Piramal Aranya, Byculla2, 3, 4 & 5 BHK luxury residences beside Rani Baug, South Mumbai
Developer: Piramal Realty · MahaRERA: Avyan P51900003324 · Arav P51900018039 · Ahan P51900020330 · Ahan II P51900051735 · maharera.maharashtra.gov.in
This page is presented by Key2Home.in Properties, MahaRERA-registered real estate agent A011262603915. Image: artist's impression.
Rendition- 2 BHK · 621–762 sq ft carpet₹3.79 Cr*
- 3 BHK · 820–1,092 sq ft₹4.69 Cr*
- 4 BHK · 1,392 sq ft₹8.99 Cr*
- 5 BHK · 1,908 sq ft dual-aspect₹13.09 Cr*
Want the floor plans and the current availability list on your phone?
Send on WhatsAppKnow the project
Four towers, four MahaRERA numbers — here is where each one stands
Most pages lump Piramal Aranya into one listing. It is really four registrations at different stages, and which tower you choose decides whether you move in now or wait.
Avyan
Wing AThe first tower handed over at Aranya. 2, 3 and 4 BHK residences; not part of the current price list.
P51900003324Arav
Wing B · 72 storeysThe tallest tower in Byculla. 3 BHK Rani Baug-view homes and 5 BHK dual-aspect residences on the 52nd floor and above.
P51900018039Ahan
Wing CReady 2 and 3 BHK homes, 670–920 sq ft carpet, with sea or Rani Baug views.
P51900020330Ahan II
Wing C · 95% construction completedThe entry point to Aranya: large 2 BHKs from ₹3.79 Cr*, plus 3 and 4 BHK on higher floors.
P51900051735Verify any tower yourself on maharera.maharashtra.gov.in — search the registration number above.
Rendition · Harbour panoramaFrom the upper floors, the harbour runs the length of the horizon.
Configuration & price
Pick a home. See where its price starts.
Tap a configuration to see its carpet range, the towers it is available in and the all-inclusive starting price — then send it straight to WhatsApp for the exact cost sheet.
* All-inclusive starting prices as of November 2026. The exact figure depends on tower, floor and view, and availability changes daily — ask for the current cost sheet before you decide.
Price sheet & floor plans
Get the price sheet and unit plans
- Current availability by tower and view
- Floor plans for Arav, Ahan and Ahan II
- The exact cost sheet for the home you shortlist
- A private visit to the show residences at Rani Baug
The residences
Homes planned around two views
Rani Baug's tree canopy lies to the west, the Eastern Harbour to the east. The layouts are drawn so that light, air and at least one of those views reach the rooms you actually live in.
- 1Dual-aspect residencesSelect homes open on two sides, garden and harbour, for cross-ventilation through the day.
- 2Floor-to-floor height up to 3.6 m*Taller rooms in select residences, with full-height glazing.
- 3L-shaped corner windows*Master bedrooms wrap the corner, with laminated wooden flooring underfoot.
- 4Vastu-compliant, with decksEvery layout follows Vastu, and living rooms extend onto spacious decks.
* In select residences, per the developer's brochure. Ahan II large 2 BHKs add butterfly layouts and a store room.
Rendition · Harbour view
Rendition · Rani Baug view
In South Mumbai, a view of trees is rarer than a view of the sea.Rani Baug · 60 acres of botanical garden
Rest. Retreat. Restore.
40+ amenities across more than 1 lakh sq ft
Spread over the ground level, a podium and a clubhouse — plus amenities reserved for each tower's own residents.
Rendition · Family pool
Rendition · Fitness centre
Rendition · Yoga lawn
Rendition · Reading lounge
Rendition · Recreational groundThe address
Byculla East, between the garden and the harbour
ES Patanwala Marg, next to Rani Baug, with site access from three directions. Road distances below are from the developer's brochure (Google Maps).
What is changing around it
The Eastern Freeway already gives Byculla a signal-free run towards the eastern suburbs, and the Mumbai Trans Harbour Link (Atal Setu) lands a few kilometres away at Sewri, opening the route to Navi Mumbai and its new airport.
The eastern waterfront plan
Mumbai Port Trust's draft plan proposes redeveloping about 966 hectares of port land along this shore, with a large share kept as open space. It is a proposal, with government timelines — treat it as upside, not a promise.
Source: draft report by Mumbai Port Trust, as cited in the developer's brochure.
Who built it
Piramal Realty, with a global design team
Piramal Realty is the real estate arm of the Piramal Group. At Aranya it has already handed over Avyan and Arav — delivery you can walk through before you buy.
Before you decide
Three things to weigh
East-facing homes look over the Eastern Harbour and docks, not the open Arabian Sea. Many buyers prefer the Rani Baug side — see both before choosing.
The approach roads are busy at peak hours and the streetscape outside the gate is mixed. Visit once on a weekday evening, not only on a Sunday.
Construction is about 95% complete, but it is not ready to occupy. If you need to move in now, look at Arav or Ahan, which have their Occupation Certificates. The project land is mortgaged to a bank, so ask for the NOC for your unit — a standard step.
Site visit
See the views from the actual floors
- Walk a ready residence in Arav or Ahan
- Compare the Rani Baug side and the harbour side in person
- Weekday and weekend slots, by appointment
Questions buyers ask
Piramal Aranya, Byculla — FAQ
Prices start at ₹3.79 Cr* all-inclusive for a 2 BHK. 3 BHK homes start at ₹4.69 Cr*, 4 BHK at ₹8.99 Cr* and 5 BHK at ₹13.09 Cr*, as of November 2026.
2 BHK homes range from 621 to 762 sq ft carpet and start at ₹3.79 Cr* all-inclusive. They are available in Ahan II (under construction) and in Ahan, which has its Occupation Certificate.
3 BHK homes run from 820 to 1,092 sq ft carpet and start at ₹4.69 Cr* all-inclusive, across Ahan II, Ahan and Arav. The price rises with size, floor and view.
Avyan is delivered, and Arav and Ahan have received their Occupation Certificates. Ahan II is under construction, with about 95% of construction completed.
The 7-acre project has Avyan, Arav, and the Ahan tower with two wings, Ahan and Ahan II. Arav is the tallest at 72 storeys, which also makes it the tallest tower in Byculla.
Avyan (Wing A) P51900003324, Arav (Wing B) P51900018039, Ahan (Wing C) P51900020330 and Ahan II P51900051735. Each can be checked on maharera.maharashtra.gov.in.
On ES Patanwala Marg in Byculla East, Mumbai 400010, next to Rani Baug (Veermata Jijabai Bhosale Udyan and Zoo), opposite MGM School.
No. East-facing homes look over the Eastern Harbour. West-facing homes look over the 60-acre Rani Baug gardens and the city skyline, and dual-aspect residences get both.
More than 40 amenities over 1 lakh sq ft, including three swimming pools with a 50 m lap pool, a cricket field, squash and badminton courts, a spa, fitness centre, library, café, jogging track and tower-exclusive lounges.
Piramal Realty, the real estate arm of the Piramal Group. The design team includes Make Architects and HBA of London, Buro Happold, EDSA and L&T as construction partner.
By road, Lower Parel is about 4.8 km, Nariman Point 8.2 km, the domestic airport 17 km and the international airport 17.3 km, as per Google Maps figures in the developer's brochure.
Yes, in limited numbers. 4 BHK homes of 1,392 sq ft carpet start at ₹8.99 Cr* in Ahan II, and 1,908 sq ft dual-aspect 5 BHK residences on the high floors of Arav start at ₹13.09 Cr*.
Yes. NRIs and OCI holders can buy residential property in India, paying through NRE/NRO accounts or inward remittance. We can run the visit on video call and share documents digitally.
Piramal Aranya · Rani Baug
The garden side or the harbour side?
Come and stand at the window. Then decide.
MahaRERA Registration No. Piramal Aranya: Wing A (Avyan tower) MahaRERA No - P51900003324, Wing B (Arav Tower) MahaRERA No - P51900018039 & Wing C (Ahan tower) MahaRERA No - P51900020330. The Project/Property is mortgaged to HDFC Limited, except for certain units/flats in Piramal Aranya – Wing A (Avyan) which are mortgaged to ICICI Bank Limited. Necessary no objection certificate for the sale of unit/flat will be obtained from the respective lenders, as and when required. MahaRERA website: https://maharera.mahaonline.gov.in.
Wing C Ahan 2 (Ahan II) MahaRERA No - P51900051735.
Marketed by Key2Home.in Properties — MahaRERA-registered real estate agent, registration no. A011262603915 · 7391883544 · [email protected]. This is not the developer's website. Piramal Aranya is developed by Piramal Realty; the project and developer names and logos belong to their respective owners.
* Prices are all-inclusive starting figures as of November 2026 and are indicative; they vary by floor, view and tower and can change without notice. Images are artist's impressions. Amenities are shared across the project, with some reserved for specific towers. Distances are by road as per Google Maps. Infrastructure projects depend on government policy and timelines.