Mahindra BeaconHill · Mahalaxmi (Byculla), South Mumbai
Mahindra BeaconHill is Mahindra Lifespace Developers’ flagship return to South Mumbai — a standalone 58-storey ultra-premium residential tower set on 1.68 acres (6,938.18 sq.m. per the MahaRERA filing) at the eastern edge of the Mahalaxmi Racecourse, on the corner of Mohammad Shahid Marg, Meghraj Sethi Marg, Madhavrao Gangan Marg and Red Cross Lane. The site is in MCGM’s Ward E (Byculla, Pin 400011) but the project is marketed and positioned as a Mahalaxmi address — the Racecourse open-space buffer sits directly to the west of the plot, with sea, skyline and Worli vistas visible from the upper floors. The project comprises 198 expansive residences across 3 BHK, 3.5 BHK and 4 BHK formats, plus 1 non-residential unit per the MahaRERA Summary of Apartments — total 199 units. GDV at full sell-through is ₹1,650 crore per the developer’s 06 May 2026 announcement, implying an average ticket of ~₹8.33 crore per residence.
The tower will rise across 60 sanctioned floors (basement + stilt + podium + service + 46 habitable habitable floors, excluding the terrace) per the MahaRERA Building Details, with construction currently at “CC issued upto plinth level” status. The 58-storey marketing claim and the 60-floor sanctioned plan reconcile once basement and service floors are netted out. Permissible BUA is 33,305.23 sq.m.; sanctioned BUA for this registration is 33,182.76 sq.m. Site boundaries include an 18.30 m wide Morland Road on the east, 11.50 m wide Madhav Rao Gangan Street on the west, 18.30 m wide Meghraj Sethi Marg on the south, and 12.20 m wide Red Cross Street on the north — giving the tower 4-side road access, which is structurally favourable for ventilation, drop-off discipline and resale.
RERA & legal status
MahaRERA registration is PM1170002600357, approved on 06 May 2026 at 2:00 PM. MCGM file reference is P-28919/2025/(1863)/E Ward/BYCULLA/CC/1/New, with the CC / NA Order issued on 24 April 2026 in the joint names of Livingstones Infra Pvt Ltd and Mahindra Lifespace Developers Ltd — reflecting the joint-development structure. The MahaRERA filing discloses no project-level litigation and no financial encumbrance. Project funds collection runs through an HDFC Bank separate account in compliance with the RERA Section 4(2)(D) escrow requirement. The architect of record is B N Shah & Associates, the engineer is K C Shah Designs LLP, and the Chartered Accountant is Ms. Kunal A Mody & Co. The proposed date of completion is 31 December 2031 — a ~5.5-year construction horizon from launch.
Joint-development structure
The land is owned by Livingstones Infra Private Limited (classified as “Legal Entity / Other” in the MahaRERA Promoter Landowner section) under a Revenue & Area Share agreement with Mahindra Lifespace Developers Limited. The CC was issued jointly to both entities. Mahindra Lifespaces is the developer (promoter); Livingstones Infra is the landowner. The economic split — what fraction of the saleable inventory or sale proceeds accrues to each party — has not been publicly disclosed. This is a standard JDA structure for South Mumbai luxury inventory, but buyers should ask about the area + revenue allocation between the parties before transacting, since it can affect post-handover obligations and warranty exposure.
Master plan and amenity envelope
The 32,000+ sq.ft amenity deck centres on a signature rooftop lounge with panoramic city + sea + Racecourse vistas, plus a first-of-its-kind simulated golf studio and simulated bicycle experience — both unusual in the Mumbai ultra-luxury segment. Standard premium amenities are present: swimming pool with sun-deck, modern gymnasium, fitness centre, yoga studio, spa, banquet hall, private lounge, co-working space, children’s play area, crèche, indoor games room, library, meditation zone, landscaped gardens, jogging track and a multi-purpose court. Each residence comes with private decks designed to maximise natural light, cross-ventilation and skyline framing. Services include concierge, valet parking and 24x7 CCTV-monitored security; the building is positioned as a Green Building per Mahindra Lifespaces’ portfolio-wide Net Zero commitment from 2030 onward.
Who it’s for
BeaconHill targets the South Mumbai ultra-luxury end-user buyer: senior executives at the Worli / Lower Parel / BKC / Nariman Point financial cluster, founders and family offices seeking a second-home or principal-residence in a low-density tower (198 units across 46 habitable floors = ~4.3 units per habitable floor), and NRI / international buyers wanting a Mahalaxmi-grade address backed by the Mahindra brand. The 3 BHK entry tier at ~₹6.5–7.8 Cr is positioned aggressively against ageing Mahalaxmi inventory (Piramal Mahalaxmi, Lodha Bellevue, 7 Mahalaxmi); the 4 BHK Premium tier at ~₹11–13 Cr competes directly with Godrej Avenue Eleven and lower-tier Lokhandwala Minerva stock. Pre-sales velocity will track the broader Mumbai luxury cycle (5–8% annual appreciation per Property Butler April 2026) and Mahindra Lifespaces’ FY27 launch programme (the company plans ₹10,000 Cr of GDV launches in FY27 against pre-sales guidance of ₹4,500–5,000 Cr).
| Configuration | Size | Price | Availability |
|---|---|---|---|
| 3 BHK | ~1,000–1,150 sq.ft (carpet) · ~1,650–1,900 sq.ft (RERA built-up basis) | ₹6.50–7.80 Cr (indicative, not developer-disclosed) | Check → |
| 3.5 BHK | ~1,200–1,350 sq.ft (carpet) · ~1,950–2,200 sq.ft (RERA built-up basis) | ₹7.80–9.20 Cr (indicative, not developer-disclosed) | Check → |
| 4 BHK | ~1,400–1,650 sq.ft (carpet) · ~2,300–2,700 sq.ft (RERA built-up basis) | ₹9.20–11.50 Cr (indicative, not developer-disclosed) | Check → |
| 4 BHK (Higher Floor / Racecourse-Facing) | ~1,500–1,700 sq.ft (carpet) · premium-view inventory | ₹11.50–13.50 Cr (indicative, not developer-disclosed) | Check → |
GST & Other Charges
When purchasing at Mahindra BeaconHill in Mahalaxmi, 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.
BeaconHill is Mahindra’s credible ultra-luxury comeback to South Mumbai: 1.68 acres, 58-storey standalone, 198 residences, MahaRERA-approved 06 May 2026, GDV ₹1,650 Cr (~₹8.33 Cr avg ticket). Strong setup — Racecourse-adjacent, 4-side road access, Mahalaxmi Metro live, brand pedigree, simulated golf + rooftop lounge. Honest watch-outs: postal address is Byculla / Pin 400011 (not pure Mahalaxmi); land is JDA with Livingstones Infra; per-typology pricing not yet published (every number here is GDV-implied indicative); ~5.5-year build to 31 Dec 2031; only CC-upto-plinth at registration; one non-residential unit included.
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Directly east of the Mahalaxmi Racecourse — permanent open-view buffer to the west
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Standalone tower on 1.68 acres — rare low-density format in this Mumbai sub-market
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MahaRERA-approved 06 May 2026 (PM1170002600357) with HDFC escrow compliance
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4-side road access — Morland, Madhav Rao Gangan, Meghraj Sethi, Red Cross Street
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Mahalaxmi Metro on Aqua Line (Line 3) now operational — baseline, not upside
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Walk / short drive to Worli, Lower Parel, Nariman Point, BKC via Coastal Road
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Mahindra Lifespaces — listed, ESG-led, FY26 PAT ₹298 Cr, net-cash balance sheet
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32,000+ sq.ft amenity envelope including simulated golf and signature rooftop lounge
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Low density — 198 residences across 46 habitable floors (~4.3 per floor)
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Implied entry price ~₹6.5 Cr is competitive vs Piramal Mahalaxmi and Lodha Bellevue
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Postal address is Byculla West / Pin 400011 — marketed as Mahalaxmi but technically Ward E Byculla
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Joint development with Livingstones Infra Pvt Ltd — revenue + area split not disclosed
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Per-typology pricing not publicly disclosed — every number here is GDV-implied indicative
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Proposed completion 31 Dec 2031 — ~5.5-year capital lock-in from May 2026
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MahaRERA Project Type is “Mixed” (199 = 198 residential + 1 non-residential) — verify the non-residential unit
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CC issued only upto plinth level at registration — very early-stage build
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Mumbai stamp duty + registration ~6% plus 5% GST during under-construction phase
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Only 696 sqm of recreational open space disclosed per RERA — modest for the unit count
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Peak-hour traffic at Saat Rasta / Jacob Circle / Mahalaxmi Junction is genuinely heavy
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No public per-sqft benchmark from developer until pre-launch cost sheet is released
| Stage | Payment (%) | Due When | GST Applicable |
|---|---|---|---|
| On Booking | 10% | On booking | + GST (5%) |
| On Allotment | 10% | On allotment | + GST (5%) |
| Instalments | 77.5% | As per instalment schedule | + GST (5%) per instalment |
| On Possession – Sale Value | 2.5% | On offer of possession | + GST (5%) |
| On Possession – Other Charges | 100% | 100% of other charges | + GST (18% on applicable items) |
Interested? Talk to our advisor about this plan.
The MahaRERA-disclosed project site is at the corner of Mohammad Shahid Marg, Meghraj Sethi Marg, Madhavrao Gangan Marg and Red Cross Lane, Byculla, Ward E, Mumbai City – Pin 400011. Latitude / longitude is 18.97428, 72.82614 — immediately east of the Mahalaxmi Racecourse. Mahindra markets it as a Mahalaxmi address; the postal pin is technically Byculla West. Mahalaxmi Metro Station (Aqua Line) is ~600–800 m away.
The MahaRERA-disclosed proposed completion date is 31 December 2031. This is the legally binding milestone. CC is currently issued upto plinth level only (per the MahaRERA Building Details), so the project is at very early construction stage as of May 2026 — a ~5.5-year build horizon.
Yes — MahaRERA registration PM1170002600357, approved on 06 May 2026 at 2:00 PM. The MCGM file reference is P-28919/2025/(1863)/E Ward/BYCULLA/CC/1/New, with the CC / NA Order issued on 24 April 2026 in the joint names of Livingstones Infra Pvt Ltd & Mahindra Lifespace Developers Ltd. Project escrow is held with HDFC Bank (Nariman Point branch, IFSC HDFC0000001). No litigation or financial encumbrance is disclosed.
Per the MahaRERA Summary of Apartments: 198 residential apartments (3, 3.5 and 4 BHK formats) plus 1 non-residential unit = 199 total. The Project Type is recorded as “Mixed”. Mahindra’s 06 May 2026 press release confirms 198 expansive residences in 3, 3.5 and 4 BHK configurations. The single non-residential unit is most likely ground-floor commercial / retail or amenity space — buyers should verify with the developer.
Mahindra has not published per-typology pricing as of the launch announcement. GDV at full sell-through is ₹1,650 Cr (developer-stated), implying an average ticket of ~₹8.33 Cr per residence. Indicative bands reconciled against Mahalaxmi micro-market benchmarks (₹52,600–64,000 per sq.ft per Property Butler April 2026; ₹61,800 average per Sobha Q1 2026) and the GDV arithmetic: 3 BHK ~₹6.5–7.8 Cr, 3.5 BHK ~₹7.8–9.2 Cr, 4 BHK ~₹9.2–11.5 Cr, premium-view 4 BHK ~₹11.5–13.5 Cr. Request the official cost sheet for binding numbers.
The MahaRERA Building Details show 60 sanctioned floors (basement + stilt + podium + service + 46 habitable floors, excluding terrace), with 199 total apartments. Mahindra’s press release describes this as a “58-storey architectural landmark” — consistent once basement and service floors are netted out. Density is ~4.3 units per habitable floor — genuinely low for a Mumbai high-rise.
Livingstones Infra Private Limited is the Promoter Landowner under a Revenue & Area Share joint development agreement with Mahindra Lifespace Developers Limited. The CC / NA Order dated 24 April 2026 was issued jointly to both entities. Mahindra Lifespaces is the developer (promoter); Livingstones Infra is the landowner. The economic split between the two parties has not been publicly disclosed.
Mahindra’s press release confirms 32,000+ sq.ft of curated amenities, anchored by a signature rooftop lounge with city + sea + Racecourse views and a first-of-its-kind simulated golf studio and simulated bicycle experience. Standard premium amenities: swimming pool with deck, gymnasium, spa, banquet hall, private lounge, co-working space, children’s play area, crèche, indoor games, library, meditation zone, landscaped gardens, jogging track, multi-purpose court, concierge, valet, 24x7 security, EV charging, green-building design.
Per the MahaRERA Project Professionals section: Architect is B N Shah & Associates; Engineer is K C Shah Designs LLP; Chartered Accountant is Ms. Kunal A Mody & Co. All three are MahaRERA-registered professionals associated with the project from inception.
Per the Property Butler April 2026 corridor guide: Mahalaxmi runs at ₹52,600–64,000 per sq.ft and is appreciating 5–8% annually, vs Lower Parel at ₹41,800–45,700 per sq.ft (recently corrected -0.8%) and Worli at ~₹65,800 per sq.ft average. Mahalaxmi’s premium reflects Racecourse open-space buffer, scarcer land parcels, and a more residential (less commercial) character. Sobha’s Q1 2026 analysis tracks Mahalaxmi at ₹61,800 per sq.ft average and 24% cumulative 5-year growth.
Mahalaxmi Metro Station on Aqua Line (Line 3) is now operational, linking BKC–Worli–Mahalaxmi–Acharya Atre Chowk–Cuffe Parade — the station is ~600–800 metres from the site. This is materially different from earlier Mahalaxmi luxury launches that priced metro as future upside; for BeaconHill, metro is baseline infrastructure and a walking-distance feature. Mahalaxmi Suburban Railway (Western Line) is ~1 km away.
Beyond the sale value: Maharashtra stamp duty (~6% on agreement value, including 1% Metro Cess); registration (1%, capped at ₹30,000); 5% GST on under-construction sale value collected with each instalment (no input tax credit available on ITC-restricted housing); maintenance corpus and sinking fund at handover (typically ₹100–200 per sq.ft of carpet for ultra-luxury Mumbai); society formation and Khata transfer charges; and any statutory MCGM levies. Payment-plan structure has not been formally announced — standard Mumbai ultra-luxury is 20:30:30:20 construction-linked.
