 amenities, including sky lounge, infinity edge pool, jacuzzi, gymnasium and protein bar.
Godrej Vistas Location & Connectivity
Nearby Places
- Eastern Express Highway
- Vikhroli Railway Station
- Metro Line 4 corridor along the Eastern Express Highway
- Jogeshwari Vikhroli Link Road
- Eastern Freeway
- Ghatkopar Mankhurd Link Road
- Chhatrapati Shivaji Maharaj International Airport
- Udayachal High School
- Orchid International School, Vikhroli East
- Hiranandani Foundation School, Powai
- Godrej Memorial Hospital
- Dr. L. H. Hiranandani Hospital, Powai
- Fortis Hospital, Mulund
- Godrej IT Park
- Powai business district
- Bandra Kurla Complex
- R City Mall, Ghatkopar
- Phoenix Marketcity, Kurla
- D-Mart, Kanjurmarg
- Vikhroli Mangroves
- Vihar Lake
- Taj at The Trees
- Vikhroli Social and Starbucks
- The Westin, Powai
- 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
- Godrej Properties is the Development Manager here, not the developer. The Owner-Promoter named in the project documents is Godrej and Boyce Manufacturing Company Limited, and Godrej Construction is a division of that same company
- No half yearly environmental compliance report is published on this project page, unlike the other Godrej Mumbai projects we have catalogued, so plot area, floor space index, unit counts and tree numbers cannot be checked against a filing
- The mangrove and hill views the project is named for carry an explicit disclaimer – the developer states the views may vary by unit and does not warrant that any view will continue after the date of publication
- The private deck and the cross-ventilated layout are both marked as applying to limited units only
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About Godrej Properties
Two Godrej companies sit behind this project and the distinction matters.
Godrej and Boyce Manufacturing Company Limited is the Owner-Promoter. It is the group original engineering business, founded in the nineteenth century, and it owns the large Vikhroli land holding on which Pirojshanagar and this project sit. Godrej Construction is a division of the same company. Under the project documents, this is the entity that develops and delivers the homes.
Godrej Properties Limited is the listed real estate company most buyers associate with the brand. Here it has been appointed as Development Manager by the Owner-Promoter. A development management appointment typically covers design direction, sales and project oversight for a fee, rather than ownership of the land or the balance sheet risk of the build.
For a buyer this is not a warning so much as a fact to get straight. Read the agreement for sale to see which entity gives which warranty, who is liable for delay, and who the RERA promoter obligations sit with. The brand on the hoarding and the counterparty on your contract are related companies, not identical ones.
Godrej Vistas 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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Resident Reviews
★ Write a ReviewGodrej Vistas FAQs
The Owner-Promoter is Godrej and Boyce Manufacturing Company Limited. Godrej Properties Limited has been appointed as the Development Manager for the project by that Owner-Promoter, and Godrej Construction is a division of Godrej and Boyce. Both are Godrej group companies but they are not the same entity, so check which one carries which obligation in your agreement for sale.
The project is registered with MahaRERA under registration number P51800055142. A single registration covers the development.
Godrej publishes 3.30 crore onwards for the 2 BHK, 5.55 crore onwards for the 3 BHK and 7.72 crore onwards for the 4 BHK. Those are base figures before stamp duty, registration, GST, floor rise, parking, club charges and other add-ons.
On portal carpet areas set against Godrej declared prices, the 2 BHK works out around 42,300 rupees per Sq.Ft. of carpet and the 4 BHK around 42,900. The 3 BHK works out around 56,300 - roughly a third more per square foot you actually own, on the configuration the marketing pushes hardest.
for the 2 BHK, 985 to 1,410 Sq.Ft. for the 3 BHK and 1,801 to 1,962 Sq.Ft. for the 4 BHK. Those are not developer figures.
Loading needs both the RERA carpet area and the saleable area, and Godrej publishes neither.
As published: 5 per cent at booking, a further 5 per cent within 30 days, execution of the agreement for sale with stamp duty and registration within 50 days of booking, then the balance 10 per cent of agreement value after the agreement is registered. The next 75 per cent falls due on the application for the occupation certificate, and the remaining 5 per cent on intimation of possession. Note that the trigger is the application for the certificate, not its grant.
The published terms give an expiry of 31 September 2026 with a publication date of 13 July 2026. September has thirty days, so the printed expiry is not a real calendar date.
The Godrej website shows 30 November 2029. The date that binds is the one written into your agreement for sale.
Available on request.
One portal gives 7,763.06 square metres, about 1.92 acres, and another gives about 3 acres. On the smaller figure and the 375 unit count, density works out at roughly 195 homes per acre.
No. The developer states that the views may vary depending on the actual unit selected and that it does not represent or warrant the continuance of any view for any period after the date of publication. If the view is what you are paying for, see the actual flat at the actual floor before booking.
No. The private deck and the cross ventilated layout are both marked in the project material as applying to limited units only.
None is published on the project page. Godrej publishes half yearly environmental compliance reports for its other Mumbai projects, which is where plot area, floor space index, parking counts and tree numbers can normally be checked. For this project that cross-check is not available.
We could not verify that independently. The MahaRERA portal publishes a litigation tab for each registration, so check it against registration P51800055142 and ask the developer directly before booking.
No floor plans are published in the developer material and the plans field on the Godrej project page is empty.
Godrej Vistas Latest Updates
-
13 Jul 2026Twenty by eighty payment offer publishedGodrej published a construction linked payment offer under which 20 per cent of the agreement value falls due up to agreement execution and 75 per cent on application for the occupation certificate, with the final 5 per cent on intimation of possession.
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