AABC Property Intelligence · Evidence-led project analysis
Piramal Aranya - Ahan II
Piramal Realty · Byculla · Mumbai / MMR
Property Intelligence /
Piramal Realty /
Piramal Aranya - Ahan II
Verified project facts
DeveloperPiramal Realty
LocationByculla, Mumbai / MMR
Project statusUnder Construction / topped out
Property typeResidential
Configuration2 / 3 / 4 BHK
Starting pricePrice on request · verify live
RERA / registrationP51900051735
Possession / OCUnder construction · registered completion timeline to reconfirm
Construction statusUnder construction · exact % not publicly stated
Market PSF proxyINR 29,270 /sq.ft proxy
Comparable benchmark PSFINR 29,270 /sq.ft
Market sales proxy47,355 · H1 2026 home sales
Market price trend+6.2% market proxy
Market gross yield proxy4.30% market proxy
Evidence date2026-11-03
Source statusPUBLIC EVIDENCE · VERIFY LIVE
Direct project transaction, PSF and rental metrics are shown when publicly verified. Otherwise AABC displays the source-dated area/community, emirate or market proxy used in underwriting and labels it clearly as a proxy.
Why AABC selected this project
Included in AABC India Property Intelligence after developer/project identity review. The score uses verified project facts where established, current market evidence, and developer delivery reliability; missing project-level transaction or rental inputs use conservative disclosed proxies and lower confidence.
Investment thesis
- Mumbai / MMR market evidence is used for demand, rental, momentum, supply and liquidity where direct project transaction evidence is not available as a direct project metric in the current public evidence set.
- Developer delivery-reliability factor is moderate at 73/100; delivery scale is established but punctuality evidence is not uniformly project-specific.
- RERA registration evidence is recorded as P51900051735.
Key risks
- Committed/current possession or occupation-certificate timing is not available as a direct project metric in the current public evidence set for this project in the approved evidence set.
- Current project-specific entry price is not available as a direct project metric in the current public evidence set; the Value component therefore uses a conservative neutral baseline.
- Project-specific registered transaction PSF and rental-yield history are not available as a direct project metric in the current public evidence set for this record; market proxies are used with reduced confidence.
- Developer delivery evidence: Strong transparency and handover evidence; promised-vs-actual timeline reconciliation is still needed.
AABC score components
Value50
Demand67
Rental66
Momentum72
Supply45
Developer73
Liquidity82
Evidence87.5
Availability does not contribute to the AABC Investment Score.
Current availability
Verify live
Public developer and regulatory evidence is source-dated to the current research cycle. Exact unit availability, price, phase and commercial terms must be reconfirmed before quotation or reservation. Availability is excluded from the AABC Investment Score.
Public developer and regulatory evidence is source-dated to the current research cycle. Exact unit availability, price, phase and commercial terms must be reconfirmed before quotation or reservation. Availability is excluded from the AABC Investment Score.
AABC does not present source-dated developer inventory as guaranteed live stock. Exact units, prices and commercial terms must be reconfirmed at enquiry.
Evidence & source transparency
AABC shows the public evidence attached to this project so investors can distinguish verified inputs from assumptions or missing data.
Piramal Aranya - Ahan II - Primary evidencePrimary / official evidence
Open source ↗
Piramal Aranya - Ahan II - RERA verification portalRegulatory evidence
Open source ↗
JLL — Mumbai Residential Market Dynamics Q2 2026Market evidence
Open source ↗
Business Today / ANAROCK — Q2 2026 prices & rental yieldsMarket price / rental proxy
Open source ↗
ETRealty / Knight Frank — Mumbai H1 2026 housing salesMarket sales activity
Open source ↗
AABC Advisor
Ali Asghar Busheri
Need the current unit list, price confirmation or a comparison with another project? Move from intelligence to verified availability.