Mulund West · Mumbai
Oberoi Enigma
Nr Johson & Johnson, LBS Marg, Mulund West · by Oberoi Realty Ltd
Registered project name
Enigma Towers A And BUpdated Oct 2026
🗺 View on map · schools, metro & distancesMulund WestPhotos from the project record · tap to enlarge
Project card by Mumbai Property Exchange · tap to open and share
The story at a glance
At a glance
swipe →- Goregaon-Mulund Link Road (GMLR)0.5 km
- Line 4 Green1.7 km
A first look at Oberoi Enigma
Oberoi Enigma is a residential project on Nr Johson & Johnson, LBS Marg, Mulund West, Mumbai 400080. It is registered with MahaRERA under P51800002656 (registered 2021-09-09). The project has 693 units across 2 buildings of up to 81 floors. It offers 3 & 4 BHK homes with carpet areas of 1,451–2,170 sq ft, priced ₹5.05 Cr–₹6.59 Cr as on 09 Jul 2026 (indicative). The quoted rate is about ₹30,400 per sq ft. MahaRERA proposed possession: Aug 2024, revised to Dec 2022.
4 for sale · 3 for rent in this building right now, listed below.
Availability & Pricing
Last price update: 09 Jul 2026. Best efforts are made to keep prices updated, but they are indicative and may change by 5–10%, so please don't rely on them. We can come back to you with the latest price.
💬 Ask for the latest priceAreas filed by the developer in MahaRERA (3)
Property listings in Oberoi Enigma
Oberoi Enigma floor plans
2
Floor plans are indicative, as shared by the developer, and subject to change.
Oberoi Enigma videos
Our view on Oberoi Enigma
Mumbai Property Exchange advisoryOberoi Enigma by Oberoi Realty Ltd in Mulund West is quoted at about ₹30,400 per sq ft of carpet, with possession per MahaRERA due in Dec 2022. That is about 2% above what resale homes in Mulund West ask (about ₹29,800).
Who it suits
Buyers who want a ready or nearly ready home in Mulund West — possession was due in Dec 2022, so check the occupation certificate.
The price, in context
Among the Mulund West new launches in the table below, it is number 3 of 6 by quoted rate. New launches usually ask a premium over resale for a new building and amenities; at 2% this one's premium is modest.
What we would check before you commit
The latest price list, the payment plan against possession in Dec 2022, the floor and view of the unit, and parking. Our team checks these with the developer for you.
Mulund West new launches, by quoted rate
| Project | Rate / sq ft | Possession |
|---|---|---|
| Piramal Revanta Ravin | ₹30,800 | Mar 2029 |
| Phancode Bliss | ₹30,400 | Dec 2026 |
| Oberoi Enigma | ₹30,400 | Dec 2022 |
| Wadhwa Atmosphere O2 | ₹30,300 | Apr 2027 |
| Arkade Nest | ₹30,000 | Jun 2027 |
| Ananda | ₹29,900 | Mar 2027 |
Quoted rates as recorded by Mumbai Property Exchange, Oct 2026; possession dates per MahaRERA where filed. Indicative — confirm with our team.
About Oberoi Enigma
Location
Oberoi Enigma is located on Nr Johson & Johnson, LBS Marg, Mulund West (Mumbai 400080), in the Mumbai Suburban district. Across 120 recent resale listings on MPE, homes in Mulund West have a median asking rate of ₹29,800 per sq ft, and a 2 BHK typically rents for about ₹64,000 a month.
MahaRERA record
The MahaRERA registration number is P51800002656, issued on 9 September 2021. The registered promoter is Oberoi Constructions Limited. The filing lists 2 wings: Tower A over 81 floors; Tower B over 81 floors. Per the registration, the architect on record is Shashank Kokil and the project escrow account is with Axis Bank.
Homes and prices
Configurations recorded are 3 BHK of 1,451 sq ft at ₹5.05 Cr; 4 BHK of 1,926–2,170 sq ft at ₹5.19 Cr–₹6.59 Cr (carpet area), as on 09 Jul 2026. That works out to about ₹26,900–₹34,800 per sq ft of carpet, in line with the locality's resale median. Best efforts are made to keep prices updated, but they are indicative and may change by 5–10%, so please don't rely on them.
Construction and possession
The latest MahaRERA progress report shows foundation at 100%, structure at 100%, finishing at 100%, services at 100%. Proposed possession is Aug 2024, revised to Dec 2022.
Developer track record
Oberoi Realty Ltd has 23 projects tracked on Mumbai Property Exchange, 16 of them delivered (ready or sold out). Other projects by the same developer include Oberoi Elysian D Wing, Jardin Oberoi Garden City, Oberoi Elysian C Wing.
Buyer demand in Mulund West
In the last 90 days, buyers and tenants registered 36 requirements for Mulund West with Mumbai Property Exchange, 23 of them to buy and 5 specifically for 3 & 4 BHK homes.
Developer's description ▾
Mulund West market
prices, rents & ratesPrice vs locality
Mulund West — resale, rent & yield
This project is quoted around ₹30,369/sqft — 2% above resale here.
From MPE live listings, last 18 months · Mumbai price index ›
Property rates in Mulund West
Upcoming projects & infrastructure in Mulund West
take an informed decision89 MahaRERA projects are due to hand over in Mulund West between 2026 and 2030; the nearest upcoming infrastructure to Oberoi Enigma is the Goregaon-Mulund Link Road (GMLR), 0.5 km away (under construction · due 2028).
Supply is not evenly spread — one year carries about a third of it.
- 🚇Goregaon-Mulund Link Road (GMLR)Under construction · due 20280.5 km
- 🚇Line 4 GreenUnder construction · due 20271.7 km
Ask on WhatsApp — we answer right in the chat with live asking prices, listings and registered sales for Mulund West, then an advisor calls about your budget and configuration.
Prices and timelines are indicative and subject to change. See the disclaimer at the foot of this page.
RERA record & possession
Buildings · 2 wings
Location
In the news
- Oberoi Realty Sales Sky Rocket in Q1 - 2023 · 26 May 2023
Neighbourhood around Oberoi Enigma
Oberoi Enigma in Mulund West is 0.3 km from Mulund Fire Station metro station, 1.7 km from Mulund railway station, 0.4 km from Mulund Camp BMC School and 0.3 km from Veena Nagar Health Care Center and Hospital.
- Ⓜ Metro stationMulund Fire Station0.3 km
- Ⓜ Metro stationTeen Hath Naka2.7 km
- 🚉 Railway stationMulund1.7 km
- 🏫 SchoolMulund Camp BMC School0.4 km
- 🏫 SchoolShri Dasmesh Public School0.5 km
- 🏥 HospitalVeena Nagar Health Care Center and Hospital0.3 km
- 🏥 HospitalUpasani Super Speciality Hospital0.3 km
- 🎓 CollegeMulund College of Commerce - MCC1.9 km
- 🛍 MallFilix Mall1.6 km
- 🌳 ParkJohnson & Johnson Garden0.5 km
Straight-line distances from the project; road distance is longer. Places from OpenStreetMap. See them on the map →
Construction progress
per MahaRERASee all 11 stages ▾
What you pay, and when
an exampleThis is just an example of the cash flows for buying a home, not a quote or a payment demand. Your agreement and the developer's schedule decide the actual amounts.
In an under-construction project, you don't pay everything on day one. Under the MahaRERA model agreement, the developer can only ask for money as each stage is finished: about 10% at booking, 30% at agreement, then more as the plinth, slabs, walls, fittings and lifts are done, and the last 5% at possession. The more a building is finished, the more you pay up front.
Example: 4 BHK · 1926 sq ft at ₹5.19 Cr (the price recorded above).
- ✓ Plinth complete45% paid by then
- ✓ Slabs complete70% paid by then
- ✓ Walls, plaster & flooring75% paid by then
- ✓ Sanitary fittings80% paid by then
- ✓ Staircases, lift wells & lobbies85% paid by then
- ✓ Lifts, pumps, plumbing & elevation95% paid by then
- ○ Possession100%
With a home loan: banks usually fund up to 75% (₹3.89 Cr here), released stage by stage, so your own money is about ₹1.30 Cr plus stamp duty and GST. Until possession you pay interest only on what the bank has released; after that the full EMI is roughly ₹3.38 L/month (8.5%, 20 years).
Indicative only. Rates, GST (1% on affordable homes), loan eligibility and the stage schedule vary. Plan your cash flow with an advisor before you book.
💬 Talk through the numbers with an MPE advisorAmenities declared to MahaRERA
15+7 more ▾
Members' lens
The developer's full amenity list, views and home features
From the builder's brochure and the homes we have listed here. The list above is what was declared to MahaRERA.
Members only · one-time WhatsApp code · no spam
Connectivity
Talk to our MahaRERA advisor
Tell our MahaRERA advisor what you need and they'll guide you on this project.
💬 Ask about resale or rental optionsResale Flats for Sale in Mulund West
4
Flats for Rent in Mulund West
4
Commercial for Lease in Mulund West
1
Commercial Projects in Mulund West
More by Oberoi Realty Ltd
Compare Enigma Towers A And B with similarly priced projects nearby
MahaRERA projects nearby in Mulund West
Frequently Asked Questions
Is Oberoi Enigma good value compared with other Mulund West homes?
It is quoted at about ₹30,400 per sq ft, about 2% above the Mulund West resale median of about ₹29,800. Prices are indicative; our team can confirm the latest.
Where is Oberoi Enigma located?
Oberoi Enigma is on Nr Johson & Johnson, LBS Marg, Mulund West, Mumbai 400080.
What is the price of Oberoi Enigma?
3 & 4 BHK homes are priced ₹5.05 Cr–₹6.59 Cr as on 09 Jul 2026, about ₹30,400 per sq ft. Best efforts are made to keep prices updated, but they are indicative and may change by 5–10%, so please don't rely on them.
What configurations and carpet areas does Oberoi Enigma offer?
3 BHK – 1,451 sq ft carpet at ₹5.05 Cr; 4 BHK – 1,926 sq ft carpet at ₹5.19 Cr; 4 BHK – 2,170 sq ft carpet at ₹6.59 Cr.
When is possession of Oberoi Enigma?
As per MahaRERA, proposed possession is Aug 2024, revised to Dec 2022.
Is Oberoi Enigma RERA-registered?
Yes — MahaRERA registration P51800002656, registered 2021-09-09.
How many units does Oberoi Enigma have?
MahaRERA records 693 units across 2 buildings, up to 81 floors.
Who is the developer of Oberoi Enigma?
Oberoi Realty Ltd — 23 projects tracked on Mumbai Property Exchange. View their track record ▸
How many new projects are coming up in Mulund West?
89 MahaRERA-registered projects in Mulund West are due for possession between 2026 and 2030, as per MahaRERA registrations. Timelines can change.
What metro and infrastructure is near Oberoi Enigma?
Goregaon-Mulund Link Road (GMLR) — under construction · due 2028, 0.5 km away; Line 4 Green — under construction · due 2027, 1.7 km away. Timelines are as announced and can change.
How do I book or get more details?
Tap WhatsApp or Call below to speak with a Mumbai Property Exchange advisor — serving Mumbai since 1995 · RERA-registered since 2017.
How far is Oberoi Enigma from the nearest metro and railway station?
Oberoi Enigma is about 0.3 km from Mulund Fire Station metro station and 1.7 km from Mulund railway station (straight-line distance; road distance is longer).
