A buyer-side read on premium homes across Navi Mumbai, Mumbai, Thane, Vasai-Virar, Pune & Bangalore — what the prices, the scores and the fine print really say before you commit a crore or more.
Even among 123 hand-picked premium projects, our PropScore spans 77–95 — and only 15% score 90+.
Premium price does not guarantee a premium home. A trophy address still varies on light, loading, legal status and true net yield — which is exactly what a PropScore is built to expose.
of new housing supply in India's top 7 cities (H1 FY26) was luxury or ultra-luxury — sales value is set to rise ~19% even as unit volumes stay flat.1
Mumbai prime residential prices rose 8.7% in 2025; Bengaluru 9.4%. The official all-India house-price index rose 3.6% year-on-year.2,3
Only 15% of the 123 premium projects we track score 90+ on PropScore; 7% score below 80. The address is not the verdict.
We could immediately confirm a clean registered RERA status for only 57% of these premium projects — always verify the live registry.4
MahaRERA issued warrants to recover ₹705.6 cr; only ₹200.2 cr was actually recovered. A favourable order ≠ your money back.5
NRI share of Indian real-estate transactions has roughly doubled since 2015–18 — and the cost stack (TDS, repatriation) is unforgiving if mishandled.6,7
We scored every project we track on the same 80+ data points. The spread is the story: a tight band of genuine 90+ homes, a large middle that needs negotiation or caveats, and a tail below 80 we would tell a member to think hard about — all at premium prices.
Sample: 123 curated premium projects · range 77–95 · average 85.4 · median 86.
PropXplor Premium Tracker, n=123, 2026. PropScore is PropXplor's own assessment.
India isn't selling more homes — it's selling pricier ones. In 2025, top-7-city unit volumes actually fell ~14%, yet sales value rose because the mix shifted up-market.8 When everyone is chasing the same premium inventory, the discipline of an independent, scored second opinion matters more, not less.
In H1 FY2026, 42% of new residential supply across the top 7 cities was luxury or ultra-luxury; the share of supply priced above ₹2.5 crore rose to 21% (from 18% in 2024).
Top-7 housing sales value is projected to grow ~19% in FY26 to exceed ₹6.65 lakh crore — driven by premiumisation, not more transactions.
Launches of homes priced above ₹1 crore rose 12% in 2025 even as total launches across 8 major markets fell ~2.9%.
The RBI All-India House Price Index reached 115.6 in Q3 FY26 — up 3.6% year-on-year. Knight Frank put Mumbai prime at +8.7% and Bengaluru at +9.4% for 2025.
Residential-led, with a Grade-A office & pre-leased slice for HNI/NRI yield. Villas, penthouses and plots — the scarce tier — are just 21 of 123.
Residential tickets run from ₹1 Cr to ₹30 Cr+ (pre-leased commercial larger) — premium is not one price.
Supply is brand-concentrated: 58 developers, led by Lodha Group (Macrotech Developers), Godrej Properties, Prestige Group, House of Hiranandani, Kalpataru Limited. Track record — not marketing — is the filter.
All figures in this section: PropXplor Premium Tracker, n=123 curated premium projects, 2026.
We could immediately confirm a clean registered RERA status for only 57% of the premium projects we track. The rest were ongoing, awaited or unconfirmed at research time. Both MahaRERA and Karnataka RERA publish live registers of lapsed and revoked projects — check yours before you pay.4
Karnataka RERA disposed 81.5% of 12,772 complaints — but of 1,500+ execution applications, only 292 led to actual recovery. MahaRERA recovered ₹200.2 cr against ₹705.6 cr of warrants. Winning is not getting paid.5,10
Loading, carpet efficiency, light, true net yield and the full cost stack don't show up in a showflat. 7% of the premium projects we track score below 80 on these fundamentals despite the price tag.
NRIs now account for roughly 1 in 5 Indian property transactions — up from ~7–10% a decade ago.6 But the rules that protect a resident buyer don't all apply to you, and two facts catch NRIs out most:
Buying from an NRI seller, you must deduct TDS at ~12.5% on long-term capital gains (≈14.95% with surcharge & cess) — with no ₹50 lakh threshold like resident sellers get. Get this wrong and the liability is yours.7
You can repatriate up to USD 1 million per financial year from an NRO account after Indian taxes are paid; beyond that needs RBI approval through your bank. Plan the exit before the entry.11
India's largest market (≈97,000 units in 2025) and the priciest — the Worli–Parel arc sets the ultra-luxury benchmark. Pay for the address only if the PropScore backs it.
The value-for-space premium play off Mumbai — verify the micro-market and infrastructure timelines, not the brochure render.
The airport-belt growth story — strong upside where connectivity is real, but launch hype outruns delivery. Scrutinise RERA dates.
Deep premium demand in Koregaon Park, Baner and Balewadi — end-user-led and steadier, but developer track record varies widely.
Prime prices up ~9.4% in 2025; Whitefield and Sarjapur lead. Title and approval diligence is non-negotiable here.
As our advisors run real PropScore inspections, future editions will report the share of premium projects that clear each due-diligence gate — RERA, clean title, carpet efficiency, realistic net yield, on-time delivery. A number written from the buyer's side of the table.
A PropScore on every shortlisted home, a dedicated advisor, and zero brokerage charged to you.
PropXplor figures are computed from a curated sample of 123 premium residential and commercial projects we track across Navi Mumbai, Mumbai, Thane, Vasai-Virar, Pune and Bangalore — selected because they are premium, not drawn at random. They are not a representative market survey, and PropScore is PropXplor's own assessment. RERA status reflects what was confirmable at research time and is not a legal certification — always verify the live registry. Macro figures are attributed to the named public sources below; market-size and NRI-share figures are industry-reported and directional. Data current as of June 2026.
© 2026 PropXplor. Figures may be quoted with attribution to "The PropXplor Premium Buyer Report 2026."