Cyclical Sales Pattern in Focus

The discussion began when Gaurav Khandelwal from JPMorgan sought clarity on quarterly sales trends. He noted stronger sustenance sales from relatively older projects like Eternia and Enigma, while newer launches such as Jardin and Forestville saw a sequential decline.

Khandelwal asked whether this reflected an expected trend tied to the product life cycle—robust initial uptake followed by a slowdown, then a pickup as completion nears.

Leveraging Launch Curiosity and Construction Milestones

Vikas Oberoi confirmed the cyclical nature of project sales. “There’s huge curiosity around launch,” he said. “People pay a very small down payment, and they know that they will be making the rest of the payment gradually.”

However, once construction reaches 40-50% completion, buyers must make upfront payments matching progress—a shift that naturally cools demand. Oberoi Realty uses this phase transition strategically.

Strategic Sales Throttling Under RERA

Oberoi revealed that the company often slows or halts sales once sufficient units are booked to fully fund construction through RERA-escrowed customer advances.

“We have sold enough, and we have money lying in the project held by RERA,” he stated. “As a strategy, we actually end up slowing down sales… to ensure that I am not selling cheap, and I am not even getting the money in my hand.”

Since early sales lock cash in project-specific accounts without immediate deployability, the firm avoids diluting pricing during mid-construction lulls.

Price Hikes as Possession Nears

As projects near structural completion—typically with all slabs cast and possession 18 months away—Oberoi Realty implements price increases. “We increase the price… that also kind of starts pickling our price in the minds of people that this is what they will have to pay going forward,” Oberoi explained.

Even if volume slows at higher rates, the strategy cements elevated pricing while aligning sales momentum with end-user urgency.

Elysian Tower A: A Case Study in Inventory Holding

Oberoi highlighted Tower A of the Elysian project in Goregaon, where buildings are nearing completion. “We are sitting with money in the bank, there’s no point in selling,” he said. “Ready apartments within Goregaon are selling at a higher price than what we are booking at. So, I see literally a 20% return on my investment if I don’t sell.”

By retaining inventory, Oberoi Realty captures appreciation without triggering RERA cash inflows that cannot be redeployed.

Mastering RERA’s Constraints

Oberoi described the regulatory framework as creating a structural disincentive for early monetization. “This part of how RERA plays out is a disadvantage for us to sell early,” he noted, adding that leveraging project cyclicality remains “probably the best bet.”

Also Read: Oberoi Realty Ltd signs 18 acre Thane land deal

The post Vikas Oberoi Reveals Oberoi Realty’s Profit Playbook appeared first on Square Feat India.

The new tower is part of the larger Elysian project, which promises elevated urban living within the well-established Oberoi Garden City. The project offers a mix of luxurious 3 and 4-BHK residences, with carpet areas ranging from 2,009 to 3,430 sq. ft. The apartments have been designed to maximize space, natural light, and comfort, reflecting Oberoi Realty’s design-first approach.

Oberoi Garden City, spread across nearly 80 acres, is a landmark integrated township in Goregaon that brings together premium residences, Grade-A commercial spaces at International Business Park, luxury retail at Oberoi Mall, global education at Oberoi International School, and five-star hospitality via The Westin Mumbai Garden City. The project is inspired by the principles of New Urbanism, offering seamless connectivity, a ready social infrastructure, and a self-sustained lifestyle ecosystem.

Commenting on the launch, Vikas Oberoi, Chairman and Managing Director of Oberoi Realty Limited, said,

“We are truly delighted by the overwhelming response to the launch of Elysian Tower D. This success not only reflects the enduring strength of the Oberoi Realty brand but also validates our vision of creating integrated urban developments that redefine luxury living.”

He added that the strong sales in Towers A, B, and C, and now Tower D, underscore the growing trust in the company’s developments and the appeal of Oberoi Garden City as a destination.

Elysian Tower D will also offer a host of curated amenities including landscaped gardens, a grand entrance lobby, and expansive recreational spaces—further enhancing the quality of life for residents.

The success of this launch further cements Oberoi Realty’s position as a key player in shaping Mumbai’s luxury real estate market, particularly in the high-demand Goregaon micro-market.

Also Read: Oberoi Realty appoints Sameep Pathak as Chief Executive Officer-Mall

The post Oberoi Realty Clocks Rs 970 Crore in Bookings for New Goregaon Tower appeared first on Square Feat India.

Sameep comes with over two decades of experience in the retail, real estate and entertainment industry and has contributed significantly to the customer experience thereby bringing exclusive luxury brands to the Indian consumer.

Speaking on the announcement, Vikas Oberoi, CMD, Oberoi Realty Ltd. said, “Sameep’s rich experience and track record of setting up leading retail assets across India will certainly help us thrive in our current endeavours and ensure the success of the strategic roadmap that we have envisioned for our retail businesses. We believe retail spaces have now become community centres and our vision is to develop spaces that will redefine the retail industry by creating unique ambience, offering world class customer experience and exclusive luxury brands.”

Sameep Pathak, CEO-Mall, said, “I am glad to be a part of a leading real estate brand with interests in residential, retail, hospitality, commercial and social infrastructure. In the current operating assets under Oberoi Realty, Oberoi Mall is one of Mumbai’s most popular retail spaces in the western suburbs of Mumbai. I aspire to enhance its customer experience and replicate its success to other geographies as well. My goal is to offer spaces which will provide a comprehensive uplift to the retail industry with an upgraded retail mix, innovative services and superior customer engagement.”

He further adds, “Today, the overall perception of malls has changed from just a shopping destination to giving a holistic bouquet of experiences for customers from an overall recreational perspective.”

Also Read: Oberoi buys Bhandup Land for ₹115 Crore

The post Oberoi Realty appoints Sameep Pathak as Chief Executive Officer-Mall appeared first on Square Feat India.

By Varun Singh

Mumbai and its real estate has its own charm and the luxury realty market has its special place in the real estate industry.

Worli a place which earlier was known for its seaface and the BDD chawls housing mostly mill workers has developed a niche in the luxury realty market.

Last week a deal was registered in Worli that fetched the builder ₹51 crore.

The deal took place in ultra luxury realty project Three Sixty West located in Worli.

This project has seen several deals that have already made news, including the one where actor Shahid Kapoor had paid ₹55.60 crore for a duplex in the same building way back in 2018.

Coming back to the deal that was registered on November 25, 2021, an apartment on the 30th floor of the building Three Sixty West was sold for ₹51 crore.

According to documents accessed by Squarefeatindia, provided by Zapkey.com, the documentation of the deal was carried out on March 31, 2021, but was registered only last week.

The total area of the apartment measures 699.56 square meters which translates into 7,517 square feet.

The buyers are Umesh Dharnidharka and Nisha Dharnidharka, well known faces of Mumbai’s business circle.

The new buyers will also have access to four car parks in the building. The apartment is located in the tower B of the building that will give the owners an unobstructed view of Mumbai’s sea and the skyline.

A stamp duty of ₹1.53 crore was paid for the registration of the deal.

A detailed message sent to Vikas Oberoi of Oberoi developers seeking his comment on the deal got us no response.

In the recent past several big ticket deals took place in Mumbai here are some of them.

-Jiten Doshi and Hetal Doshi, Jiten a reputed and well known name in the Capital Markets had bought a flat for Rs 61 crore in 33 South, Peddar Road, the per square feet rate was Rs 1.66 lakh. This deal took place in February

-Business tycoon Anurang Jain bought an apartment in Carmichael Residencies in 2020 for Rs 1.56 lakh per square feet

-The Daftary’s bought an apartment in 2020 in Carmichael Residencies for Rs 1.58 lakh per square feet

-The Motilal Oswal Family Trust paid Rs 1.48 lakh per square feet in 33 South, Peddar Road in 2020

-Sadbhav Land Pvt Ltd’s Arjun Betkekar paid Rs 1.13 lakh per square feet for a flat in Carmichael Residencies in January 2021

-A flat in the building Residence, Breach Candy was sold for Rs 1.87 lakh per square feet.

Also Read: Harbhajan sells Mumbai Home for ₹17.58 Cr, that he had bought in 2017 for ₹14.5 Cr but makes only ₹52 lakh profit

The post Worli Flat Sold For ₹51 Crore appeared first on Square Feat India.

By Varun Singh

Oberoi Realty Limited informed the Bombay Stock Exchange that its wholly owned subsidiary has purchased and taken possession of a hotel property in Worli.

The hotel property has been purchased by Evenstar Hotels Private Limited (“Evenstar”), a wholly owned subsidiary of the Company (Oberoi Realty Limited).

The deal was signed for a consideration of Rs 1040 crore. Documents accessed by SquareFeatIndia show that, a stamp duty of Rs 21.96 crore was paid on December 18.

According to documents the area purchased includes 33 storey apartment in tower A, of which built up area is 19,496.91 square meters.

The deal includes, portion of the 4 basement, portion of the ground floor, portion in the podium from 1st to 3rd floor, entire 4th to 32nd floor, portion of 33rd floor, full terrace on sixth floor, entire pocket terrace on 9th and 10th floor, 2 service lifts.

“The hotel property is a 221 key ‘5 Star’ hotel and will be operated and managed under the Ritz-Carlton brand.”

Oberoi Realty Limited To BSE

Prior to the acquisition by Evenstar, the hotel property was owned by Oasis Realty (anassociation of persons), and is part of the project ‘Three Sixty West’ developed by Oasis Realty.

An International Property Consultancy head aware about the deal said, “The deal is an internal transfer between partners.”

A look at the documents shows that, there are several partners in Oasis Realty, one of them is Oberoi too.

The project is a high end premium project. Some of the latest deal in this project includes banker Romesh Sobti, a BJP MLA, top lawyers and other business personalities.

Also Read: Aditya Puri’s Wife & Daughter Buy Flat For Rs 50 Cr

The post Oberoi Realty’s Subsidiary Buys Hotel For Rs 1040 Cr appeared first on Square Feat India.