37 Sea-Facing Residences at the Highest Point of Bandra
4 & 5 BHK · Starting ₹40.77 Cr onwards
Rustomjee Cliff Tower is a single-tower, low-density residential landmark announced in February 2026 on the highest point of Mount Mary, Bandra West. Incorporating only 37 residences across 20 habitable floors — with just two homes per floor — the development is shaped by scarcity rather than scale, and by the conviction that true luxury is inseparable from privacy. The project carries a gross development value of approximately Rs. 825 crore, a figure that speaks to the rarity of both its address and its ambition.
The design team assembled for Cliff Tower is singular: architecture is directed by Sanjay Puri Architects, whose coastal-responsive forms and daylight-driven planning earned the practice a global reputation; interiors are curated by Singapore-based Patty Mak, known for a minimalist palette that lets natural light and external views define each room's atmosphere; and landscape design is by Kunal Maniar Associates, whose work blurs the boundary between built structure and natural terrain. Their combined language produces a building that belongs to its hill without imitating it.
The tower is structured as four basements, a ground floor, five podium levels, twenty habitable floors, and a rooftop — with a 10'3" floor-to-floor ceiling height, a grand 18-foot double-height entrance lobby finished in natural stone with French arch-inspired detailing, and four high-speed lifts plus a dedicated fire elevator. Each residence opens onto deep 8.5-foot sundecks that frame uninterrupted views of the sea. Living and dining volumes are oriented toward the Arabian Sea, while bedrooms are positioned along the perimeter to draw light from multiple aspects.
Mount Mary's heritage-zoning restrictions and near-zero remaining land supply make the hill one of Mumbai's most supply-constrained micro-markets. Properties here have not merely appreciated — they have retained relevance across decades. Rustomjee, founded in 1995 and operating across the Mumbai Metropolitan Region with over 28 million square feet of construction delivered and a portfolio that spans Bandra, Prabhadevi, Pali Hill, Chembur, Juhu, Dahisar, Thane, and Virar, brings the institutional depth and track record that a project of this calibre demands.
Cliff Tower is an address for families who regard a home as a long-term inheritance rather than a near-term transaction. Inquire to arrange a private site visit.
Starting from Rs. 40.77 Cr onwards
| Configuration | Size | Starting Price |
|---|---|---|
| 4 BHK Sea-facing layouts with deep sundeck and semi-private lobby | 2700–2723 sq.ft. | Rs. 40.77 Cr |
| 5 BHK / Duplex Expansive duplex residences with 270-degree Arabian Sea views | 4300–4451 sq.ft. | On Request |
Detailed master plan and unit-wise floor plans available on request.
Basant Park, Mount Mary, Bandra West, Mumbai 400050 · Mount Mary, Bandra West · Mumbai
Mount Mary sits at the crest of Bandra West — one of Mumbai's oldest and most heritage-protected hilltop enclaves — offering unobstructed sightlines across the Arabian Sea, Bandra Bay, and the city skyline. The neighbourhood's history stretches back to the Portuguese settlement of the 16th century, and the century-old Basilica of Our Lady of the Mount remains its most enduring landmark. Development controls here are tight, land parcels rarely change hands, and the resulting scarcity has preserved both the character and the value of every address on the hill.
Rustomjee Cliff Tower occupies the very crest of this precinct at Basant Park — the highest point of Bandra — on a 2,098 sq. m. land parcel that delivers near 270-degree views of sea and sky. The Bandra-Worli Sea Link is visible from the tower and reachable in minutes, placing BKC roughly 4.5 km and about 20 minutes away by road. Bandra Railway Station is less than a kilometre from the precinct, and Chhatrapati Shivaji Maharaj International Airport is approximately 4.3 km away — an address that combines genuine seclusion with exceptional urban connectivity.
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The northern phase of the Coastal Road extending from the Bandra-Worli Sea Link terminus toward Dahisar is underway, with full completion targeted for 2026. It directly cuts travel time between Bandra and South Mumbai, benefiting Mount Mary residents with faster access to Marine Drive and key business corridors.
Mumbai's 33.5 km fully underground Metro Line 3 reached full operation in October 2025, connecting BKC and Bandra to Cuffe Parade. Bandra's proximity to the BKC station places Cliff Tower residents within a short cab ride of this game-changing corridor.
The Yellow Line Metro 2B, linking D.N. Nagar in Andheri West to Bandra and beyond, inaugurated its first phase in April 2026. The Bandra terminus station substantially improves east-west connectivity for Western Suburbs residents and adds a new public transport option within the precinct.
The 9.6 km Bandra-Versova Sea Link is under construction with completion targeted for December 2026. Once operational, it will ease congestion on the Western Express Highway and SV Road, cutting travel time between Bandra and the northern suburbs of Andheri and Versova significantly.
The Bandra Reclamation area, a short distance from Mount Mary, is undergoing a large-scale public-realm improvement including landscaped zones, beautified waterfront spaces, and enhanced pedestrian access — upgrading the immediate neighbourhood's coastal character and livability.
Cliff Tower limits each floor to exactly two homes, creating a semi-private lobby experience where front doors do not face each other. With only 37 residences in the entire building, the resident community is deliberately small — a level of privacy that is structurally embedded into the architecture, not an afterthought.
The project sits at the single highest point of the Mount Mary precinct, a heritage-zoned hilltop where virtually no new large-format residential land is available. This scarcity is permanent, not cyclical, and it underpins the long-term capital resilience of every address on the hill.
Sanjay Puri Architects brings a coastal-responsive design philosophy that prioritises natural light, cross-ventilation, and sea orientation. Singapore-based Patty Mak's minimalist interiors use neutral tones and premium materials to let the views, not the finishes, define each room — a deliberate restraint that ages well.
The tower's elevation at the crest of Mount Mary, combined with its slender form and sea-oriented floor plates, delivers near 270-degree uninterrupted views of the Arabian Sea from most residences. Deep 8.5-foot sundecks on each home extend the panorama into daily outdoor living.
Incorporated in 1995, Rustomjee — listed as Keystone Realtors Limited — has delivered over 28 million square feet across the Mumbai Metropolitan Region, spanning affordable housing in Dahisar and Virar to ultra-luxury landmarks at Pali Hill, Prabhadevi, Juhu, and now Bandra. That depth of execution is what a Rs. 825 crore boutique project demands.
A gross development value of approximately Rs. 825 crore concentrated in just 37 residences places the per-unit value of Cliff Tower among the highest in Mumbai's western suburbs. This ratio of GDV to unit count reflects the rare combination of address, design team, and low inventory that drives sustained demand among HNI and NRI buyers.
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