Raymond's presence in J K Gram is not a developer entering unfamiliar territory; it is a company returning to the land it has held since 1944. In 1944, the family bought a woolen textile mill - Raymond Woollen Mills - in Thane from E.D. Sassoon and Co. The mill ran for decades before Raymond shut down its Thane factory in 2010 and is now focusing on its maiden real estate project there. J K Gram, the locality that carries the initials of the Singhania family's JK Group, sits on that very industrial footprint, and it is here that Raymond formally entered real estate. It was 2019 that saw the announcement of Raymond's entry into the real estate industry as Raymond Realty with the theme of 'Go Beyond', investing about 250 crores to create housing on 20 acres of land in Thane. That first phase alone was substantial: the first phase of the residential project was planned for 2,800 units on 14 acres, with three million square feet of built-up space.
Raymond Ten X Vibes is one of the projects carrying this legacy forward on the JK Gram plot. Engineered for fine living, the towers offer efficiently planned, Vaastu-compliant homes designed to maximize natural light and air, with large private decks. The project sits in J K Gram, Thane, well-connected to major roads like Agra Road and Eastern Express Highway, making it suited for a hassle-free commute. Units here have included furnished apartments on upper floors of a 42-floor building with 2 bedrooms and 2 bathrooms and park-facing views. The project also carries a retail component, with shops ranging from 200 to 2,000 square feet catering to diverse commercial needs. On amenities, Ten X Vibes offers 24x7 security, power backup and an RCC frame structure built for durability. The project is registered with MahaRERA, under registration number P51700052442, verifiable at the MahaRERA website.
Ten X Vibes does not stand alone. It shares the JK Gram and adjoining Pokhran Road address with a cluster of Raymond-built residences that together make up the company's home market: Ten X Habitat, Ten X Era, The Address by GS, Park Avenue, Raymond Codename Beyond, Raymond Premium I and Raymond Aashiyana in Vartak Nagar. Ten X Habitat, the flagship of this cluster, was spread over an area of 14 acres with 10 towers, making it one of the more spacious projects in the Thane region. This scale is deliberate: Raymond Realty, launched in 2019, focuses on high-quality residential projects in Thane, starting with its flagship Ten X Habitat. Following its 2025 corporate demerger into a separately listed company, the scale of this land bank became public in detail: Raymond Realty's portfolio includes 100 acres in Thane, with 40 acres under active development and 60 acres reserved for future projects. Analysts estimate that the Thane land is expected to generate roughly ₹25,000 crore in revenue on its own.
J K Gram's physical footprint explains why Raymond has concentrated so much of its Thane portfolio here. JK Gram is a 140-acre plot of land, situated between Pokharan Road 1 and 2, close to the Eastern Express Highway, Ghodbunder Road and Upvan Lake. This location has grown in recent times compared to other micro-markets in Thane, witnessing considerable price appreciation due to proximity to Sanjay Gandhi National Park, Majiwada Junction, C P Goenka International School and Jupiter Hospital. Internally, the layout has been planned for movement between the two Pokhran Road arms, with a 30-metre internal road connecting Pokhran Road No. 1 and No. 2. Established retail anchors sit close by, with good connectivity through major roads such as Eastern Express Highway and shopping complexes like Viviana Mall.
For a resident of Ten X Vibes, most daily requirements sit within a kilometre. Mahatma Gandhi School is roughly 0.65 km away, Swayam Hospitals about 0.62 km, the IOB Pokhran Road branch around 0.69 km, and Reliable Tech Park just 0.47 km away, serving as a business and employment hub. Shopping and hospitality are similarly close, with Fortune Park Lake City around 0.75 km away and Infinity Shopping Arcade roughly 0.70 km, offering dining and retail options. Across the wider JK Gram cluster, other Raymond addresses list additional social infrastructure, including Hotel Satkar Residency, Bethany Hospital, and Vasant Vihar High School & Jr. College as important nearby landmarks.
J K Gram's residential values reflect the locality's repositioning from an industrial belt to an organised housing cluster. Market data on Ten X Vibes shows an average price of around ₹23.1 thousand per square foot for the project, close to the broader J K Gram average of about ₹23.4 thousand per square foot. Rental levels in the immediate locality range from ₹31,000 to ₹80,000 across 1, 2 and 3 BHK configurations. Elsewhere in the Raymond Pokhran Road cluster, published price bands for Ten X Habitat placed apartments between roughly ₹1 crore and ₹2.21 crore.
Raymond's real estate arm now trades as an independent, listed business, a step that sharpens the accountability a buyer in J K Gram is dealing with. Raymond Realty was demerged from parent company Raymond Ltd with a ratio of roughly 1:1 and got listed on the BSE and NSE on July 1, 2025, focusing solely on real estate. Its scale by the time of listing was already established: Raymond Realty reported a 43% year-on-year revenue increase to ₹15.9 billion in FY24, with an EBITDA of ₹3.7 billion. The company has continued to add to its pipeline since, including a Parel joint-development agreement worth Rs 8,500 crore, taking the total portfolio Gross Development Value to Rs 52,000 crore. For a buyer, this means Ten X Vibes and its JK Gram neighbours are backed by a developer whose balance sheet, land title and delivery record are now under the direct scrutiny that comes with a stock-market listing, rather than sitting as one division within a diversified textile conglomerate.
