Raymond Realty's roots are in Thane, where the group's 100-acre land bank has shaped projects ranging from TenX Habitat and TenX Era to the flagship Address by GS township along Pokhran Road. That Thane foundation gave the developer a proven template: large-scale, amenity-rich gated communities in high-connectivity corridors. Sion East is a deliberate extension of that logic — a location with established social infrastructure, direct rail access, and measurable price appreciation — but positioned inside Mumbai's municipal limits, a fundamentally different buyer profile from Thane.
The company's expansion beyond Thane accelerated through joint development agreements in Mahim, Wadala, Bandra, and Sion. As of July 2025, Raymond Realty listed independently on the NSE and BSE after demerging from Raymond Ltd, creating a pure-play real estate entity with a gross development value pipeline approaching ₹40,000 crore. The Sion project sits within the ₹14,000 crore JDA-sourced portion of that pipeline — capital-light deals on third-party land, allowing Raymond Realty to scale across Mumbai without concentrating all risk in a single land holding.
The Address by GS, Sion East is an under-construction residential development located in Shastri Nagar, Sion East, Mumbai 400022. The project comprises five towers, each rising to 3B + G + 2P + E + 22 storeys, spread across approximately 4.84 acres. It offers 2 BHK and 3 BHK configurations, with 2 BHK carpet areas up to 828 sq ft starting from ₹3.15 crore, and 3 BHK carpet areas up to 1,272 sq ft starting from ₹4.36 crore. The development holds five MahaRERA registrations: PR1170002503012, PR1170002503011, PR1170002503010, PR1170002503009, and PR1170002503008.
At the project level, the design prioritises natural light and cross-ventilation through vastu-compliant, East-West facing layouts with full-size windows and expansive decks that frame views of the Mumbai skyline. The 25,000 sq ft clubhouse anchors an amenity programme that spans an infinity-edge and temperature-controlled pool, private spa rooms, a rooftop yoga pavilion, a Zen garden, tennis and squash courts, a high-performance gym, a virtual golf zone, a skating rink, digital learning centres, and pet grooming zones. This amenity depth — closer to what Raymond deployed in its flagship Thane Address projects — reflects the developer's intent to bring its township-grade offering into a central Mumbai redevelopment plot.
Market data from 99acres places Raymond The Address by GS, Sion as the single most-transacted project in Sion East by a significant margin — approximately 96 registered transactions in the past year, more than four times the volume of the next-most-active project in the micro-market (Dosti Mezzo 22 with 24 transactions). That level of absorption in a market with over 110 listed properties signals genuine end-user demand, not speculative churn, and confirms that the Raymond brand carries meaningful conversion weight in this locality.
Sion East sits at the geographic centre of Mumbai's eastern belt, bounded by the Eastern Express Highway to its east and Sion Railway Station (Central Line) to its west, with Chunabhatti (Harbour Line) providing a second rail option within the neighbourhood. Average registered transaction prices in the micro-market stand around ₹33,598 per sq ft based on Maharashtra government data, while asking prices on platforms have risen to approximately ₹44,400 per sq ft — a gap that reflects the weight of new-construction premium projects, of which Raymond The Address by GS is the dominant contributor.
Price appreciation in Sion East has been steep by Mumbai's standards: approximately 30.8% in one year and 32.5% over three years, according to 99acres data. A broader industry estimate puts value growth along the Matunga-Sion corridor at approximately 37% between 2021 and 2025. That trajectory is not driven by speculative activity but by a combination of central location, mature social infrastructure, and a structural shortage of new supply — the area's older residential stock is being replaced by a small number of large-format redevelopment projects, of which Raymond's is the highest-volume.
Sion Railway Station sits approximately seven minutes from the project by road, giving residents direct access to Central Line services through Dadar, CST, and beyond. The Eastern Freeway is reachable within 16 minutes, shortening travel to South Mumbai considerably. Chhatrapati Shivaji Maharaj International Airport is 11.1 km away. Looking further ahead, the Mumbai Metro Rail Corporation has submitted a proposal for Metro Line 11 — a 17.4 km underground corridor from Anik Depot in Sion to the Gateway of India, estimated at ₹23,487 crore — that would link Sion directly to South Mumbai through Byculla, Nagpada, and Crawford Market. If approved, this would give Sion East a metro connection that currently no competing central-suburb micro-market possesses.
Industry commentary on the Sion–Matunga corridor frames it as a central gateway between the Mumbai Coastal Road (South Mumbai) and Atal Setu (Navi Mumbai), with access to BKC, JNPT, and the upcoming Navi Mumbai International Airport. This multi-directional connectivity is structural — it does not depend on a single infrastructure project being completed — which is why it attracts buyers who need to commute to multiple business districts.
This infrastructure is mature, not aspirational — it exists today and serves a dense, established residential population. For a buyer evaluating an under-construction project, proximity to functioning schools and hospitals reduces the execution risk that often accompanies early-stage purchases in greenfield suburban corridors.
Raymond Group was founded in 1925 as the Raymond Woolen Mill near Thane Creek and was subsequently acquired by the Singhania family in the early 1930s. The real estate vertical launched in 2019 and built its initial scale through the Thane land bank along Pokhran Road. By mid-2025, Raymond Realty had more than 35 completed and ongoing projects across Mumbai, Thane, Pune, Ahmedabad, Bangalore, and other cities. The GDV pipeline, at approximately ₹40,000 crore, includes ₹25,000 crore from Thane holdings and approximately ₹14,000 crore from JDA-based developments — the category under which the Sion project falls.
In Q4 FY25, the company reported revenue of ₹766 crore, up 13% year-on-year, with EBITDA of ₹194 crore at a margin of 25.3%. For buyers evaluating developer risk — a reasonable concern with any under-construction purchase — those numbers represent the financial substrate of the entity now delivering in Sion East. The Address by GS brand has also appeared at Bandra East and Wadala, signalling that Raymond Realty is using Sion not as a one-off but as part of a systematic move into Mumbai's central eastern belt.