One home to a floor on Billionaires’ Row.
Full-Floor Residences on Carmichael Road
Godrej Carmichael
By Godrej Properties | Carmichael Road
₹ 69 Cr+
Godrej Carmichael is a slender 120 metre tower on Carmichael Road, the leafy lane off Peddar Road often called Billionaires’ Row. Built by Godrej Properties on a freehold half-acre bought from the Karam Chand Thapar group, it rises thirty residential floors above an eight-level podium, with a single 4 BHK of around 4,360 sq ft on each floor and views to the Arabian Sea, Mahalaxmi Racecourse and Willingdon Club.
- One Residence per Floor
- 30 Residential Floors
- Three-Side Views
- Arabian Sea to the West
- Mahalaxmi Racecourse Views
- Floor-to-Ceiling Glazing
- Sky Pool and Gym
- Automated Car Lifts
Billionaires’ Row
Carmichael Road threads quietly between Peddar Road and Cumballa Hill, lined with old trees, consulates and some of the city’s most valuable homes. Godrej Carmichael sits just behind Jindal Mansion, in a micro-market where land rarely changes hands.
South Mumbai at Your Door
Breach Candy, Kemps Corner and Haji Ali are minutes away, with Marine Drive about a twelve-minute drive and Grant Road station close by. The Coastal Road puts the western suburbs and the airport within easy reach of this central address.
The Quietest Road in the City
Carmichael Road has long been home to Mumbai’s oldest industrial families, and new homes here are vanishingly rare. From the upper floors the city falls away: the Arabian Sea to the west, the green oval of Mahalaxmi Racecourse and the lawns of Willingdon Club below.
A Whole Floor, Three Horizons
Each residence occupies an entire floor, a 4 BHK of about 4,360 sq ft wrapped in floor-to-ceiling glass on three sides. Corner bedrooms look straight out to sea, living rooms open to sunset terraces, and duplex combinations allow double-height living for those who want more.
The Asset Intelligence Brief
HNI Homes Verdict
Curator’s Note
Godrej Carmichael is a scarcity play in Mumbai’s most exclusive micro-market. Thirty full-floor homes on a freehold Carmichael Road plot, from a developer whose own promoters bought four apartments in 2025, create an unusually strong signal of conviction. Registered rates of ₹1.70 to ₹1.78 lakh per sq ft set a new benchmark for the locality, so this is a long-hold trophy asset rather than a short-term trade.
The Strategic Advantages
- Billionaires’ Row Address Carmichael Road is one of the scarcest residential addresses in India.
- One Home per Floor Every residence is a full floor with complete privacy.
- Three-Side Views Sea, racecourse and city views from floor-to-ceiling glazing.
- Freehold Land A freehold half-acre bought from the Karam Chand Thapar group.
- Promoter Conviction Godrej family members bought four apartments in March 2025.
- Benchmark Pricing Registered sales at up to ₹1.78 lakh per sq ft lead the micro-market.
- Automated Parking Car lifts serve a multi-level podium for generous private parking.
- Coastal Road Access Faster journeys to Worli, Bandra and the airport.
- Institutional Developer Delivered by Godrej Properties, one of India’s most trusted developers.
Appreciation Scenarios
5-Year Horizon
Base Case · Conservative
22% to 28% cumulative growth (approx. 4% to 5% CAGR), anchored by South Mumbai land scarcity during construction towards a 2030 handover.
Bull Case · Optimistic
35% to 45% cumulative growth (approx. 6% to 8% CAGR), if full-floor trophy demand from UHNW families and Coastal Road connectivity push Carmichael Road values further.
Residences
Configurations & Pricing
| Configuration | Carpet Area |
|---|---|
| 4 BHK Full-Floor Residence | about 4,360 sq ft |
| Duplex Residences | On request |
| Residence | Recorded Value |
|---|---|
| 22nd floor (recorded Mar 2025) | ₹ 74.02 Cr |
| 23rd floor (recorded Mar 2025) | ₹ 75.87 Cr |
| 24th floor (recorded Mar 2025) | ₹ 77.77 Cr |
Price on request. Recorded March 2025 sales at ₹ 1.70 to 1.78 lakh per sq ft. Completion expected around December 2030.
The Details
Overview
- Godrej Properties
- Tower height 119.92 m
- Basement, ground, 8 podium levels
- 30 residential floors
- One residence per floor
- Completion around December 2030
Location
- Carmichael Road, Cumballa Hill
- Behind Jindal Mansion, off Peddar Road
- Mumbai 400026
- Breach Candy and Kemps Corner nearby
- Marine Drive 12 minutes approx.
- Coastal Road access
Amenities
- Sky swimming pool
- Gymnasium with sea views
- Automated car lifts
- Private lift lobby
- Landscaped podium
- 24x7 security
Residences
- 4 BHK of about 4,360 sq ft
- Full-floor layouts
- Floor-to-ceiling windows
- Views on three sides
- Arabian Sea to the west
- Duplex options on request
All information regarding this property is from sources deemed reliable but is subject to errors, omissions, changes in price, or withdrawal without notice. All images, renderings and visuals shown are artistic impressions created for representational purposes only and do not depict actual views, finishes, dimensions or the final constructed product. All dimensions are approximate. This is not an offer or a contract. All predictions made on the value of the property are based on data and not guaranteed. Please do your own research. Mahalaxmi Racecourse photograph via Wikimedia Commons (public domain).
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