October 20, 2026
Ahan I Receives Occupancy Certificate, Ahan II Tops Out — Where Piramal Aranya Stands in October 2026
Piramal Aranya has crossed the line that separates a project under construction from a functioning address. As of October 2026, Avyan and Arav are delivered, Ahan I has received its Occupancy Certificate and is ready to move into, and Ahan II is topped out with finishing and fit-out works underway.
For buyers who have been tracking the Byculla East project — and for the many who have been reading superseded possession dates on listing portals — this is the moment the picture became straightforward. Three of four wings are either handed over or cleared for occupation. One remains, with a legally declared date.
What has actually changed
The practical shift is that the shared amenity infrastructure is now in use rather than in progress. Ahan I sits directly above the Aranya Clubhouse, and with its Occupancy Certificate issued, the 1,00,000-plus sq.ft. club and recreation envelope, the project amenity deck and the Ahan-exclusive facilities — the Rooftop Observatory Deck, the tower-level Fitness Centre, and the Library and Reading Lounge — are available to residents.
That matters more than it sounds. Buyers evaluating a project with 40-plus amenities across approximately 2,00,000 sq.ft. can now walk the delivered version instead of reading an amenity list. The same applies to the view: with the towers standing, the dual-aspect claim — the 60-acre Rani Baug canopy on one face, the Eastern Harbour on the other — can be verified from an actual floor rather than inferred from a render.
"Two of three towers are already delivered and a third has its Occupancy Certificate, so the design intent is standing on site, not only on paper."
— Piramal Aranya official brochure, October 2026Tower-by-tower, with the registrations
Piramal Aranya has no single project-level RERA registration. Each tower is registered separately with MahaRERA — a detail several listing portals continue to get wrong by quoting one tower's number as the project's.
| Tower | Wing | MahaRERA | Floors | Status |
|---|---|---|---|---|
| Avyan | Wing A | P51900003324 | 41 storeys | Delivered |
| Arav | Wing B | P51900018039 | 72 storeys | Delivered |
| Ahan I | Wing C | P51900020330 | up to 49 storeys | OC received — ready to move in |
| Ahan II | Wing C2 | P51900051735 | up to 59 storeys | Topped out — Dec 2027 declared |
Arav, at 72 storeys, remains the tallest residential tower in Byculla and carries the project's largest formats including the 5 BHK and deck residences. Avyan, the first tower handed over, holds the most generous ceiling volume in the project at up to 3.6 m floor-to-floor.
Ahan II was registered with MahaRERA on 27 June 2023, holds 292 residences, lists Sandeep Shikre Associates as architect of record, and holds its escrow account with HDFC Bank. MahaRERA-reported average construction progress stands at approximately 76%.
Why this creates two different purchases
Most Mumbai projects offer a single risk profile: you either buy something finished, or you buy something that is not. Piramal Aranya now offers both at one address, and the distinction between the two Ahan wings is where it becomes concrete.
Ahan I vs Ahan II — the differences that matter
- Possession: Ahan I is ready to occupy today; Ahan II carries a December 2027 RERA date
- Formats: 4 BHK homes are offered only in Ahan II
- Carpet band: Ahan II starts smaller at approx. 500 sq.ft. against Ahan I's 635 sq.ft., so the entry ticket is lower
- Availability: Ahan II is the only wing still available as direct-from-developer inventory at scale
- Shared by both: floor-to-ceiling windows, 3.25 m floor-to-floor height, and identical access to every project amenity
Buyers who need certainty of occupation should be looking at the delivered towers or Ahan I resale. Buyers who want the lower basis, or specifically want a 4 BHK within the Ahan band, are looking at Ahan II — and accepting a construction-linked timeline to get it.
What it means for pricing
The completion of three wings has split the project into two distinct pricing pools, and conflating them is the most common error in the listings data.
Rates across sources and phases run between approximately ₹48,100 and ₹57,400 per sq.ft. of RERA carpet area. The lower end — around ₹48,100, with a minimum of roughly ₹51,400 observed on select Ahan inventory — reflects resale stock in the delivered towers. The upper end of approximately ₹54,000 to ₹57,400 reflects current Ahan II developer inventory. Resale pricing in the delivered towers has been observed in the ₹3.45 Crore to ₹11.90 Crore band through 2026.
Across the project, indicative all-inclusive prices run from approximately ₹3.30 Crore for the smallest 2 BHK formats on lower floors to approximately ₹20.14 Crore for the largest high-floor residences. Minimum booking amounts from approximately ₹49 lakh have been quoted on the 621 sq.ft. 2 BHK format.
"Published prices across listing portals disagree with each other, sometimes materially, and some portals still carry stale possession dates. Only the MahaRERA portal and the developer's own price sheet should be relied upon."
— Buyer guidance, Piramal Aranya price pageThe dates that are now obsolete
Anyone researching this project will still encounter superseded information, so it is worth stating what no longer applies. Several portals continue to carry a December 2025 possession date for Arav, and an August 2027 or December 2026 date for Ahan. All of those are out of date.
The current position, as of October 2026: Avyan and Arav are delivered, Ahan I has its Occupancy Certificate, and Ahan II carries a MahaRERA-declared December 2027 date. Buyers should treat RERA-declared possession dates as the legally binding ones and marketing or "target" dates as indicative only.
What to verify before you commit
Three things, in order.
First, verify the tower-specific registration on the MahaRERA portal at maharera.maharashtra.gov.in. The number that matters is the one for the wing you are actually buying into.
Second, ask for the current per-sq.ft. monthly maintenance figure in writing. A 40-plus amenity development with a 1,00,000-plus sq.ft. clubhouse and high-rise vertical transportation will sit at the premium end for the micro-market, and that cost is recurring.
Third, confirm parking. One covered car parking space is included with each residence as standard; additional parking is allotment-based and subject to availability. Multi-car households should get that in writing at booking rather than verbally.
And one piece of advice that has nothing to do with paperwork: visit the approach road, not just the sales lounge. Byculla is a dense, mixed-use, historically industrial and mill-belt neighbourhood. The project is a gated, self-contained environment with 60–70% of its seven acres kept open and landscaped, but the immediate streetscape outside the gate is old Mumbai, not Worli Sea Face. Buyers who see that for themselves and still like the address are the ones who stay happy with the purchase.