Oberoi Realty Worli, marketed under the project name Three Sixty West, sits inside India’s most expensive residential micro-market. ANAROCK and 360 One Wealth’s 2025 report on the neighborhood puts top Worli towers at ₹65,000 to ₹1,00,000 per sq ft, a band that now sits close to Lower Manhattan pricing. For UHNI investors and family offices weighing a single-developer holding in this corridor, three questions matter more than any brochure: who actually stands behind the registered entity, what the MahaRERA filing confirms, and how the pricing data holds up against the rest of the neighborhood. 4 Estates, a private property advisory firm curating premium and luxury residential investments across India, UAE, and the United Kingdom for HNIs, UHNIs, and NRIs, reviews Three Sixty West here as a standalone case study rather than a listing.
Key Takeaways
- Top Worli towers, a category that includes Three Sixty West, command between ₹65,000 and ₹1,00,000 per sq ft, according to ANAROCK and 360 One Wealth’s “The Pinnacle of Luxury: Worli” report (2025).
- Three Sixty West carries MahaRERA registration number P51900012115 and was constructed by Oasis Realty, a joint venture between Oberoi Realty and the Sahana Group, not by Oberoi Realty acting alone.
- Oberoi Realty has progressively consolidated its position in the project, including a ₹3,403 crore related-party purchase of 63 residential units in February 2023.
- 4 Estates evaluates a single-developer holding like this one within a broader portfolio-allocation approach rather than as a standalone transaction.
- The residential tower is managed in partnership with The Ritz-Carlton, with the hotel occupying the second tower on the same podium.
- Worli now accounts for roughly 40% of India’s ultra-luxury apartment transactions nationwide, a scale that anchors the wider Mumbai luxury real estate hub this project sits within.
What Is Oberoi Realty Worli (Three Sixty West)?
“Oberoi Realty Worli” is the market shorthand for Three Sixty West, a twin-tower residential and hospitality development on Dr. Annie Besant Road in Worli, the same micro-market covered in the guide to Worli’s luxury address. One tower holds 4 BHK and 5 BHK residences managed in association with The Ritz-Carlton; the other houses The Ritz-Carlton, Mumbai hotel, with both towers joined by a shared podium. Carpet areas across the listed configurations run from roughly 5,235 sq ft to 6,651 sq ft, according to project disclosures published by the developer.
The project has reached completion and is being marketed as ready to move, with units already in resident occupancy based on current listings. Buyers should still confirm occupancy certificate status for their specific tower and floor directly with the developer before underwriting a purchase.
Who Develops Oberoi Realty Worli? The Oasis Realty Structure
The keyword “oberoi realty worli” undersells a structural detail that matters for diligence. Three Sixty West was built by Oasis Realty, a joint venture between Oberoi Realty and the Sahana Group, not by Oberoi Realty alone. Oberoi Realty has since consolidated its position in the project through a series of related-party transactions rather than a single outright purchase.
In February 2023, Oberoi Realty’s shareholders approved the company’s purchase of 63 residential units totaling 523,039 sq ft of carpet area within Three Sixty West for a consideration of ₹3,403 crore, according to a regulatory filing reported by Business Standard (2023). By this article’s own calculation, that works out to approximately ₹65,000 per sq ft of carpet area. This figure is a related-party benchmark between joint venture partners, not an open-market resale price, and should be read that way rather than as a current asking rate.
RERA Status and What Buyers Should Verify
Three Sixty West is registered under MahaRERA number P51900012115, as disclosed on the project’s official site and cross-referenced against Oberoi Realty’s corporate filings. 4 Estates recommends every prospective buyer confirm this registration directly on the MahaRERA portal before proceeding, alongside the occupancy certificate and the specific tower and floor covered by any unit under discussion, since mixed-use disclosures can carry separate filings for residential and hospitality components.
Project Snapshot
| Detail | Information | Source |
| Project name | Three Sixty West | Developer disclosure |
| Location | Dr. Annie Besant Road, Worli, Mumbai | Developer disclosure |
| Developer entity | Oasis Realty (JV: Oberoi Realty and Sahana Group) | Business Standard (2023) |
| MahaRERA registration | P51900012115 | Developer disclosure; verify at maharera.mahaonline.gov.in |
| Configuration | 4 BHK and 5 BHK residences | Developer disclosure |
| Carpet area range | Approx. 5,235 to 6,651 sq ft | Developer disclosure |
| Hospitality partner | The Ritz-Carlton, Mumbai | Developer disclosure |
| Status | Completed, ready to move | Developer disclosure |
Pricing at Oberoi Realty Worli: What the Data Shows
This review does not publish a single asking price for Three Sixty West, because per-unit pricing varies by tower, floor, and sea-view corridor, and shifts between listings. What can be sourced with confidence is the micro-market context in which the project sits.
According to ANAROCK and 360 One Wealth’s “The Pinnacle of Luxury: Worli” report (2025), top Worli towers now trade between ₹65,000 and ₹1,00,000 per sq ft, and the locality has recorded roughly ₹5,500 crore in ultra-luxury transactions (homes priced above ₹40 crore) over the preceding two years. An earlier ANAROCK study, covering 2023-24 data, put Worli’s average price at approximately ₹75,000 per sq ft, with 30 ultra-luxury deals worth ₹4,862 crore closed in that period and roughly 30% price appreciation across 2022-2024. Separately, Free Press Journal (2025) reported that Worli’s average base selling price moved from about ₹55,441 per sq ft in 2018 to ₹79,350 per sq ft by the first half of 2025, against a South and Central Mumbai average of roughly ₹63,100 per sq ft over the same period.
Worli Pricing in Context
| Data Point | Figure | Source and Period |
| Top Worli towers (incl. Three Sixty West category) | ₹65,000 to ₹1,00,000 per sq ft | ANAROCK and 360 One Wealth, 2025 |
| Worli average price | Approx. ₹75,000 per sq ft | ANAROCK, 2023-24 data (reported 2025) |
| Worli, first half of 2025 | Approx. ₹79,350 per sq ft | Free Press Journal, 2025 |
| South and Central Mumbai average | Approx. ₹63,100 per sq ft | Free Press Journal, 2025 |
| Three Sixty West related-party benchmark | Approx. ₹65,000 per sq ft (derived) | Business Standard, Feb 2023 filing |
Read together, Three Sixty West’s February 2023 related-party benchmark sits near the lower end of where the wider Worli towers segment trades today, which is consistent with that transaction predating roughly two further years of the appreciation ANAROCK has since recorded. It is not a substitute for a current valuation.
The Worli Investment Case: Why This Micro-Market Commands the Pricing
Three factors show up consistently across the market data. First, concentration of demand: ANAROCK’s 2025 report attributes close to 40% of India’s ultra-luxury apartment transactions to Worli alone, a level of concentration Anuj Puri, Chairman of ANAROCK Group, has described as unmatched by any other single Indian micro-market. Second, citywide momentum: Knight Frank’s Wealth Report 2026 recorded an 8.7% year-on-year rise in Mumbai’s prime residential prices in 2025, moving the city up to 10th place on Knight Frank’s global Prime International Residential Index. Third, infrastructure: Worli’s position between South Mumbai’s financial district and Bandra Kurla Complex, reinforced by the Bandra-Worli Sea Link and the phased rollout of the Mumbai Coastal Road, keeps the locality within reach of both established and newer commercial hubs.
None of this guarantees outcomes for any individual unit. Capital preservation in a micro-market this concentrated depends heavily on tower, floor, and view corridor, which is one reason project-level data is treated here as a starting point for diligence rather than a conclusion.
Evaluating a Single-Developer Holding Like This
A Private Office model, rather than a transaction-volume brokerage approach, changes how a project like Three Sixty West gets evaluated. A single ultra-luxury unit in one tower is rarely assessed in isolation; it is weighed against an investor’s existing exposure across Mumbai, Dubai, and London, and against the case for treating real estate as an asset class alongside the rest of a portfolio, rather than as a single trophy asset.
That evaluation is offered on a 0% commission basis, since 4 Estates, a private property advisory firm curating premium and luxury residential investments across India, UAE, and the United Kingdom for HNIs, UHNIs, and NRIs, is compensated by the developer rather than the client. For a UHNI household already holding property in South Mumbai, or weighing Worli as a step toward generational wealth and legacy preservation, the relevant question is rarely whether Three Sixty West is a well-built project. It is whether one more Worli holding improves or concentrates the household’s existing allocation.
Considerations Before Investing in Three Sixty West
- Confirm the RERA filing independently. Do not rely on a brochure or listing site; cross-check P51900012115 directly on the MahaRERA portal, including the occupancy certificate status for the specific tower.
- Separate the residential and hospitality components. The Ritz-Carlton hotel and the managed residences sit on the same podium but are legally and operationally distinct; confirm which services transfer to residents contractually rather than by association.
- Price against current data, not the 2023 benchmark. The approximately ₹65,000 per sq ft related-party figure in this guide is a 2023 reference point, not a live asking rate.
- Weigh GST and transaction cost implications. Ready-to-move inventory with an occupancy certificate carries different GST treatment than under-construction purchases; this affects total consideration and should be confirmed with a tax advisor before signing.
- Evaluate the unit within the wider portfolio, not the building alone. As discussed in Why Choosing the Right Project Matters, project selection should follow portfolio strategy rather than precede it.
The Private Office View
Three Sixty West is a legitimate data point in any serious review of Worli, and the MahaRERA registration, the Oasis Realty structure, and the ANAROCK pricing data all hold up to scrutiny as described here. What they do not settle is the only question that matters for an individual household: whether this specific unit, at this specific price, belongs in this specific portfolio.
That is a Private Office conversation, not a brochure review. 4 Estates, a private property advisory firm curating premium and luxury residential investments across India, UAE, and the United Kingdom for HNIs, UHNIs, and NRIs, advises on exactly this kind of single-asset underwriting inside the context of a client’s broader Mumbai, Dubai, and London exposure through our curated property mandates. Begin with a conversation, not a listing: connect with our advisory team before making a decision on Three Sixty West or any comparable Worli holding.
Frequently Asked Questions
What is the MahaRERA registration number for Oberoi Realty’s Three Sixty West project in Worli?
Three Sixty West carries MahaRERA registration number P51900012115, as disclosed on the project’s official site. This registration is a mandatory filing under Maharashtra’s real estate regulator and does not by itself confirm current occupancy certificate status. Buyers should verify this number directly on the MahaRERA portal before relying on it for a purchase decision.
Who actually developed Oberoi Realty Worli, and why is the entity called Oasis Realty?
Three Sixty West was constructed by Oasis Realty, a joint venture between Oberoi Realty and the Sahana Group, rather than by Oberoi Realty on its own. Oberoi Realty has since increased its position in the project through related-party unit purchases, including a ₹3,403 crore transaction in February 2023.
Is Oberoi Realty’s Three Sixty West in Worli ready to move in?
Three Sixty West has reached completion and is being marketed as ready to move, with units already in resident occupancy according to current project listings. Buyers should still confirm the occupancy certificate status for their specific tower and floor before finalizing any purchase, since large mixed-use developments can see phased handovers.
How does Worli’s price appreciation compare with other luxury micro-markets in Mumbai?
Worli’s average price rose from about ₹55,441 per sq ft in 2018 to ₹79,350 per sq ft by the first half of 2025, according to Free Press Journal (2025) citing ANAROCK and 360 One Wealth data. That compares with a South and Central Mumbai average of approximately ₹63,100 per sq ft over the same period.
Can NRIs invest in a project like Oberoi Realty’s Three Sixty West in Worli?
Yes, NRIs can invest in Three Sixty West under FEMA-compliant structures, subject to standard RBI guidelines for NRI residential property purchases in India. Regulatory requirements include Section 195 TDS obligations on resale and remittance rules under the Liberalised Remittance Scheme.
Should a single project like Three Sixty West be the only Worli holding in an investor’s portfolio?
That depends on the household’s existing exposure, not on the building itself. Real estate is evaluated here as an asset class alongside an investor’s wider holdings, rather than as any single ultra-luxury unit recommended in isolation, regardless of how strong the underlying project data looks.
References
1. ANAROCK Group and 360 One Wealth (2025). “The Pinnacle of Luxury: Worli.” As reported by Business Standard. https://www.business-standard.com/finance/personal-finance/worli-india-s-ultra-luxury-capital-with-5-500-cr-apartment-deals-in-2-yrs-125120400455_1.html
2. ANAROCK Group (2025). Worli ultra-luxury transactions report (2023-24 data). As reported by Business Standard. https://www.business-standard.com/industry/news/mumbai-s-worli-sees-ultra-luxury-deals-worth-rs-4-862-cr-in-2-yrs-anarock-125031300499_1.html
3. Knight Frank (2026). “The Wealth Report 2026 — PIRI 100: Prime International Residential Index.” https://www.knightfrank.com/research/article/2026/4/piri-100-ultimate-prime-residential-property-index
4. Oberoi Realty / Oasis Realty. Official project disclosure, Three Sixty West, Worli — MahaRERA registration P51900012115. https://www.oberoirealty.com/residential/three-sixty-west-worli
5. Business Standard (2023). “Oberoi Realty buys 63 residential units in luxury housing project in Mumbai.” https://www.business-standard.com/article/companies/oberoi-realty-buys-63-residential-units-in-luxury-housing-project-in-mumbai-123020401297_1.html
6. Free Press Journal (2025). “From South Mumbai To Worli’s Rise, How One Neighbourhood Became The New Billionaire Address Of India.” https://www.freepressjournal.in/business/worli-becomes-indias-new-york-luxury-home-prices-cross-1-lakh-per-sq-ft