Oberoi Three Sixty West Worli Mumbai

Updated 4 October 2026.

In short: Oberoi Three Sixty West is a finished two-tower development on Dr Annie Besant Road in Worli, Mumbai, built by Oberoi Realty through Oasis Realty, its joint venture with the Sahana group. One tower carries The Ritz-Carlton hotel; the other holds apartments whose services are run by The Ritz-Carlton. It is registered with MahaRERA as P51900012115 and is ready to move into, so what you buy here is a resale flat or one of the developer's remaining units. The clearest price on record is a Rs 75.11 crore duplex of 9,781 sq ft carpet, registered in September 2026, which is about Rs 76,800 per sq ft of carpet. Portals print asking averages near Rs 91,750. Smaller 4 BHK plans work out at about Rs 45 crore and up.

Oberoi Three Sixty West at a glance

Three Sixty West Mumbai is not Three Sixty North Gurgaon

Oberoi Realty now has two projects with almost the same name, and searches mix them up. Three Sixty West is the Worli building on this page: complete, Ritz-Carlton serviced, sold in tens of crores. Three Sixty North is Oberoi's first project in the National Capital Region, in Sector 58 on Golf Course Extension Road, Gurgaon, announced in June 2026 as a Rs 6,000 crore development and still under construction. Different city, different state regulator, different stage, and a price per sq ft measured a different way (more on that below). If a broker sends you a "Three Sixty" price, ask which one. Our page on Oberoi Three Sixty North, Sector 58 Gurgaon covers the Gurgaon project.

Tower A, Tower B and the Ritz-Carlton

Three Sixty West by Oberoi Realty was planned as a hotel and a residential tower on one Worli site. Oberoi named The Ritz-Carlton as its hospitality partner in May 2014. The split is simple to remember: Three Sixty West Tower A is the hotel tower, and Three Sixty West Tower B is the residential tower, at about 260 metres and 66 floors one of the tallest buildings in the city. The architect is Kohn Pedersen Fox, the New York firm. Our list of the tallest buildings in India places it against its neighbours.

"Three Sixty West by Ritz-Carlton" is how many people search for it, and it is half right. The building is Oberoi's; the apartments are managed by Ritz-Carlton, which means hotel-run housekeeping, concierge and dining for residents, with the hotel next door. That is the product you pay the premium for. It also means a service bill that is closer to a hotel's than a housing society's, so ask the seller for the last four quarters of maintenance and service charges on the flat itself, not a brochure figure.

On Three Sixty West amenities, the headline is a residents-only club marketed as Club 360, about 80,000 sq ft of sport, fitness and lounge space. Treat the size as the marketing's number and walk it before you buy. The rest of what you pay for is height and outlook: in a 66-floor tower, floor and facing move the price more than anything else in the building.

Oberoi Three Sixty West price: what 2026's registered deals paid

Oberoi does not publish a price list for a finished building, and most of what you will read is a portal's estimate. The better evidence is the registered sale deed, which the press reports from Maharashtra's registration records. Three Sixty West Mumbai price evidence from 2026:

Three readings follow. First, the portal band is not a list of flats for sale. Rs 45 crore divided by 5,235 sq ft and Rs 57.17 crore divided by 6,651 sq ft both come to about Rs 85,960, which is the mid-2025 average rate multiplied by two plan sizes. It is a useful guide to the entry ticket and nothing more. Second, the only 2026 deal with both a price and an area on record cleared at about Rs 76,800 per sq ft of carpet, roughly 16 per cent below the portal's own asking average, for a large duplex with five car parks. Third, the spread inside the building is wide: floor, outlook and whether the home is a duplex or a penthouse can move the rate by tens of thousands of rupees a sq ft. So the Oberoi Three Sixty West 4 BHK price on the smallest plan runs from about Rs 40 crore at the Reliance rate to about Rs 48 crore at the asking average, if the 5,235 sq ft the portals quote is carpet. They do not say. Ask for carpet area in writing.

For context on the Worli and Lower Parel market, our Mumbai real estate market report and our list of the most expensive flats in Mumbai put this tower in its wider market.

Why a Worli rate and a Gurgaon rate are not the same number

This is where most comparisons between the two Oberoi projects go wrong. Mumbai deals are now stated on RERA carpet area, the floor you can actually walk on. Gurgaon prices are still quoted on super area, which adds a share of lobbies, lift cores, the club and the walls, and usually runs 25 to 35 per cent above carpet. So divide before you compare. Rs 76,800 per sq ft of carpet in Worli is about Rs 57,000 to Rs 61,500 per sq ft of super area in Gurgaon's terms. Put a Worli carpet rate next to a Gurgaon super-area rate without converting and you overstate the gap by a quarter to a third before any other difference is counted. Do the same sum on any Gurgaon quote you are weighing, using its own loading from the agreement.

Buying a ready flat here: RERA, OC and the costs on top

The MahaRERA registration, P51900012115, is the project's record of approvals and promises. On a finished building it matters less than three other papers:

• The occupation certificate for your tower and floor. Portals say it came in 2022; get the copy, and make sure it covers the flat you are buying.
• The seller's title chain. If the seller is an allottee, you need the original registered agreement, the developer's no-objection and the payment receipts. If it is Oasis Realty itself, you need the registered agreement and the society or condominium documents.
• The service agreement with the Ritz-Carlton-run management: what it covers, how the charge is set and how it has moved.

Then the costs. The Reliance deed records stamp duty of Rs 4,50,69,000, which is exactly 6 per cent of Rs 75.11 crore: the Mumbai rate once the 1 per cent metro cess sits on top of the 5 per cent duty. Registration adds a fee capped at Rs 30,000. A ready flat with its occupation certificate carries no GST. Car parks are assigned in the deed (the Reliance duplex came with five, on levels 5 and 7), so count yours before you sign. Our guide to stamp duty and registration charges sets out the rates state by state.

On Oberoi Three Sixty West rent: no rent is published by the developer, and most leases here are private. In Maharashtra a leave-and-licence agreement has to be registered, so ask the agent for the last two registered agreements in Tower B before you accept a rent figure, and read our note on Mumbai rent rules. Expect a low yield: at these prices, rent is a reason to hold, not a reason to buy.

Pros and cons

Pros

• A finished, occupied tower: no construction risk and no wait
• Apartments serviced by The Ritz-Carlton, with the hotel on the same site
• Large plans, from about 5,235 sq ft to duplexes near 10,000 sq ft carpet, in a 66-floor tower
• Registered deals are on public record, so the price can be checked against real transactions
• A company buyer at Rs 76,800 per sq ft of carpet in September 2026 sets a recent marker below the asking average

Cons

• Entry is about Rs 45 crore, and the 2026 deals we found ran from Rs 75 crore to Rs 126 crore
• Hotel-grade service charges on top of the purchase, for as long as you own the flat
• Asking prices run about 19 per cent above the latest registered carpet rate
• No published price list; every quote is a seller's, and floor and facing move it sharply
• Rental yield is low at these prices

Our view

Three Sixty West is one of the few Mumbai towers where the price is backed by a steady run of registered deals rather than a launch brochure, and that makes it easier to buy well than most of its rivals. Start from the deeds, not the asking rate: the September 2026 duplex cleared at about Rs 76,800 per sq ft of carpet while portals ask around Rs 91,750. If a seller wants the asking average, ask what this flat has, a higher floor, a better view or more parking, that the Reliance duplex did not. Settle the service charge before the price, because you will pay it every quarter for as long as you own the flat.

Frequently asked questions

What is the Oberoi Three Sixty West price?

There is no developer price list. The latest registered deal with an area on record is Rs 75.11 crore for a 9,781 sq ft carpet duplex in September 2026, about Rs 76,800 per sq ft of carpet. Portals print an asking average near Rs 91,750 and a band of Rs 45 crore to Rs 57.17 crore for the smaller plans.

What does a 4 BHK at Oberoi Three Sixty West cost?

About Rs 40 crore to Rs 48 crore for the smallest 4 BHK plan of about 5,235 sq ft, if that size is carpet, using the September 2026 deal rate at the low end and the portal asking average at the high end. Larger 4 and 5 BHK plans and duplexes cost more. Get the carpet area in writing.

Is Three Sixty West managed by Ritz-Carlton?

The apartments are managed by The Ritz-Carlton, which also runs the hotel in the other tower. The building itself was developed by Oberoi Realty through Oasis Realty. Ask for the service agreement and the current charges for the flat you are buying.

What is the Oberoi Three Sixty West address?

Dr Annie Besant Road, Worli, Mumbai. The residential tower is Tower B; the hotel is in Tower A on the same site.

What is the RERA number of Oberoi Three Sixty West?

MahaRERA P51900012115. The building is complete, so also ask for the occupation certificate covering your tower and floor.

Is Three Sixty West Mumbai the same as Oberoi Three Sixty North?

No. Three Sixty West is the finished Worli tower in Mumbai. Three Sixty North is Oberoi Realty's under-construction project in Sector 58, Gurgaon, announced in June 2026. Their prices are also measured differently: carpet area in Mumbai, super area in Gurgaon.

Can I rent a flat at Oberoi Three Sixty West?

Yes, owners do let flats, but no rent is published. Leave-and-licence agreements must be registered in Maharashtra, so ask to see recent registered agreements in the tower before agreeing a figure.

Who lives in Oberoi 360 West?

We do not publish residents' names. The buyers reported from registered deals in 2026 include Reliance Industries, which bought a duplex in Tower B, and a business family that paid Rs 125.53 crore for an apartment in March 2026.

Who is the developer and architect of Three Sixty West?

The developer is Oberoi Realty, through Oasis Realty, its joint venture with the Sahana group. The architect is Kohn Pedersen Fox.

Where can I get the Oberoi Three Sixty West brochure?

Oberoi Realty's own project page carries the developer's material. For a finished building, the occupation certificate, the approved floor plan of your flat and the service agreement tell you more than a brochure will.