Rustomjee GTB Nagar Sion Koliwada Redevelopment, Mumbai

The Address & The Vision

An Address Worth Owning

Rustomjee GTB Nagar Sion Koliwada Redevelopment is a cluster redevelopment of the historic Guru Tegh Bahadur Nagar colony in Sion East, undertaken by Rustomjee Group as the Construction and Development Agency appointed by MHADA. All the cooperative housing societies in the project have executed the Tripartite Development Agreement with MHADA and the appointed Construction and Development Agency, and the Construction-cum-Development Agreement has also been formally signed. It marks one of the largest single redevelopment undertakings in Rustomjee's portfolio to date.

In 2020, the original buildings on this site were declared dangerous by the Municipal Corporation of Greater Mumbai and were subsequently demolished, and as per the demand of residents, the government decided to implement this redevelopment on private land through MHADA. The society was originally constructed in 1958 for post-independence migrants before being declared unsafe and demolished. The new development is conceived to restore a settled community back to a modern, planned neighbourhood on the same ground it has occupied for over six decades.

The plan envisages three towers rising up to 48 storeys for around 1,200 beneficiaries, built with modern amenities. The project spans 11.20 acres and will yield 25,700 square metres of built-up space for MHADA, under a housing society FSI of 4.5, including fungible area. Design intent for a project of this scale centres on efficient tower planning, adequate open space and infrastructure that can serve a rehabilitated population alongside new residents.

The redevelopment represents a significant milestone in Mumbai's real estate renaissance, addressing long-standing housing needs in the central Mumbai region, and industry observers view it as a catalyst for further development in the Sion-Koliwada area. Central Mumbai locations of this scale rarely come up for redevelopment, and Sion Koliwada's proximity to the Eastern Express Highway and the Harbour Line places it firmly on the city's daily commuter map.

As the tripartite and construction agreements move into execution, Rustomjee GTB Nagar Sion Koliwada Redevelopment stands as a project to watch for anyone tracking central Mumbai's redevelopment story. Further details on the open-market residences will follow as the project advances toward launch.

A Look Inside

RUSTOMJEE GTB NAGAR (SION KOLIWADA REDEVELOPMENT), Mumbai — Photo 1

RUSTOMJEE GTB NAGAR (SION KOLIWADA REDEVELOPMENT), Mumbai — Photo 2

RUSTOMJEE GTB NAGAR (SION KOLIWADA REDEVELOPMENT), Mumbai — Photo 3

RUSTOMJEE GTB NAGAR (SION KOLIWADA REDEVELOPMENT), Mumbai — Photo 4

RUSTOMJEE GTB NAGAR (SION KOLIWADA REDEVELOPMENT), Mumbai — Photo 5

RUSTOMJEE GTB NAGAR (SION KOLIWADA REDEVELOPMENT), Mumbai — Photo 6

RUSTOMJEE GTB NAGAR (SION KOLIWADA REDEVELOPMENT), Mumbai — Photo 7

RUSTOMJEE GTB NAGAR (SION KOLIWADA REDEVELOPMENT), Mumbai — Photo 8

Configurations & Pricing

Choose Your Space

Pricing on request — speak with our sales team.

Lifestyle

World-Class Amenities

Recreation

Clubhouse
Multipurpose hall
Indoor games room
Senior citizen sit-out

Active

Gymnasium
Swimming pool
Jogging track
Sports court

Community

Kids play area
Community hall
Visitor lounge

Greens & Outdoors

Landscaped gardens
Podium greens
Open plaza

Master & Floor Plans

Detailed master plan and unit-wise floor plans available on request.

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Location / Address

A Defining Address

Sion Koliwada, Sion East, Mumbai · Mumbai

Sion Koliwada sits in the heart of Sion East, one of central Mumbai's oldest residential quarters. Guru Tegh Bahadur Nagar, formerly known as Koliwada, is a neighbourhood in Sion named after Sri Guru Tegh Bahadur Ji, and it was originally home to Mumbai's indigenous Koli fishing community. In the late 1950s, GTB Nagar became home to many Sikh, Punjabi, and Sindhi families displaced by the Partition, and MHADA built housing for them that stood for decades before being deemed unsafe by 2020. The locality today carries that layered history alongside the everyday rhythm of a working central Mumbai neighbourhood.

Sion railway station and GTB Nagar ensure smooth rail travel while the Eastern Express Highway links the area to the rest of the city. GTB Nagar borders Sion, Dharavi, Matunga, and Kings Circle, and sits along the Eastern Express Highway and Dr Ambedkar Marg. The area is well-served by the GTB Nagar railway station on the Harbour Line, with the Mumbai Monorail also nearby, boosting suburban and regional connectivity. That combination of rail, road and upcoming metro access is what makes this address relevant well beyond its immediate neighbourhood.

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Connectivity

Location Advantages

Thoroughfares

Eastern Express Highway — Adjoining
Dr Ambedkar Marg — Adjoining
Sion-Panvel Highway — 3 km / 10 mins
Western Express Highway (via Sion) — 5 km / 15 mins

Corporate

Bandra Kurla Complex — 8 km / 20 mins
Lower Parel business district — 9 km / 25 mins
Fort business district — 12 km / 30 mins

Hospitality

Sofitel Mumbai BKC — 8 km / 20 mins
Trident Bandra Kurla — 8 km / 20 mins
The Leela Mumbai — 10 km / 25 mins

Education

Guru Nanak Khalsa College — 1 km / 5 mins
SIES College, Sion — 2 km / 8 mins
K.J. Somaiya Institutions, Vidyavihar — 3 km / 10 mins

Healthcare

Lokmanya Tilak Municipal General Hospital, Sion — 2 km / 8 mins
K.J. Somaiya Hospital — 3 km / 10 mins
Lion Tarachand Bapa Hospital — 2 km / 8 mins

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Beyond the Project

Infrastructure & Growth

Metro Line 4 (Green Line)

Connecting Wadala to Kasarvadavali, this elevated corridor will link the Eastern Express Highway belt to the Central Railway and existing metro lines, easing north-south travel from central Mumbai.

Metro Line 11 interchange

Planned to connect Dharavi to the Sion district with interchanges at CSMT and Wadala, this underground corridor is expected to reduce dependency on suburban trains for South and Central Mumbai commutes.

Sion Road Overbridge reconstruction

This crucial link connecting Dr B R Ambedkar Road with LBS Marg and the Eastern Express Highway is being rebuilt to accommodate new Central Railway lines, improving long-term road-rail flow near GTB Nagar.

Eastern Freeway extension

The elevated freeway extension from Chheda Nagar, Ghatkopar to Thane is designed to interconnect the Eastern Express corridor with Central Railway and multiple metro lines serving the eastern suburbs.

Atal Setu and Sion-Panvel corridor

The Mumbai Trans Harbour Link now serves as the main road gateway to Navi Mumbai and its international airport, with the Sion-Panvel Highway forming a direct feeder route from Sion Koliwada.

Build Quality

Specifications

Structure

RCC framed earthquake-resistant structure

Flooring

Vitrified tile flooring in living and bedrooms

Bathroom

Quality CP fittings and sanitaryware

Kitchen

Provision for modular kitchen with granite platform

Doors & Windows

Flush doors with laminate finish
Aluminium/UPVC windows

Electrical

Concealed copper wiring with modular switches

Security

24/7 CCTV surveillance
Security cabin at entrance

Why Invest

Compelling Reasons

1

Mumbai's largest MHADA redevelopment mandate

The Letter of Acceptance for this project makes it one of the largest single cluster redevelopment awards MHADA has issued, valued at roughly Rs 4,521 crore across a single 11.19-acre parcel in the island city.

2

Scale of the land parcel

At approximately 11.19 acres, the site brings together 25 existing buildings into one masterplanned redevelopment, a rare contiguous land size for a project this close to the harbour line and Eastern Express Highway.

3

High-rise vertical planning

The scheme is designed around three towers rising up to 48 storeys, allowing generous open ground and amenity space to be released back to residents despite the density of the original colony.

4

Anchored in central Mumbai connectivity

Sion Koliwada sits directly on the Eastern Express Highway with GTB Nagar and Sion railway stations nearby, keeping BKC, Lower Parel, Fort and the eastern suburbs within a short commute.

5

Backed by a three-decade developer track record

Rustomjee Group, operating since 1996 through listed entity Keystone Realtors, has delivered over 20 million square feet of residential, commercial and township space across the Mumbai Metropolitan Region.

6

Government-backed policy framework

The redevelopment proceeds under a Cabinet-approved Regulation 33(9) framework with MHADA designated Special Planning Authority, giving the project a clear regulatory and rehabilitation structure from the outset.

About the Developer

Rustomjee (Keystone Realtors Limited)

Founded in 1995 by Boman Rustom Irani, Keystone Realtors Limited operates under the Rustomjee brand and has spent three decades reshaping the Mumbai Metropolitan Region's residential and mixed-use landscape. What began with a single project — Rustomjee Residency — grew into one of MMR's most recognised development groups, listed on Indian stock exchanges in November 2022. The company is headquartered at Andheri East, Mumbai, and has attracted institutional partners including HDFC Capital Affordable Real Estate Fund-3, IIFL Special Opportunities Funds, and Singapore-based Keppel Land Limited as a strategic partner in Kapstone Constructions.

Rustomjee's approach treats the home as a context for community rather than a unit of area — a philosophy crystallised in the brand line "Life Shouldn't Be Lived in Square Feet." To substantiate that belief, the company partnered with Dr. Robert Waldinger, director of Harvard University's longitudinal happiness study, to inform how its developments are planned and programmed. Tree-lined walkways, gated open spaces, and integrated social infrastructure are not add-ons; they are designed into the brief from day one, whether the project is an affordable apartment block in Dahisar or an ultra-premium tower at Prabhadevi.

The portfolio spans every price tier the MMR market carries. Rustomjee has delivered 34 completed projects and maintains 13 ongoing projects and 28 forthcoming projects across the region, having developed over 20 million square feet of residential buildings, integrated townships, gated estates, corporate parks, retail spaces, schools, and iconic landmarks. Named projects range from the Urbania integrated township in Thane and Global City in Virar to Rustomjee Crown on Prabhadevi's skyline, Rustomjee Paramount in Khar, and Rustomjee Seasons in Bandra Annexe. In 2024 the group entered plotted development with Belle Vie at Kasara, and in 2025 launched a slate of landmark projects including Balmoral Golf Links, Chembur Crescent, and Pali Hill Cliff Tower.

Rustomjee's ownership philosophy holds that buying a home is the realisation of a significant life ambition, not a transaction. The company's internal design standard — "Better, not cheaper" — applies from structural specification through to landscape and amenity detailing. The group has delivered over 230 buildings that house more than 17,000 families across Mumbai, and its CSR programmes have touched over 100,000 lives through vocational training, community health initiatives, and environmental projects including a commitment to plant 50,000 trees under the Go Green Kasara initiative. That civic accountability sits alongside a public-company governance structure and a track record of project completions that reinforces confidence for buyers planning long-term ownership.

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Frequently Asked Questions

What is Rustomjee GTB Nagar Sion Koliwada Redevelopment?+

It is a large-scale redevelopment of the Guru Tegh Bahadur Nagar colony in Sion Koliwada, undertaken by Rustomjee Group (Keystone Realtors) as the Construction and Development Agency appointed by MHADA. The project is spread across approximately 11.20 acres and comprises the historic colony of 25 buildings with around 1,200 tenements.

Where is Rustomjee GTB Nagar Sion Koliwada Redevelopment located?+

The project sits in Sion Koliwada, also known as GTB Nagar, in Sion East, central Mumbai. Sion railway station and GTB Nagar ensure smooth rail travel while the Eastern Express Highway links the area.

Is Rustomjee GTB Nagar Sion Koliwada Redevelopment RERA registered?+

The redevelopment is at an advanced planning stage. The policy framework for the project was finalised by Chief Minister Devendra Fadnavis, and in the Cabinet meeting held on February 14, 2024, approval was granted for redevelopment under Regulation 33(9) through a Construction and Development Agency. RERA registration for the sale component will follow as the project moves toward launch.

How many families will Rustomjee GTB Nagar Sion Koliwada Redevelopment rehabilitate?+

The redevelopment project aims to rehabilitate over 1,200 Sindhi refugee families along with 200 slum dwellers currently residing in the area. Each of the 1,400 eligible families will receive a 635 sq ft apartment free of cost in the newly constructed buildings.

How large is the Rustomjee GTB Nagar Sion Koliwada Redevelopment project?+

The redevelopment covers approximately 11.20 acres (45,308 square meters) and is expected to generate a gross development value of ₹4,521 crore. Three towers up to 48 storeys are planned for around 1,200 beneficiaries with modern amenities.

Who is developing the Rustomjee GTB Nagar project in Sion Koliwada, Mumbai?+

The Maharashtra Housing and Area Development Authority (MHADA) has appointed Keystone Realtors, which works under listed developers Rustomjee Group, to undertake the redevelopment of 25 buildings at Guri Teg Bahadur Nagar (GTBN) in Mumbai's Sion Koliwada area.