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Ajmera Boutique Offices, Wadala: Grade A suites of 588 – 1,993 sq. ft. from ₹2.17 Cr* agreement value.
Type
Premium Commercial
Location
Wadala, Mumbai
Towers
2 Iconic Towers
Floors
33
Office Sizes
588 – 1,993 sq. ft.
Starting Price
₹2.17 Cr*
Ajmera Commercial – Highlights
A new landmark for business, growth & success in Wadala:
- Two iconic commercial towers of 33 floors
- Approx. 28,000 sq. ft. floor plates for large, flexible offices
- Premium commercial spaces in a contemporary business environment
- Close to South Mumbai's trade markets: CST about 20–25 min
- Eastern Freeway connectivity towards South Mumbai and the eastern corridor
- Access towards Navi Mumbai via Atal Setu: about 25–35 min
- Convenient for teams and clients, with BKC about 20–30 min
- Metro 4 and Metro 11 terminals at the gate; Atal Setu about 4.4 km away
- Compact boutique Grade A suites of 588 – 1,993 sq. ft., from ₹2.17 Cr*
- The Investment Case
A Risk-Adjusted Commercial Office Opportunity
7.5%
Gross rental yield*
vs BKC 6.72% · Lower Parel 6.20%
12%
Indicative total return p.a.*
Yield + capital appreciation, 5-year hold
17%
Occupier rent saving*
Wadala Grade A vs BKC Grade A
₹15,950 Cr
Ajmera Wadala GDV
44.2 lakh sq. ft. carpet still to be built
Ajmera Commercial – Highlights
- 100 basis-point yield premium over Mumbai's prime CBDs
Gross rental yield and rent by Mumbai office micro-market
| Micro-market | Rent ₹/sq. ft./mo | Gross yield |
|---|---|---|
| Wadala (Grade A, new) | 250 | 7.50% |
| BKC (average) | 280 | 6.72% |
| Chembur | 135 | 6.48% |
| Kurla / Kalina | 130 | 6.24% |
| Lower Parel / Worli | 310 | 6.20% |
| Powai business park | 125 | 5.56% |
Mumbai recorded its strongest-ever first quarter in 2026, with 6.6 million sq. ft. of gross office leasing; H1 reached 7.3 million sq. ft., up 33% year on year.
The location is repricing
MMRDA's Wadala CBD auction, Metro 4 and Metro 11 terminals at the gate and Atal Setu 4.4 km away: Wadala is priced today for a 2028–2032 CBD emergence.
The product is under-supplied
Compact, owner-occupier Grade A suites are the single largest under-served niche in Wadala. 500–1,000 sq. ft. absorbs about 60% of buyer demand and sells 40–50% faster.
The sponsor is invested
Ajmera has held and developed this 100-acre estate since 1980 and delivered 3,400+ homes at 100% sell-through.
Wadala trades at a 25–35% discount to Lower Parel and BKC, while sitting closer to both.
*Indicative estimates based on market data; not a promise or guarantee of returns. See the disclaimer below.
Price List & Floor Plan
Ajmera Boutique Offices: Grade A suites on a typical floor of 28 offices in Tower A. Prices as per the developer’s cost sheet of 11 October 2026.
Starting prices by office size Band I, 6th–14th floor
| Office size sq. ft. | Offices per floor | Agreement value from | All-inclusive from |
|---|---|---|---|
| 588 | 4 | ₹2.17 Cr* | ₹2.79 Cr* |
| 726 | 16 | ₹2.68 Cr* | ₹3.40 Cr* |
| 1,334 | 2 | ||
| 1,367 | 2 | ||
| 1,993 | 4 |
Basic rate by floor band
| Band | Floors | Basic rate ₹ per sq. ft. |
|---|---|---|
| Band I | 6th – 14th | ₹36,900 |
| Band II | 15th – 22nd | |
| Band III | 23rd – 30th |
Typical floor plan Tower A
- 4 × 588 sq. ft.
- 16 × 726 sq. ft.
- 2 × 1,334 sq. ft.
- 2 × 1,367 sq. ft.
- 4 × 1,993 sq. ft.
*Starting price is the agreement value of a 588 sq. ft. office at the Band I basic rate of ₹36,900 per sq. ft. All-inclusive adds stamp duty (6%), registration, GST (12%), development & betterment charges, other charges at ₹900 per sq. ft. and 18% GST on those charges. Prices are subject to change and availability.
Why businesses choose Wadala
Close to South Mumbai Trade Markets
Easy connectivity towards Mumbai's established trading and commercial districts.
Eastern Freeway Connectivity
Efficient road connectivity towards South Mumbai and the eastern corridor.
Connected to Navi Mumbai via Atal Setu
Access towards Navi Mumbai through the Mumbai Trans Harbour Link.
Modern Office Environment
A contemporary commercial address designed for today's businesses.
Convenient for Teams & Clients
A centrally connected location for meetings, staff and client access.
Ajmera Commercial – Gallery
Premium lobby
Modern office environment
Corporate common areas
Twin towers at twilight
Main entrance & podium
Glass façade
Twin towers at twilight
Main entrance & podium
Glass façade
Premium Commercial Towers in Wadala, Mumbai
Two iconic commercial towers of 33 floors bring a new landmark for business, growth and success to Wadala. With floor plates of approximately 25,000 sq. ft., the development is designed around the way modern businesses work, meet and grow.
Wadala sits between Mumbai’s established business districts and its newest growth corridors. South Mumbai’s markets lie to the south via the Eastern Freeway, Dadar and BKC to the west, Sion and Chembur to the north and east, and Atal Setu carries traffic across the harbour to Navi Mumbai.
The project launched on 11th October 2026, the 1st Day of Navratri, with boutique Grade A office suites from 588 to 1,993 sq. ft. Register your interest for the complete price sheet, floor plan and current availability.
About Ajmera Group
Ajmera Group, with over 58 years of expertise, has established itself as a leader in the real estate industry by delivering 100+ projects to more than 48,000 happy families across 6 cities in India and two countries, including the United Kingdom. Known for its pioneering vision and unwavering commitment to quality, the group has played a key role in transforming urban landscapes by blending modern architecture with timeless design. The group’s legacy includes iconic developments such as Bhakti Park, Asia’s largest township at Mira Road, and Mumbai’s first-ever mall multiplex, Citi Mall. Recognized for its trustworthiness and global standards, Ajmera Group has earned its place as one of India’s most reliable real estate brands. Listed on both NSE and BSE, the company continues to push boundaries and redefine luxury living. Ajmera Group is dedicated to creating transformative spaces that set new benchmarks in real estate, enriching lives and inspiring communities along the way.
- About Raymond Realty
Frequently Asked Questions
For Over A Century, The Raymond Name Has Been Synonymous With Trust, Precision, And A Standard Of Quality That Defines Premium Living. Raymond Realty Brings This Rich Heritage To The Real Estate Landscape, Building On The Pillars Of Design Integrity, Craftsmanship, And Complete Transparency. As One Of The Fastest-Growing Real Estate Brands In The MMR Region, We Don’t Just Build Homes; We Create Refined Ecosystems Where Every Detail Is A Signature Of Excellence.
Where is the project located?
In Wadala, Mumbai, at the head of Ajmera’s Bhakti Park estate on the main approach road, with Metro 4 and Metro 11 terminals at the gate and Atal Setu about 4.4 km away. The team will share the exact site address and directions when you enquire.
When did the project launch?
The project launched on 11th October 2026, the 1st day of Navratri. Register to receive the full price list and current availability.
What is the scale of the development?
Two commercial towers of 33 floors. A typical floor of Tower A has 28 boutique office suites.
What office sizes and prices are available?
Office suites of 588, 726, 1,334, 1,367 and 1,993 sq. ft. Prices start at ₹2.17 Cr* agreement value (about ₹2.79 Cr all-inclusive) for a 588 sq. ft. office on the 6th to 14th floors. Submit the enquiry form to unlock the full price list.
How does the price change by floor?
Prices are set in three floor bands: Band I (6th–14th floor) at a basic rate of ₹36,900 per sq. ft., with Band II (15th–22nd) and Band III (23rd–30th) at higher rates. The full band-wise price list opens once you submit the enquiry form.
What charges are payable over the agreement value?
Stamp duty at 6%, registration charges, GST at 12% on the agreement value, development and betterment charges, other charges at ₹900 per sq. ft., and GST at 18% on the development and other charges. The full price list shows every item for each office size.
Can I see the floor plan?
Yes. Share your name and mobile number in the Price List & Floor Plan section to view the typical floor plan of Tower A straight away.
What rental yield can I expect?
Market data presented by the developer indicates a gross rental yield of about 7.5% for new Grade A offices in Wadala, against about 6.72% in BKC and 6.20% in Lower Parel. These are indicative estimates, not guaranteed returns.
How long does it take to reach BKC, South Mumbai and Navi Mumbai?
By car in normal daytime traffic, about 20–30 minutes to BKC, 20–25 minutes to CST and 25–35 minutes to Navi Mumbai via Atal Setu. Peak hours can take longer.
Can I visit the site?
Yes. Choose Book a Site Visit, pick a preferred date and time, and the team will call to confirm.
- Contact Us
Some places are seen. This one is experienced.
- Address: Ajmera Manhattan, Ajmera i-Land, Next to IMAX Big Cinemas, Wadala (E).
- Email: starrealtorsgroup@gmail.com
- Phone: +91 99200 50448
- Phone: +91 99307 21417
- Hours: Mon-Fri 9:00AM - 5:00PM
A connected address near schools, hospitals and colleges, with easy access to Mumbai’s key transport corridors.
Schedule Site Visit
Distances From The Site
Ajmera Wadala Commercial Plot D1, Wadala East, Mumbai 19.030° N, 72.879° E
0.1 km
to the Metro 4 / Monorail terminus at Bhakti Park
4.4 km
to Bandra Kurla Complex
7.5 km
to Mumbai airport (CSMIA)
19.8 km
to Navi Mumbai airport via Atal Setu
Business Districts
Transport Nodes
Suburbs & Satellite Centres
Airports
Every catalyst is funded, under construction, or already open
| Infrastructure project | Status | Commercial impact | Potential capital value uplift |
|---|---|---|---|
| Wadala CBD – MMRDA auction | Auction announced 2025 | Third-CBD narrative crystallises; Grade A absorption accelerates | +15–25% |
| Metro Line 11 – Wadala to BKC and Fort | Under construction, 2026–28 | Direct metro connection into BKC | +15–20% |
| Metro Line 4 & 4A – Wadala to Thane-Gaimukh | Under construction, 2026–28 | Direct access to the eastern-suburbs talent pool | +10–15% |
| Sewri–Worli Elevated Connector | Under construction | Opens the Lower Parel and Worli occupier catchment | +8–12% |
| Navi Mumbai International Airport | Partially operational | Airport-adjacent demand; strong NRI pull | +8–12% |
| GST Bhavan | Under construction | More than 9000 Govt. tax officials expected to work | +15–25% |
| Eastern Waterfront Development | Approval Stage | Robust Maritime Economy | +15–20% |
| Government of India Customs Complex office cum residential | Under Construction | Central Complex for all Customs Officers | +8–12% |
| Atal Setu (MTHL), Sewri terminus | Operational | Navi Mumbai in ~20 minutes | +8–12% realised |
| Eastern Freeway | Operational | Signal-free South Mumbai access in ~15 minutes | Baseline |
M I C R O – M A R K E T T H E S I S
Wadala is becoming Mumbai's Third CBD
Cost arbitrage that pays for itself
BKC occupiers pay ₹280–400/sqft/month. Comparable Grade A here: ₹250 — a 15–20% saving, no commute penalty.
Convergent connectivity, unmatched in Mumbai
Eastern Freeway, Atal Setu, Monorail, and Metro Lines 4 and 11 — both terminating at Bhakti Park, adjoining the estate.
Owner-occupier economics have flipped
A Grade A office here costs 4–6 years of equivalent BKC rent. Post-hybrid, ownership is the dominant choice.
The MMRDA CBD auction is the structural catalyst
The MMRDA land auction institutionalises the Third-CBD narrative — expected to lift commercial values 15–25%.
India's deepest central talent catchment
Dadar, Matunga, Sion, Parel, Sewri and Wadala place roughly 1.5 million residents within a short commute.
“Wadala is the credible Third CBD alongside BKC and Lower Parel by 2030.”
Connectivity
The Goldmine Of Strategic Location
Connectivity
- Eastern Freeway - 1 Min
- Eastern Express Highway - 2 Mins
- Monorail Station - 2 Mins
- BKC Connector - 5 Mins
- Atal Setu - 5 Mins
- International Airport - 20 Mins
Upcoming Infrastructure
- Metro Station Line 4 & 11 - 2 Mins
- Wadala Business District - 2 Mins
- Sewri Worli Connector - 5 Mins
- Orange Gate Tunnel Marine Drive - 7 Mins
- The Eastern Waterfront Project
- The Sewri-Worli Connector
- Government of India Customs Complex
- Wadala Central Business District (CBD) Development
- Integrated Transport Hub (ITH)
Business Hubs
- GST Bhavan - 2 Mins
- Bandra Kurla Complex - 9 Mins
The Mumbai Eastern Waterfront Development
The Mumbai Eastern Waterfront development is a ₹22,000+ crore mega-project transforming a 30-kilometer coastal stretch from Colaba to Wadala into a global maritime, commercial, and recreational hub.
- SPONSOR TRACK RECORD
From land to landmark -45+ years on one estate
One estate, entitled and master-planned by Ajmera since 1980.
1980
100 acres entitled
The foundation of the estate.
1998–2008
Bhakti Park delivered
3,400 homes · 39.6 lakh sq ft carpet · 100% sold.
2009
MCGM layout approval
13 buildings plus amenities sanctioned.
2010–2014
Aeon · Zeon · Treon
646 homes · 13.4 lakh sq ft · 100% sold, all OC received.
2021–2025
Greenfinity C D&AB
Manhattan 3A3B, 4A4B
1,010 homes · 10.6 lakh sq ft · 3A3B 95% sold.
344 homes · CD complete with OC; AB at terrace slab
2026
Wadala Commercial
Twin Grade-A office towers over a retail podium.