Why Worli Sea Face still prices above Bandra
Two coastlines, two very different buyer pools, and one road project that has quietly redrawn the commute maths for both.
Mumbai · Alibaug · Dubai · Private Advisory
The Art of Living Exceptionally
A curated portfolio of India's most considered addresses — represented quietly, advised on personally, and matched to the few people they were built for.
120+Curated Residences
₹10 Cr+Mumbai Threshold
₹6 Cr+Alibaug Threshold
10 Years+In This Market
Curation Over Volume
A short list, held to a standard
Most of what is called luxury in this city is simply expensive. The distinction lies elsewhere — in the plot, the light, the architect's restraint, the developer's record when nobody was watching.
YOR Luxury represents a deliberately small collection of residences across South Mumbai, the western suburbs, Alibaug and Dubai. We do not list everything. We list what we would be willing to own.
Curated Residences. Privileged Access. Personal Advisory.Explore the Collection
Mumbai
₹10 Crore and above
Malabar Hill to Bandra, Worli Sea Face to Juhu. Sea-facing floors, low-density towers, and the handful of buildings that hold their value through every cycle.
See Mumbai residences
Alibaug
₹6 Crore and above
Forty minutes across the water. Managed villa estates, private plots and second homes built for the way Mumbai actually wants to spend a weekend.
See Alibaug residences
Featured Residences
The addresses that define luxury
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The YOR Collection
Every address we would put our own name to
Select any residence for the full brief — configuration, carpet areas, indicative pricing and design credits.
Mumbai
Alibaug
Why YOR?
Four reasons clients hand us the brief
01
Curation, not inventory
We carry a short list because a short list is the only honest way to advise. If a project does not stand up to the plot, the builder's record and the price, it does not appear here.
02
Access before the market
Long relationships across developer sales teams, private bankers and owners mean we often see a floor, a re-sale or a launch allocation before it is public.
03
Advisory, not brokerage
We will tell you when the answer is to wait, to look one micro-market over, or to walk away. Our value is in the recommendation, not in closing whatever is nearest.
04
Absolute discretion
Names, numbers and intentions stay between us. No listings of your home without instruction, no circulation of your requirement, no exceptions.
The Process
How a home is actually found
STEP 01
The conversation
An unhurried hour on how you live, who lives with you, and what the next ten years look like. No site visits yet.
STEP 02
The shortlist
Four to six residences, with the case for and against each set out in writing before you see a single one.
STEP 03
Private viewings
Arranged at the hour the light is right, with the decision-maker present and no sales floor between you and the answer.
STEP 04
Diligence
Title, MahaRERA status, approvals, OC timelines, society and the developer's delivery record — verified, not assumed.
STEP 05
Negotiation
Price, payment schedule, fit-out allowances, parking and the clauses most buyers never think to ask for.
STEP 06
Handover and after
Registration, possession, interior introductions and a relationship that continues long after the keys change hands.
About YOR Luxury
Yellow Oak Realty LLP
YOR Luxury is the ultra-luxury residential practice of Yellow Oak Realty LLP. We advise private clients, founders, family offices and returning NRIs on acquisitions across South Mumbai, the western suburbs, Navi Mumbai, Alibaug and Dubai.
The firm was founded in 2016 by two lady entrepreneurs, on a straightforward premise: that the buyer of a ₹30-crore home deserves the same standard of counsel a private bank brings to a portfolio — independent, researched, and unafraid to advise against a transaction.
What began as a boutique practice built on referrals has grown into a team that works across the full arc of a purchase — sourcing, diligence, negotiation, registration and handover — without ever becoming a listings business.
We keep the portfolio small on purpose. Every residence in our collection has been walked, measured against its own micro-market and checked against the developer's delivery history before it is shown to a single client.
On the supply side we work with developers on selective project mandates, bringing structured pricing views, qualified demand and a sales narrative built for the ultra-luxury buyer rather than the mass market.
The result is a practice that is deliberately harder to scale and considerably easier to trust — where the same person who takes your brief is the person who is still answering the phone at possession.
Founded2016
PracticeUltra-luxury residential
CoverageMumbai · Alibaug · Dubai
MahaRERAA52000000488
Leadership
Maanas Sharmaa
Vice President — Growth & Alliance
Eighteen years of total work experience, sixteen of them in Mumbai luxury real estate. Maanas began his career in banking at Deutsche Bank, where the work was advising high-net-worth families rather than selling to them.
He then moved into luxury real estate on the sales floor at Lodha Group, selling Lodha Bellissimo in Mahalaxmi, The World Towers at Lower Parel and The Park at Worli, before joining Rustomjee for Rustomjee Seasons and Rustomjee Oriana in Bandra East.
At K. Raheja Corp Homes he handled two of the city's most closely watched addresses — Raheja Artesia at Worli and Raheja Vivarea at Mahalaxmi.
A final stretch at Birla Estates, part of the Aditya Birla Group, made the gap obvious: developers sell their own inventory well, and nobody was representing the buyer across all of it. His remit at YOR Luxury is growth and alliances — mandates, channel relationships and the partnerships that give clients first sight of a floor.
MahaRERA A52000000488NAR-India MemberSMART Certified
What We Hold To
Six things that do not move
01
Integrity
The same number quoted to you is the number quoted to the developer.
02
Discretion
Your requirement is not circulated. Your name is not used as a reference without asking.
03
Precision
Carpet area, not saleable. Verified approvals, not brochure language.
04
Independence
No project is pushed because its commission is higher. Patience is part of the advice — the right home is worth eight months.
05
Craft
Architecture, materials and light are the substance — the rest is marketing.
06
Continuity
Most of our work now comes from people we advised years ago.
Developer Relationships
Working relationships across the market
We maintain working relationships across the market, which is what allows us to compare projects honestly rather than advocate for one.
YOR Luxury is an independent advisory. We do not claim exclusive representation, channel-partner exclusivity or any authorised agency for any developer named above unless separately confirmed in writing. Developer names are stated to identify the projects and relationships we work with.
Project Mandate
For developers considering an exclusive mandate
A mandate with YOR is not a distribution arrangement. It is a sales practice built around one project, one buyer profile and one narrative.
01
Positioning & pricing
A pricing view built from verified comparables in the micro-market, floor-rise and view premiums modelled unit by unit, and a positioning line the ultra-luxury buyer actually recognises.
02
Qualified demand
Access to our private client base, family offices, private bankers and NRI channels — buyers who are pre-qualified before they reach your experience centre.
03
Sales governance
A trained, dedicated team on site, a single reporting line, weekly pipeline and conversion reporting, and one accountable point of contact for the developer.
04
Brand discipline
Collateral, digital campaigns and channel communication held to one standard, so the project is never discounted in the market before it is discounted on paper.
Discuss a project mandate
Send us the project, the inventory position and the timeline. We will come back with an honest read on price, absorption and whether we are the right practice for it.
List With YOR
If you are selling or leasing, we would rather represent it properly
We take on a limited number of private resale and lease mandates each year. A home we represent is photographed properly, priced against verified comparables, and shown only to buyers and tenants who have been qualified — not broadcast to a portal and left to age.
Private Consultation
Schedule a Private Conversation
Tell us what you are looking for. We will come back with a considered response — not a call centre, not a blast of brochures.
The YOR Edit
Notes from the market
What MahaRERA actually tells you
Registration is a floor, not a guarantee. The useful fields are the ones most buyers never open.
Carpet, built-up, saleable
The single largest source of disappointment at possession, and the one line to insist on in writing.
Alibaug after the sea link
Travel time collapsed; supply did not. What that has done to villa pricing across Awas, Kihim and Nagaon.
Contact
Begin a conversation
Write to us
Office
Yellow Oak Realty LLP
Parinee Crescenzo, G-Block,
Bandra Kurla Complex,
Mumbai – 400051
Coverage
South Mumbai · Western Suburbs
Navi Mumbai · Alibaug · Dubai