Some places have an aura. Here, you will find yours. — AURA, a Lords' Estates community. Luxury villa plots at Khopoli, Mumbai 3.0, by Lords of the Lands.
*Indicative only. Rates, charges and plot availability are subject to change and to approvals; appreciation and ROI are indexed to the land rate and are not a guarantee of returns. For a full break-up, use the Plot Price Calculator.
We didn't plan a township.
We composed a way of living.
100 acres in Mumbai's next great corridor — imagined as a living wellness landscape where nature, design and community move in balance.
Land is the only asset they're not making more of.
The oldest wealth in the world — in the youngest growth story near Mumbai. Held once, it works three times over.
₹60 lakh of land in 1960, sitting today under a ₹2,000 crore development. That arc — buy the land, build on it, unlock it — is how most old Mumbai wealth was actually made. It was never a trade. It was one purchase, held long enough for the city to arrive.
An illustration of how south Mumbai land has behaved across three generations. Gross development value describes the scale of a project, not an owner's proceeds. Not a forecast, and not a representation of returns at AURA. Visuals are illustrative and do not depict a specific property, project or transaction.
Mumbai is expanding for the third time —
and this is where it lands.
Schematic. Not to scale, and not a survey map.
Four things bend the map this way: the new airport, the sea-link, the expressways and the port. Each one is set out with its date in the record below.
The third city isn't a forecast.
It's already being built.
AURA sits on the Khopoli edge of that map, where the expressway, the airport and the Sahyadri hills meet.
Visuals above are illustrative representations of the infrastructure named. They are not photographs of the completed assets.
A planned city, not a sprawl
KSC New Town is being master-planned under the MMRDA around the airport and the sea-link — education, healthcare and enterprise districts written into the plan rather than added to it later.
An economy already anchored
JNPT, India's largest container port, sits inside the same corridor — and the Virar–Alibaug Multimodal Corridor, 126.3 km cleared on a BOT model, is set to stitch it to the wider region.
And the reason people drive out here
The Sahyadri edge — hills, lakes, waterfalls and monsoon. Infrastructure is why the value moves; this is why you would actually spend the weekend.
Close enough to escape to.
Far enough to escape into.
On NH 548A, off the Mumbai–Pune Expressway. Your Friday drive ends before your playlist does.
Schematic. Navi Mumbai International Airport began domestic flights in December 2025 and international flights in July 2026; it is about 40 km from AURA by road. Drive times are indicative, measured to the AURA gate, and vary with traffic and time of day.
The Missing Link, the new international airport and Atal Setu are all open and running — the dated record is in Mumbai 3.0, just above.
You're not buying where it is.
You're buying where it is going.
As infrastructure completes, quiet land becomes a connected destination. Early entry is the entire thesis — so here is the curve, and here is what it means for a plot the size of yours.
*Appreciation indexed to the land rate — ₹2,999 per sq.ft at launch to ₹9,000 per sq.ft at corridor maturity. Indicative; not a guarantee of returns.
*Both figures are land value only, at the villa-plot land rate — ₹2,999 per sq.ft today, ₹9,000 per sq.ft at corridor maturity, a +200% move. They exclude infrastructure and development charges, the CAM deposit, one-time club membership, stamp duty, registration and applicable taxes. Indicative; not a guarantee of returns. For the full all-in break-up, use the Plot Price Calculator.
Get my personalised projectionSeven chakras, drawn as a landscape.
AURA is set out as a mandala — seven worlds along one spine, each answering to one of the seven chakras, from arrival and grounding at the base to stillness and summit at the crown. Ar. Sanjay Puri translates that order into building: sculptural curved brick, floating roof planes, deep shade, and a warm earth palette drawn from the Sahyadri soil it stands on. Wellness is not an amenity here — it is the geometry of the plan.
Buy the address today.
Inherit the story tomorrow.
A weekend home. A wellness sanctuary. A legacy.
Designed by Ar. Sanjay Puri — whose studio ranks among the world's Top 100 architectural firms (Archello, ArchDaily, WA UK, Architizer).
Sacred geometry. Honest materials. Timeless calm.
A township designed like a mandala.
A life designed around you.
AURA is conceived as a living wellness mandala — seven energy districts along a central spine, rooted in Indian philosophy, expressed in contemporary architecture. Wellness isn't an amenity here. It's the master plan.
A hundred acres,
composed one phase at a time.
The full AURA vision runs to a hundred acres, drawn as one landscape and released in phases. Phase 1 — thirty sanctioned acres — is where it begins.
Phase 1 — 30 acres
Launching now · 230 plots.
Phase 2A & 2B — ~40 acres
Future villa communities.
Phase 3 — ~30 acres
Extension of the vision.
City & beyond
Hospitality & wellness at scale.
Thirty acres,
composed like a landscape painting.
Not a mood board. The sanctioned layout for Phase 1 — 230 villa plots, the VERTEBRAE spine, the seven worlds and the road network, exactly as approved.
A wellness mandala, from above.
The whole of Phase 1 as sanctioned — drawn around the water, the grove and the ravine that were already there.
Every district you can see above answers to one chakra — named, placed and built in order along the VERTEBRAE spine, from the gate at the base to the summit at the crown.
Open space is the plan.
Not what's left after it.
Every garden, grove, stream-walk and orchard at AURA is measured and named on the sanctioned layout — a lotus pond, a rain garden, a water-sculpture court, a community farm and a sacred grove, held inside the plot structure rather than squeezed around it.
Landscape design-intent drawings · extents indicative and subject to the sanctioned layout.
One spine. Seven worlds.
Your second home, 365 days a year.
One grand clubhouse sitting on 4.5 acres runs the length of the community — the spine along which all seven worlds align. Roughly 35,250 sq.ft of built amenity, plus a 16,910 sq.ft open-air amphitheatre.
Architectural renders of VERTEBRAE by Sanjay Puri Architects, July 2026. Design-intent — materials, finishes and areas are indicative and subject to approvals. Tap any frame to enlarge.
- Grand Lobby
- Pre-Function Lounge
- Banquet Hall
- Banquet Terrace
- Guest Suites
- All-Day Restaurant
- Café Deck
- Convenience Store
- Gymnasium
- Yoga & Movement Studio
- Spa & Steam
- Salon
- Swimming Pool
- Kids' Pool
- Pool Deck
- Reflection Pool
- Badminton & Pickleball Courts
- Cricket Net
- Game Lounge
- Indoor Play
- Multipurpose Lawn
- Library
- Co-working Lounge
- Crèche
- Open-Air Amphitheatre
- Outdoor Movie Lawn
- Landscaped Forecourt
Amenity mix per the current clubhouse design. Inclusions are indicative and subject to approvals.
Design-intent / artist's impression. Tap any image to enlarge.
One building. Two entirely different lives.
By day it is a lobby, a pool deck and a restaurant. After dark the same spine becomes a banquet, an amphitheatre and a terrace under the Sahyadris.
Clubhouse amenity plan, design-intent. Areas and inclusions are indicative and subject to approvals.
A villa designed by
Ar. Sanjay Puri.
AURA sells non-agricultural villa plots — the land and the title are yours. These are design-intent studies of what a villa in the AURA language can look like on one of them, at FSI 1 – 1.5.
Artist's impression of an indicative villa design. Construction is not part of the plot sale; buyers may build to the approved development-control norms.
Not fifty amenities. Seven worlds.
Walk the wellness mandala — one world at a time, along the VERTEBRAE spine.
This isn't a weekend. This is a Tuesday at AURA.
From sunrise to starlight — one ordinary day inside the mandala.
Dinner at the club, then a quiet walk home through gardens — with no traffic to cross.
A title in your name.
Not a promise in a brochure.
Build your own number.
Every charge, in the open.
Choose a plot type and a size. Everything that goes into the cheque is listed — nothing appears later.
Typical Phase-1 plot sizes. Intermediate sizes exist — drag the slider, or ask for the availability sheet.
Plot numbers, orientation and the live availability sheet are shared on WhatsApp — no form needed.
See available plotsIndicative only. Rates, charges and plot availability are subject to change and to approvals. Stamp duty, registration, CAM, society charges and applicable taxes extra, on actuals. This calculator does not constitute an offer or an allotment.
| Plot Size (sq.ft) | Plot value @ ₹2,999/psf | Indicative all-in* |
|---|---|---|
| 2,250 | ₹ 67.48 Lakh | ₹ 91.97 Lakh |
| 3,000 | ₹ 89.97 Lakh | ₹ 1.20 Crore |
| 4,000 | ₹ 1.20 Crore | ₹ 1.58 Crore |
| 6,000 | ₹ 1.80 Crore | ₹ 2.33 Crore |
| 8,000 | ₹ 2.40 Crore | ₹ 3.08 Crore |
| 10,000 | ₹ 3.00 Crore | ₹ 3.83 Crore |
Payment Schedule · 20 : 80 plan
*All-in figures include infrastructure & development charges, the CAM deposit and one-time club membership. Exclusive of stamp duty, registration and applicable taxes; subject to change.
The questions buyers actually ask.
What is AURA?
Where is AURA located?
What plot sizes are available at AURA?
What is the price of AURA villa plots?
When does AURA launch?
Who is the developer of AURA?
What amenities does AURA offer?
Is AURA a good investment?
What does ‘NA plot’ mean, and are AURA’s plots NA?
What is a 7/12 extract, and whose name will it be in?
How far is AURA from the new Navi Mumbai airport and the Atal Setu sea-link?
What is included in the all-in price, and what is not?
Great land deserves great custodians.
Four names stand behind the drawing, the title and the delivery. None of them was added late.
Ar. Sanjay Puri
Climate-responsive design, internationally acclaimed — his studio ranks #32 on Archello's Top 100 architecture firms worldwide.
Shardul Amarchand Mangaldas
Among India's leading law firms — title, structure and documentation examined before a single plot was offered.
QUASCO
Specialist project, services and cost management — engaged from the drawing stage, not called in later to correct it.
The delivery team
Approvals, engineering and site delivery held inside the group — three hundred people already at work, not a promise to hire.
India's new-age branded land developer.
Lords of the Lands transforms underutilised land into high-value, ready-to-build assets — where data-led land ownership begins. We don't just work with land; we steward it with insight, responsibility, and a generational commitment to unlocking its true potential.
Vision
To empower a new generation of wealth custodians by transforming the world's most finite asset — land — into enduring, sustainable legacies.
Mission
To identify, acquire and transform land into future-proof assets through strategic master planning, sustainable design and professional execution.
Four expressions of land. One house.
Every Lords of the Lands development belongs to one of four verticals — and AURA is the flagship of Lords' Estates.
Lords' Estates
Plotted homes to call your own.
Lords' Enclaves
Gated communities, life in concert.
Lords' County
Farm estates, rooted in nature.
Lords' Logistics
Industry & logistics that connect.
A venture of Platinum Corp & The Edge.
A coming together of premium legacy and new-age ingenuity.
Some places are bought.
Some become your legacy.
Come stand on the land.
Site office at Khopoli–Pali Road. Open daily — call ahead and we’ll keep a buggy ready for the masterplan drive.
LORDS OF THE LANDS — (Khopoli – Pali)
Khopoli–Pali Road, off NH 548A, Khopoli, Raigad, Maharashtra 410203, India
18.5879° N, 73.2552° E
Map location is the Lords of the Lands site office at Khopoli–Pali. Plot boundaries shown in the masterplan are indicative and subject to final survey and sanction.