A Private Palace on Pali Hill
3, 4 & 5 BHK · Starting ₹16.83 Cr onwards
Rustomjee Parishram is a single 20-storey residential tower positioned in the interior lanes of Pali Hill, Bandra West, developed by Rustomjee, a Mumbai-headquartered developer that has been shaping the city's western suburbs since the mid-1990s. This 20 storeyed landmark with just 3 residences per floor is designed with a G+19 configuration and just 03 apartments per floor. The building rises on a basement and four podium levels before its residential floors begin, a footprint suited to a compact, high-value plot in a neighbourhood where land is scarce.
Life here is framed by Pali Hill's shaded avenues lined with Gulmohars and Copper Pods in full bloom, alongside landscaped nooks and terraces within the property. The promise is not scale but restraint: a tower where each floor holds only three families, where lobby and lift experience are designed around privacy rather than volume, and where the immediate surroundings still carry the low-rise, garden-city character that Pali Hill has guarded for a century.
Design responsibilities on the project were shared between a technical architecture partner and a landscape specialist. UHA brought expertise to the building's technical and environmental systems, while the Singapore-based landscape design firm COEN partnered with Rustomjee to shape the grounds, working with light, shadow, nature and city views. Inside, the tower is built around a double-height entrance lobby with premium finishes and veranda water features for aesthetic appeal, details more common to a boutique low-rise than a city high-rise.
Pali Hill's redevelopment opportunities are genuinely limited, and Parishram occupies one of the few available plots in its interior, away from the neighbourhood's busier stretches. For a buyer weighing a home in this specific enclave, the choice is less about comparing towers and more about timing entry into a market where new supply of this kind rarely repeats.
Rustomjee Parishram is now open for expressions of interest for its 3, 4 and 5 BHK residences in Pali Hill, Bandra West.
Starting from Rs. 16.83 Cr onwards
| Configuration | Size | Starting Price |
|---|---|---|
| 3 BHK Compact luxury residence within the 20-storey Pali Hill tower | 1474 sq.ft. | Rs. 16.83 Cr |
| 4 BHK Expansive 4 BHK with open-plan layout and floor-to-ceiling windows | 2047 sq.ft. | Rs. 41.58 Cr |
| 5 BHK Largest residences in the tower, three apartments per floor | Price on request |
Detailed master plan and unit-wise floor plans available on request.
Nargis Dutt Road, Mumbai 400050 · Pali Hill, Bandra West · Mumbai
Pali Hill has carried an outsized reputation in Mumbai's residential geography since the early twentieth century, when it functioned as a golf course for the city's British elite before evolving, decade by decade, into the address of choice for the city's film industry, business families, and old Bandra gentry. While much of Mumbai surrendered to rapid high-rise development with little regard for context, Pali Hill maintained strict regulations protecting its unique character. The result is a neighbourhood of tree-lined lanes, low-rise bungalows, and a handful of landmark towers, where new construction is deliberately scarce.
Rustomjee Parishram sits within this quiet interior stretch of Pali Hill, on Nargis Dutt Road, away from Bandra's commercial bustle yet minutes from it. The location offers high connectivity, with the Bandra-Kurla Complex roughly 7.4 km away and the airport about 5.9 km away. It sits close to cultural sites like Mount Mary Church and St. Andrew's Church, as well as Bollywood hubs like Mehboob Studios, with a dining scene that includes restaurants like Pali Bhavan and The Table, alongside premier shopping at Linking Road and Hill Road.
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The underground metro corridor connecting Colaba to SEEPZ via BKC is expected to sharply cut travel time between Bandra and South Mumbai's commercial and cultural districts.
The coastal road project along the western waterfront is set to improve north-south connectivity for Bandra West residents travelling toward South Mumbai.
This planned extension of the Bandra-Worli Sea Link will further ease access between the western suburbs and the island city for Pali Hill residents.
Ongoing widening and junction improvements along this corridor are aimed at easing cross-suburban movement toward the eastern business districts and airport.
Continued commercial development within BKC keeps reinforcing its role as Mumbai's secondary business district, a short drive from Pali Hill.
The tower sits in the interior lanes of Pali Hill, a neighbourhood that has guarded its low-rise, garden character for decades and is home to some of Mumbai's most established residents.
With only three apartments on each of its 20 floors, the building trades density for privacy, an unusual ratio for a tower in this part of Bandra West.
The project's technical architecture was handled by UHA, while Singapore-based landscape firm COEN designed the grounds, bringing an international design lens to a single Pali Hill plot.
The Bandra-Kurla Complex is approximately 7.4 km away and the domestic airport about 5.9 km away, keeping the address connected despite its quiet interior setting.
Rustomjee has built its portfolio across the western suburbs and South Mumbai since the mid-1990s, with a body of work spanning townships, standalone towers, and commercial developments.
The project incorporates rainwater harvesting, tree preservation, and water-efficient landscaping, reflecting design choices intended to work with Pali Hill's existing green character rather than against it.
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