A nine-storey private residence in Juhu, designed by Italian architect Piero Lissoni, is drawing attention not only for its scale but for what it signals about the evolution of Mumbai’s ultra-premium housing market where standalone vertical mansions are emerging as an alternative to luxury high-rise apartments.
Owned by real estate entrepreneur Vikas Oberoi and his spouse, former actor Gayatri Oberoi, the nine-level structure rises within the coastal neighbourhood of Juhu, one of Mumbai’s most land-constrained and high-value residential pockets. Industry estimates suggest that sea-facing plots in this micro-market command some of the highest per-square-foot rates in the city, reflecting both scarcity and legacy zoning patterns. Spanning multiple levels, the home integrates dual staircases as central architectural elements, alongside expansive entertaining areas and private wellness amenities. Two basement floors are dedicated to parking and leisure infrastructure, including a gym, spa and a 12-seat screening room features increasingly common in top-tier residences where privacy and self-contained living are prioritised. Urban designers observe that such vertical bungalows reflect a broader shift in Mumbai’s luxury housing typology. As traditional horizontal estates become rare due to subdivision and redevelopment pressures, affluent homeowners are building upward within permissible height norms. This approach allows families to retain the exclusivity of an independent residence while accommodating modern requirements such as lifts, service cores and segregated guest areas.
The project also underscores the growing influence of global design firms in India’s residential sector. International architects are being commissioned to craft bespoke homes that double as architectural statements, often blending hospitality-grade planning with private living. The owners have previously showcased a high-end apartment at Three Sixty West in Worli, a super-luxury tower known for large-format residences and hotel-branded services highlighting the overlap between residential and hospitality design languages. However, planners caution that the rise of private vertical mansions raises questions about neighbourhood infrastructure. Juhu, like many coastal suburbs, grapples with traffic congestion, limited drainage capacity and coastal regulation constraints. As individual homes expand in scale and amenity intensity, municipal systems must keep pace with power, water and waste management demands. At the same time, the emphasis on integrated wellness spaces and efficient internal circulation reflects changing post-pandemic priorities, where homes are expected to function as workplaces, leisure zones and social venues.
For Mumbai’s real estate market, such residences represent a niche but influential segment one that shapes architectural trends and land values in prime districts. As the city balances densification with liveability and climate resilience, the future of ultra-luxury housing will depend not only on design ambition but on how sensitively it integrates with its urban surroundings.
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