HomemumbaiRaymond Realty Ten X Era

Raymond Realty Ten X Era

Live data
Raymond Realty Limited Thane West, mumbai
Raymond Realty Ten X Era
Price Range
1.77 Cr - 2.5 Cr
Price / Sqft
₹28.37 K/sq.ft
Possession
Jan, 2026
Configurations
2, 3 BHK Apartments
Total Units
—
Locality
Thane West
Resident sentiment
Project issues pulse

17 insights shared by the community.

7 positives10 negativesAdd your perspective to help others decide.
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Positives

What residents appreciate the most

7 entries
Positive issue
7 comments
Reputable Developer with Strong Performance

Raymond Realty is perceived as a strong and reliable developer, backed by positive financial performance, including rising profit margins and successful project completions. The company has demonstrated rapid expansion in the real estate sector, with high booking values for its projects. Its strategic entry into the premium market and substantial land bank further contribute to its positive reputation, with many considering the project itself to be 'really good' and viable.

Community pulse
48 upvotes0 downvotes
Resident feedback
VP
Vaishali P.

Their realty projects under Harmohan Sahni have been really good. For example a direct comparison between Oberoi Realty and Raymond in the premium market of Thane makes the picture clear. Oberoi’s Forestville has sold only 9% of its projects while Raymond’s GS Address has sold 39%. Its real estate business is IMO overlooked. It’s high ROCE compared to its peers means it’s going to grow rapidly.

VP
Varun P.

Trusted brand. Future-ready living.

HV
Harsh V.

Raymond Realty's Q2 FY26 profit rose sharply to Rs. 60.2 crore, driven by efficient project execution and steady demand, despite lower...

DB
Deepak B.

its fundamentals in every way is strong. Unless there is any insider report, that I am not aware of, it doesn’t make sense, why its share are falling.

PK
Priti K.

it's a overall great project

NM
Naveen M.

Rest this project is really good

RN
Rajesh N.

Raymond Realty has rapidly established itself as one of the top 10 real estate companies in India, becoming the only one to complete its first project two...

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Positive issue
5 comments
Excellent Location and Connectivity

The project is strategically located directly behind Viviana Mall, offering convenient access to shopping and entertainment. It benefits from proximity to an upcoming metro station, enhancing future public transport options. Additionally, alternative routes via the Viviana flyover and Lodha exit provide smoother access to and from Mumbai or GB Road, bypassing potential traffic bottlenecks at Majiwada. The project also boasts multiple entry and exit points from both Pokhran Road 1 and 2.

Community pulse
6 upvotes0 downvotes
Resident feedback
SN
Smita N.

location is good. Upcoming metro station is nearby.

AS
Ankit S.

The approach/ exit from Mumbai or gb road is via the viviana flyover and take the lodha exit. You don't have to go to Majiwada. Saket is a great option when coming from beyond thane, no traffic now.

AT
Akash T.

Entrance is from both side. Pokhran 1 and pokhran 2 also

CR
Chaitanya R.

Pokhran Rd 1 and 2 seem quite upcoming... Raymond tenX are all viable

RP
Rajiv P.

Modern homes, great location & smart features perfect for techies!

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Positive issue
4 comments
Scope for Price Negotiation

Despite the high quoted prices, there is noted scope for negotiation on the table. Some buyers have successfully negotiated lower prices, with reports of sales teams being willing to engage in further discussions even after initial rejections, suggesting flexibility in pricing.

Community pulse
4 upvotes0 downvotes
Resident feedback
DS
Dipti S.

i walked off from the table telling sales people i wont pay more than 1.35 for this as they are demanding a premium on an average piece of land currently, now getting lot of calls from sales team.. !

RA
Rohit A.

There is further negotiation scope on table.

AT
Akash T.

Oh and I took the deal last year for 1.35

KN
Kiran N.

you can further negotiate and close the deal at 1.6 cr.

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Positive issue
3 comments
Strong Sales and High Demand

The project has experienced robust sales, with 2BHK units in Towers A and B reported to be almost sold out. This indicates high demand and popularity, with luxurious flats also selling out quickly within months of launch, reflecting strong market confidence in the development.

Community pulse
4 upvotes0 downvotes
Resident feedback
PS
Pallavi S.

almost sold out 2bhk in tower A and B

PN
Priyanka N.

all his schemes have all been sold out within 1-2 months of launching including luxurious flats (4-5-6 bhk’s valued at 5cr+) have also been sold out

TS
Tarun S.

Achieved a booking value of ₹306 Cr in Q1 FY26, driven by projects like 'The Address by GS 2.0' and 'Ten X Era' in Thane.

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Positive issue
4 comments
Potential for Good Views

Residents can enjoy views of the Yeoor hills and potentially amazing sunset views. Some describe the real-life views as even better than what cameras capture, and generally superior to those found in Mumbai suburbs.

Community pulse
4 upvotes0 downvotes
Resident feedback
HK
Hemant K.

Way better view than Mumbai suburbs

MN
Madhuri N.

My phone camera is not doing justice to this view. It looks better irl

RM
Riya M.

That's an amazing view!!! Do you get to watch the sunset too?

RD
Ramesh D.

mere side se yeoor dikhta hai

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Positive issue
3 comments
Premium Amenities and Facilities

The project offers a range of top-notch amenities, including a party hall, park, guest rooms, and a kids' play area. A significant advantage is the provision of basement parking, which is seen as a superior alternative to common parking towers found in other developments, eliminating long walks in the heat.

Community pulse
3 upvotes0 downvotes
Resident feedback
SM
Sandeep M.

TenX ERA has only 3 towers with basement parking. I guess it won’t have parking issue.

NV
Nikhil V.

Anything with underground parking is good then going to the common parking thats a 10 min walk in that heat.

SR
Sunil R.

Their amenities look top notch - party hall, park, guest rooms, kids play room, etc.

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Positive issue
2 comments
Lower Density Compared to Other Projects

The project is described as a low-density development, particularly when compared to other projects by the same developer like TenX Habitat. With only three towers and basement parking, it aims to offer a less crowded living environment.

Community pulse
2 upvotes0 downvotes
Resident feedback
AM
Ashwin M.

TenX ERA has only 3 towers with basement parking.

NS
Neelam S.

It low density project unlike habitat.

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Negatives

Where residents want improvements

10 entries
Negative issue
7 comments
High and Exorbitant Pricing

The project's pricing, with 2BHKs quoted around 1.80 Cr, is widely considered to be too high and not offering value for money. There's a perception that the developer is demanding a premium for what is considered an average piece of land, contributing to the overall sentiment that real estate prices in Thane are becoming exorbitant.

Community pulse
15 upvotes0 downvotes
Resident feedback
DS
Dinesh S.

1.8Cr is a bit too much

NR
Nitesh R.

the area is not that premium to command 1.5cr

HK
Hemant K.

If u read newspaper ,u will realise that these exorbitant prices are going to crash

PV
Purnima V.

Visited Ten X era Dropped the plan due to budget issue

MJ
Monica J.

Quoted price is 1.80 Cr.

PN
Priyanka N.

2cr damn whats with the prices at that price iam getting citizenship+ house+money back with interest after 5 years of investment in a central American country..Thane is done full of broken infrastructure overloaded public transportation systems auto mafia builder mafia and all...can't imagine people are paying 2.5cr for an apartment with such third class infrastructure...

SP
Sonali P.

rates of real estate property in Mumbai and thane are stupidity

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Negative issue
7 comments
Small Flat Sizes and Cramped Living Spaces

A recurring concern is the perceived smallness of the living rooms and bedrooms, especially considering the high price point. Some residents have described the flats as feeling 'suffocating and claustrophobic,' suggesting that the layouts do not offer sufficient utility space or a roomy feel.

Community pulse
9 upvotes0 downvotes
Resident feedback
HS
Harini S.

Tiny rooms

SN
Sharmila N.

The rooms are a bit small.

MJ
Monica J.

Just like a crows nest ! Smallass flats !

PP
Prakash P.

Area is very less in RR

BR
Bhavna R.

her living room and bedrooms look too small for the price.

CD
Charu D.

TenX is the only apartment in Thane that made me feel like the walls were closing in- utterly suffocating and claustrophobic.

SR
Shalini R.

raymond is tiny.

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Negative issue
6 comments
Developer's Management and Stock Performance Concerns

The parent company, Raymond Realty, has faced scrutiny regarding its management stability, with the owner being in the news for various controversial reasons. This has led to a continuous fall in the company's share price post-demerger, causing significant losses for investors. Such instability in the parent company's leadership and financial performance can indirectly impact buyer confidence in its real estate projects.

Community pulse
7 upvotes0 downvotes
Resident feedback
NR
Nitesh R.

promoters aren't able to run this company smoothly. Sometimes they just go on vacations 😂

MS
Mohit S.

The owner has been in news for all the wrong reasons in last five years (defrauded his own father, now his ex wife is asking for company ownership).

AS
Ankit S.

I'm also stuck in this cursed stock 50% loss

SD
Sneha D.

Raymond and Lodha are the same type of developers.

MN
Madhuri N.

Sometimes the founder loses ownership to his wife 😂

RN
Rajesh N.

Why Raymond Realty share is falling? From its demerger from Raymond, it’s continuously falling.

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Negative issue
5 comments
Traffic and Accessibility Challenges

The project faces significant challenges with entry and exit, particularly on weekends, which can be a major headache. The approach road from Majiwada is described as narrow and congested with autos and shops, making ingress and egress difficult during peak hours. There are also concerns about the Saket road having a 'negative vibe' at night and difficult public commute options to Thane station, often requiring reliance on private vehicles or autos.

Community pulse
5 upvotes0 downvotes
Resident feedback
RN
Rajesh N.

Ingress outgress to this property is a challenge from Majhiwada, it is dead scary to navigate towards Mumbai or Pokhran road during peak hours, the appraoch road from Majiwada is so narrow and infested with autos and shops on both side, also the saket road has a negative vibe during night

AK
Asha K.

Entry exit could be a problem

RP
Rajiv P.

Entry and Exit is a headache especially on the weekends

RD
Ramesh D.

Bhai itna door kon jayega rehne

TP
Tanvi P.

So you have to get to pokhran rd or book an auto on uber to reach on time. There is an auto stand outside the building, but the auto might not be always there. So you might want to travel more often by your own vehicle. There's no sharing rick for station from here.

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Negative issue
5 comments
View Obstruction and Dense Development

Despite some initial good views, there is a strong concern that these views will soon be obstructed by future construction, specifically by upcoming L&T Evara buildings. The overall development is described as a 'concrete jungle,' with buildings potentially blocking each other, leading to a loss of open views and a sense of overcrowding.

Community pulse
5 upvotes0 downvotes
Resident feedback
AR
Ananya R.

Most likely. But not sure what is the height and which units would be blocked. Check L&T Evara brochure. It has Tower 4 and future development marked behind Raymond.

KR
Karthik R.

now there is no view and there is project of L&T evara blocking all the view and they are building project very next to era

SN
Sameer N.

I can only see buildings obstructing each other 🤣

AJ
Aditi J.

Concrete jungle

PR
Payal R.

That view will soon be gone with time. Soon there will be a building next to your window

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Negative issue
4 comments
Misleading Information and Poor Sales Experience

There are instances of sales executives providing false information, such as misleading claims about school admissions (Suniti Devi Singhania vs. Sulochanadevi Singhania School) and incorrect possession dates (marketing 2027 vs. RERA 2029). Additionally, some potential buyers have reported a poor sales experience, feeling that salespersons were disinterested or did not take them seriously, and provided false information about views from balconies.

Community pulse
4 upvotes0 downvotes
Resident feedback
RS
Radhika S.

RERA date for the 2bhk towers is 2029, we were told possession will be June 2027. Hence dont fall for marketing gimmick if you want possession earlier.

PP
Prakash P.

The admissions guaranteed along with the apartment are not into Sulochanadevi singhania school which is the actual singhania school..it's into Suniti devi singhania school..

MJ
Monica J.

The salesperson at Raymonds didn’t take us seriously

NS
Neelam S.

Worst experience with Raymond booked an house in ten x era at the time of booking sales executive has provided false info about yeur hills view from balcony now there is no view and there is project of L&T evara blocking all the view and they are building project very next to era

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Negative issue
3 comments
Unreliable Online Reviews

There is a strong sentiment that many online reviews, particularly on platforms like Google Maps, are unreliable. Both positive and negative reviews are suspected to be paid, making it difficult for potential buyers to gauge genuine public opinion about the project.

Community pulse
3 upvotes0 downvotes
Resident feedback
PR
Payal R.

almost all are paid reviews.

AS
Aditya S.

Please do not believe any Google Maps reviews. Almost all of them - positive and negative are paid reviews.

TP
Tanvi P.

There were a lot more negative reviews for the project on Google earlier.

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Negative issue
1 comment
Poor Civic Sense and Driving Habits

Some residents have observed a lack of civic sense within the building, particularly concerning driving habits in the parking areas. People are reported to drive 'like maniacs' to the parking, indicating potential issues with internal traffic management or resident behavior.

Community pulse
1 upvotes0 downvotes
Resident feedback
RV
Reema V.

Because its s denser apartment, people drive like maniacs to the chiken parking area! Such educated people lack civic sense in this building.

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Negative issue
1 comment
Lift Malfunction Incident

An incident involving a lift malfunction and collapse occurred in the Raymond complex high-rise, resulting in minor injuries to an 11-year-old boy. This raises concerns about safety and maintenance within the buildings.

Community pulse
1 upvotes0 downvotes
Resident feedback
AM
Ashwin M.

An 11-year-old boy sustained minor injuries after an elevator in the Raymond complex high-rise in Thane malfunctioned and collapsed.

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Negative issue
1 comment
Allotment to Redevelopment Residents

There are reports and concerns about a significant number of flats in the project being allotted to residents from redevelopment projects. This aspect is highlighted as something potential buyers might want to investigate further.

Community pulse
1 upvotes0 downvotes
Resident feedback
DR
Devendra R.

I have heard lots of redevelopment people are being allotted flats there..so u might want to check upon that.

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Builder's Perspective

Response to hard water issues:

"We have initiated the setup of a centralized soft-water plant which is expected to be operational by Q2 2026. This will significantly reduce TDS levels across all towers."

Verified Response • Jan 5, 2026
M
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