Two residences per floor, panoramic city and sea views above Pali Hill
4 & 5 BHK · Starting ₹35.21 Cr onwards
Rustomjee The Panorama occupies 40, Nargis Dutt Road – one of Pali Hill's most storied streets – as a single 14-storey tower of just 25 residences, each configured as a 4 BHK or 5 BHK home. With only two apartments per floor, the building is structured first around privacy: no crowded lobbies, no competing neighbours on a shared landing, no compromise on the quiet that this hillside address promises. Rustomjee, founded in 1996 and active across Mumbai and Thane with a portfolio of more than 230 delivered buildings, has concentrated its Pali Hill expertise into this singular project.
Every residence at The Panorama includes a private sundeck that frames views across the Pali Hill canopy and the city beyond. The rooftop brings a sky lounge, terrace, and seating areas to the top of the building – shared amenities that remain intimate given the building's low occupancy. The outdoor cinema and yoga deck reflect a considered lifestyle brief: amenities that are genuinely used rather than simply listed. Landscaping by Coen, an international studio with a portfolio spanning Asia and beyond, shapes the ground-level environment into something the surrounding neighbourhood of greenery can speak to naturally.
Architecture for The Panorama is by RSP Architects, a practice with projects across Asia and the Middle East whose work is characterised by precision in massing and material choice rather than decorative gesture. The 3-basement-plus-ground-plus-14-floor structure extracts maximum elevation from the Pali Hill topography, positioning living rooms and sundecks to engage the view rather than simply acknowledge it. Interior design consultation is available through Fifth Wall Designs, giving residents a framework to personalise finishes and layouts while maintaining the building's design language.
Pali Hill's real-estate fundamentals are among the most resilient in Mumbai. Apartment prices in the micro-market appreciated approximately 10.9 percent over the past year, supported by constrained supply – there is very little vacant land on which new buildings of this scale can be built – and sustained demand from high-profile end-users rather than speculative buyers. The Panorama, at 25 units across a 0.42-acre site, represents exactly the kind of low-supply, high-specification product that defines this dynamic.
Possession is scheduled for October 2028, with construction actively under way and MahaRERA registration number P51800054920 in place. Enquiries for floor plan selections and payment structure are welcomed through the channel partner team.
Starting from Rs. 35.21 Cr onwards
| Configuration | Size | Starting Price |
|---|---|---|
| 4 BHK Two per floor, private sundeck, ensuite bedrooms with walk-in wardrobes | 2537 sq.ft. | Rs. 35.21 Cr |
| 5 BHK / Villa Verdea Larger villa-format floor plan with private lift access and expanded living areas | 2537–3220 sq.ft. | On request |
Detailed master plan and unit-wise floor plans available on request.
40, Nargis Dutt Road, Pali Hill, Bandra (W), Mumbai - 400 050 · Pali Hill, Bandra West · Mumbai
Pali Hill occupies a rare position in Mumbai's geography – a tree-canopied hilltop enclave within Bandra West where the density and pace of the city fall away almost immediately. The neighbourhood runs parallel to Carter Road's seafront promenade and enjoys unobstructed sight lines toward the Arabian Sea. Historically home to British-era bungalows and old-world villas, it has evolved into an address where Bollywood personalities, business leaders, and high-net-worth families have long chosen to live – an enclave that values legacy as much as contemporary comfort.
Nargis Dutt Road, where The Panorama stands, sits at the heart of Pali Hill's most coveted residential pocket. Linking Road's retail corridor, the Bandra-Worli Sea Link, the Bandra Kurla Complex commercial district, and Chhatrapati Shivaji Maharaj International Airport are all within a direct and manageable drive. The fully operational Mumbai Metro Aqua Line (Line 3), connecting BKC to Cuffe Parade, sharpens this connectivity further, while the forthcoming Metro Line 2B corridor is planned to bring a station to the Bandra catchment. Lilavati Hospital, Dhirubhai Ambani International School, and the Carter Road promenade are among the daily-life anchors that make this address self-sufficient for families of any composition.
See the property in person. Our sales team will get in touch to coordinate a visit at your convenience.
The underground Colaba–Bandra–SEEPZ Aqua Line reached full operational status in October 2025, connecting BKC and Cuffe Parade in one continuous corridor and significantly cutting commute times for Bandra residents heading to South Mumbai's financial district.
The first phase of Metro Line 2B was inaugurated in April 2026, extending the Yellow Line toward Bandra and Mandale over 23.6 km across 22 stations, adding a new east-west rapid transit option for western suburb residents.
Mumbai's coastal road project along the western seafront has been delivering improved north-south arterial connectivity, easing vehicular movement between Bandra West and South Mumbai and reducing commute pressure on the Bandra-Worli Sea Link.
The Western Railway suburban corridor serving Khar Road and Bandra stations is being upgraded with modern electric multiple units, advanced signalling, and improved station amenities, directly enhancing daily transit options for Pali Hill residents.
Ongoing capacity improvements at CSMIA, located approximately 14 km from Pali Hill, continue to reinforce the airport's role as a global gateway, with the airport accessible in under 20 minutes from Bandra West under normal traffic conditions.
With only 25 homes in total and a strict two-per-floor layout, The Panorama delivers a level of privacy that high-rise Mumbai rarely achieves. Every resident has an uncrowded lobby, a dedicated lift landing, and no shared wall with a neighbour on the same floor.
40, Nargis Dutt Road is one of Pali Hill's most recognised addresses, running through the neighbourhood's most verdant residential pocket. The street's low traffic, mature tree cover, and proximity to Carter Road make it genuinely rare in the context of Mumbai real estate.
RSP Architects brings global precision in massing and facade design, while Coen – an internationally active landscape studio – shapes the ground-level environment. Both practices operate well beyond Mumbai, lending The Panorama a design pedigree uncommon at this scale.
Each of the 25 residences includes a private sundeck as a built-in feature, not an option. Positioned to engage the Pali Hill canopy and the city skyline, these outdoor spaces are an extension of the home rather than a balcony afterthought.
The project holds MahaRERA registration number P51800054920 and carries a possession schedule of October 2028. Construction is actively under way, giving buyers a clear timeline anchored in regulatory compliance.
Rustomjee has been building in Mumbai since 1996, with other Bandra and Pali Hill addresses including Rustomjee Parishram, Rustomjee Crescent, and the Cliff Tower among its delivered and ongoing landmarks. The Panorama draws directly on that neighbourhood knowledge.
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