National Garage Redevelopment: Key Highlights
- Mumbai’s Tallest Skyscraper: Oberoi Realty is redeveloping the iconic National Garage site on Bhulabhai Desai Road into a 312.13-metre ultra-luxury residential tower.
- Luxury Residential Offerings: The project will feature 37 floors, including full-floor 5-BHK apartments, duplexes, and a penthouse, with three basement levels, podiums, and amenity floors.
- Plot & Construction Details: The development spans a 2,484.13 sq. m plot with 10,137.16 sq. m of construction and a 116.82 sq. m road setback for future widening.
- Joint Development Model: Oberoi Realty acquired most residential units through its subsidiaries, while the commercial ground-floor portions remain with original owners.
- Ultra-Luxury Market Positioning: Pricing is expected to match or surpass Three Sixty West in Worli, reinforcing Mumbai’s trend of transforming iconic commercial sites into skyline-defining high-end residences.
The National Garage building of Mumbai located on Bhulabhai Desai Road near the Haji Ali corner has been torn down to make way for the new building which will be the tallest tower in Mumbai. This building, a landmark in its own right as famous National Garage car showroom, is located between the Heera Panna Shopping Arcade and Cadbury House. The first step of the Oberoi Realty project plan i.e., the excavation and earthmoving work has already been initiated at the site.
After getting the go- ahead a few months back to dig the foundation pit, Oberoi Realty was granted a No Objection Certificate from the Airports Authority of India in October 2023, which means the company can construct the building up to 312.13 metres. Similarly, Man Infra's Aaradhya Avaan project at Tardeo has been given the green light to reach the same height, whereas the Palais Royale tower in Worli, which is India's tallest planned building, has not yet achieved its intended height of 320 metres.
According to market sources, the building will feature:
- Three basement levels
- 11 podium floors and three service floors
- An amenity floor
- Multiple 5-BHK apartments occupying an entire floor each
- At least four duplexes and a penthouse, with duplexes and penthouse spanning two floors each
- A total of 37 floors of ultra-luxury residences
The redevelopment traces back to February-March 2022, when Oberoi Realty entered into a joint development agreement with the owners of the four-floor National Garage building. The ground-floor showroom, famous for dealing in Audi cars for more than 50 years, made the property a city landmark. Oberoi Realty acquired most of the residential units through its subsidiaries and holding companies, with 15 flats purchased by affiliated entities such as Encase Realty, Kingston Hospitality & Developers, Perspective Realty, and Expressions Realty. The commercial portions of the ground floor remain with the original owners, Jagdish and Mayank Merchant.
The project is being developed to be on par with the pricing or even be more expensive than Oberois Three Sixty West residences in Worli. The Worli apartments had been previously sold at over 50 crore, with a few units fetching nearly 80 crore, hence, the National Garage redevelopment is firmly placed in the ultra, luxury sector.
The skyscraper is just one element of a drastic change along the corridor, as the adjacent Cadbury House has also been torn down to make way for luxury residences. Two towers are on the cards for the Cadbury site: a 19, floor building and an eight, floor building. Diamond merchant Dilipkumar Lakhi was the buyer of the property in 2013 for approximately 350 crore. Initially, the site consisted of a Cadbury factory, office, and CEOs bungalow, which were moved away decades ago, due to pollution issues.
Construction has started on the National Garage project, which might change Mumbais skyline completely and also make the area around Bhulabhai Desai Road a more attractive residential location for the ultra, luxury segment. The project is another example of the trend in the city that sees the replacement of the industrial and commercial landmarks with the high, end residential towers that set the skyline.
