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PropTech Radar - 15th August 2025, Your Fortnightly Insight into the world of PropTech

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Latest Market Tends

Hariom Pathak

<p>The Reserve Bank of India has launched the bidding process for constructing its new central office building in Mumbai's Nariman Point, with an estimated project cost of ₹1,586 crore. The building will be developed on premium land acquired from Mumbai Metro Rail Corporation Ltd. (MMRCL) for ₹3,472 crore in 2025, marking one of Mumbai's largest government-to-government real estate transactions.</p><h2>Project Details and Bidding Process</h2><p>The RBI's Premises Department has issued tender documents for the 'Development of New Central Office Building for Reserve Bank of India at Nariman Point, Mumbai.' The project will be executed on a Design and Build basis through a two-stage, two-envelope techno-commercial bidding process.</p><p>Construction agencies empanelled with the central bank are invited to submit bids for developing a modern office complex in one of India's most prestigious business districts. The tender specifies a construction period of 60 months, including monsoon seasons.</p><p>Interested bidders must provide an earnest money deposit of ₹31.72 crore, while the successful contractor will need to furnish performance security equivalent to 5% of the accepted contract value. The bidding process requires agencies to submit multiple architectural concept designs in the first stage before financial bids are evaluated.</p><h2>Nariman Point Plot Specifications</h2><p>The new RBI office tower will be constructed on a 4.2-acre land parcel acquired from MMRCL, representing one of the last large contiguous land parcels available in Mumbai's central business district. The site offers development potential of nearly 1.6 million square feet, including rehabilitation components.</p><p>MMRCL had initially set the plot's reserve price at approximately ₹5,173 crore. In October 2024, the corporation floated global bids to monetize the land through long-term lease arrangements. The RBI expressed purchase interest in November 2024, with the transaction finalized in September 2025 for ₹3,472 crore.</p><p>The plot previously housed offices of various political parties, including the undivided Nationalist Congress Party (NCP), which have since been relocated to Ballard Estate. The site was vacated to facilitate construction of the Vidhan Bhavan metro station.</p><h2>Nariman Point's Commercial Significance</h2><p>Developed through land reclamation in the 1970s, Nariman Point has long served as Mumbai's premier commercial district, hosting headquarters of leading financial institutions, multinational corporations, law firms, and government agencies.</p><p>Although newer business hubs like Bandra-Kurla Complex have emerged over the past two decades, Nariman Point maintains strategic importance due to its concentration of financial and regulatory institutions. The RBI's investment reinforces the district's continued significance in India's financial landscape.</p>

RBI Seeks Bids for ₹1,586-Crore Mumbai Headquarters at Nariman Point

Azim khan

## Mumbai Office Leasing Climbs 33% in First Half of 2026

Mumbai registered gross office leasing of 7.3 million square feet during the first half of 2026, marking a 33% rise compared to the same period the previous year. A recent market analysis highlighted that this figure represents one of the city’s strongest half-year performances, largely driven by sizable institutional deals along with solid demand from global capability centers, banking and financial services companies, and third-party IT and IT-enabled services tenants.

During the same period, new office completions dropped by 30% year-on-year, reaching 1.6 million square feet. Overall office inventory in Mumbai increased by 3% to 173.8 million square feet.

## Declining Vacancy and Rents

Office vacancy levels decreased by 205 basis points, falling to 15.6% during H1 2026. This reduction was supported by rising leasing volumes and a slower pace of new supply entering the market.

The average transacted rent rose slightly by 0.5% year-on-year, reaching ₹130 per square foot per month. In the previous year, the average stood at ₹125 per square foot per month.

## Key Tenant Segments

Global capability centers represented 46% of all office leasing activity in Mumbai during the first half of 2026, a significant jump from 11% a year earlier. Domestic-facing companies contributed 45% of transaction volume.

Flexible workspace operators accounted for 6% of leasing, while third-party IT services made up 4%.

## Leading Office Submarkets

SBD Central emerged as Mumbai’s top office district, representing 46% of total leasing, with Powai as a major contributor. SBD West followed with 20%, and the peripheral business district accounted for 14%. Combined, these three areas made up nearly 80% of all office transactions.

BKC and off-BKC represented 16% of leasing activity, Central Mumbai contributed 9%, and the CBD and off-CBD areas accounted for 3%.

## Rental Ranges by Submarket

Among business districts, BKC and off-BKC recorded the highest rental values, ranging from ₹237 to ₹446 per square foot per month. The CBD and off-CBD followed with rents between ₹200 and ₹279, while Central Mumbai posted a range of ₹195 to ₹279.

SBD Central saw rents between ₹130 and ₹232 per square foot per month, and SBD West ranged from ₹102 to ₹195.

Mumbai Office Leasing Climbs 33% in First Half of 2026

## Sales and Launches Show Modest Growth
Sales of residential units in Mumbai reached 47,355 during the first half of 2026, marking a one per cent increase compared to the same period last year. Concurrently, new project launches saw stronger growth, rising eight per cent year-on-year to 49,161 units. Data indicates that new supply additions have been broadly aligned with underlying end-user demand.

## Inventory and Pricing Trends
Total unsold housing inventory across the city declined by four per cent, standing at 157,410 units at the end of June 2026. The average residential price rose four per cent to ₹14,948 per square foot. Analysts note that while price growth has moderated from previous highs, values continue to firm up, supported by redevelopment activity, increased construction costs, and sustained demand for larger homes.

## Market Composition by Price Segment
A shift in market composition is evident. The share of homes priced below ₹50 lakh declined to 36 per cent of total sales, down from 40 per cent a year earlier. Conversely, higher-price segments expanded their market share. Properties priced between ₹1 crore and ₹2 crore accounted for 22 per cent of sales, while the ₹2 crore to ₹5 crore segment contributed 13 per cent. Homes in the ₹50 lakh to ₹1 crore bracket made up 24 per cent of transactions.

## Geographic Performance and Inventory
Geographically, the **Peripheral Central Suburbs** were the largest market by sales volume, capturing 23 per cent of all transactions. They were followed closely by the **Peripheral Western Suburbs** (21 per cent) and **Navi Mumbai** (20 per cent). Combined, these three micro-markets represented nearly two-thirds of city-wide sales.
On the supply side, **Navi Mumbai** led new launches with a 21 per cent share, ahead of the Peripheral Western Suburbs (19 per cent) and Peripheral Central Suburbs (18 per cent).

## Unsold Inventory Analysis by Price and Location
An analysis of unsold stock reveals varied trends across price categories:
- Inventory for homes below ₹50 lakh fell six per cent to 69,724 units.
- Stock in the ₹50 lakh-₹1 crore segment dropped 10 per cent to 32,728 units.
- The ₹1 crore-₹2 crore category saw a six per cent decline to 35,404 units.
- However, unsold inventory in the ₹2 crore-₹5 crore segment increased by 22 per cent to 13,200 units.

This higher-tier segment also shows relatively stronger absorption, with a quarters-to-sell metric of just 4.4 quarters. In contrast, properties priced above ₹10 crore continue to experience longer selling cycles, particularly in South Mumbai.

## Micro-Market Inventory and Absorption Rates
By location, **Thane** holds the highest volume of unsold stock at 36,116 units, followed by the **Western Suburbs** (37,412 units), **Navi Mumbai** (34,837 units), and the **Central Suburbs** (28,046 units).
The **quarters-to-sell** metric, which estimates the time required to liquidate existing inventory, varies significantly:
- **Peripheral Central Suburbs**: 1.0 quarter
- **Peripheral Western Suburbs**: 1.6 quarters
- **Thane**: 17.4 quarters
- **Central Mumbai**: 16.2 quarters
- **South Mumbai**: 15.1 quarters

## Notable Price Appreciation
Over the past twelve months, several locations recorded notable price increases. **Panvel** led with a nine per cent rise, followed by **Borivali** at seven per cent. **Kharghar**, **Andheri**, and **Bandra West** each saw prices increase by six per cent.

Mumbai Residential Sales Edge Up 1%, Inventory Declines in First Half of 2026

A Shiv Sena politician and real estate developer, Shankar Kumar Jha, is evading authorities after the Thane Sessions Court rejected his anticipatory bail request. Jha faces allegations of cheating homebuyers out of ₹7.24 crore. Following the court's decision, the investigation has been transferred to the Economic Offences Wing. The defendant’s current location is unknown.

According to a complaint filed by Santosh Samal, the majority partner in Aristone Builders, Jha is accused of collecting payments directly from homebuyers without notifying his business partners. He allegedly diverted the majority of the funds instead of depositing them into the company's account.

Jha joined Aristone Builders in February 2023, holding a 36 per cent stake. Brijesh Singh held 24 per cent, while Samal retained a 50 per cent controlling share. The firm launched the Hyde Park residential project in Navghar in 2024. Jha, having gained the trust of his partners, was put in charge of managing bookings. The company used a current account with a private bank for all project-related transactions.

The alleged fraud was discovered when Samal identified inconsistencies in the company's financial records. Upon contacting buyers, many reported paying amounts significantly higher than those recorded in the firm's books.

The complaint states that Jha collected approximately ₹7.24 crore in cash and cheques from 37 flat buyers. Only a small fraction of this sum was deposited into the company's bank account. He is accused of misrepresenting the project as being developed by his own firm, Jha Realities, and distributing brochures that incorrectly used the RERA registration number assigned to Aristone Builders. Furthermore, he allegedly accepted payments without providing receipts or acknowledgements.

After the FIR was registered on July 2, Jha sought anticipatory bail, which was denied by Additional Sessions Judge D.B. Mane on July 9. A senior police inspector confirmed that the case has been handed over to the Economic Offences Wing.

The court’s order also referenced a prior 2022 cheating case filed at Kharghar police station. In that instance, Jha was accused of defrauding the wife of a retired Indian Navy captain during a property transaction. The complainant alleged that Jha brokered the sale of four shops in Kharghar, registered two of them in his own name in 2014, refused to hand over possession of any properties, and issued threats when confronted.

Jha has been untraceable since the FIR was filed. His social media accounts have shown no activity since July 2, and attempts to contact him via various channels have been unsuccessful.

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RBI Seeks Bids for ₹1,586-Crore Mumbai Headquarters at Nariman Point

Mumbai Office Leasing Climbs 33% in First Half of 2026

Mumbai Residential Sales Edge Up 1%, Inventory Declines in First Half of 2026

Politician-Developer Evades Capture After Bail Denial in ₹7.24 Crore Fraud Case