Seeing a Flat in Oberoi Enigma? Here Is Everything to Know
Viewing a resale flat, renting, or collecting your keys, here is Oberoi Enigma on one page: both towers, where the RERA dates and the OC stand, what a flat is handed over with, and the full list of what you can automate in it, room by room.
Oberoi Enigma is two towers on LBS Marg, Mulund West, which Oberoi Realty lists as ready to move in. Flats come with imported marble in the living, dining, kitchen and every bedroom, a video door phone and branded switches; split ACs were a paid option, so some flats have them and some do not. An AHA Smart Homes system can run the lights, curtains, ACs, locks and scenes without lifting a single marble slab. AHA has designed 6 homes here.
Oberoi Enigma stands on LBS Marg in Mulund West: two towers that Oberoi Realty calls the tallest building in the neighbourhood, sold on their views of Sanjay Gandhi National Park and Vihar Lake.
What is Oberoi Enigma?
A two-tower project by Oberoi Realty, designed with the consultants HB Design and pre-certified under LEED. It shares its site and its brochure with Eternia, Oberoi's four-tower project registered separately as P51800006141, so make sure any plan you are shown is labelled Enigma. The details below are as Oberoi Realty's own Enigma project page gave them on 3 November 2026, alongside its brochure and the project's MahaRERA certificates; figures from data sites are marked as reported.
| What | Details |
|---|---|
| Address | LBS Marg, Mulund West, Mumbai 400080 |
| Towers | Two, A and B, under one MahaRERA registration |
| Homes | 3 BHK Grande and 4 BHK Royale |
| Size and count | 693 apartments and about 1,304 to 3,173 sq ft carpet, as a RERA data site reports; a broker deck gives smaller sizes |
| MahaRERA | P51800002656 (Enigma Towers A and B) |
| Status | Ready to move in, per Oberoi Realty |
When is possession, tower by tower?
Towers A and B: both ready to move in, by Oberoi Realty's account, and its page says show flats in the towers are open. The two share one MahaRERA registration, P51800002656. Per its MahaRERA certificates, the project was registered on 2 August 2017 with a completion date of 30 December 2022, and an extension certificate dated 20 March 2025 moved that date to 1 August 2024. You can read both yourself: search the number on the MahaRERA portal.
The occupancy certificate: a summary of Oberoi Realty's October 2024 earnings call reports that Enigma received its full OC. We could not open the transcript itself and found no OC date for each tower, so ask the seller or the society for a copy before you sign anything.
Either way, an Enigma flat is a finished home, and often a resale one. Automation goes in around what Oberoi, or the last owner, already fitted. If you are renting, the drivers and keypads can come with you when you move, as our guide on taking a smart home with you explains.
What comes with an Oberoi Enigma flat?
A well-finished shell with one big variable: the air conditioning. Oberoi Realty's specification list, on its page and in the brochure, reads like this:
| What the flat has | What it means for automation |
|---|---|
| Imported marble in the living room, dining, kitchen and all bedrooms | No cable is chased into the floor. Control sits in the light fittings, the switch boxes and any false ceiling you add |
| Split ACs, an optional extra at a charge | Your flat may have developer units or none. Both can be automated; the two routes are set out below |
| Video door phone | Already at the door. Note its make and how it connects; a smart main door lock is a separate decision |
| Branded electrical switches, brand not named | X7 keypads can take their place wherever a neutral reaches the switch box |
| Aluminium windows, marketed for park and lake views | A wide outlook, and direct sun on some sides for part of the day |
| Wardrobes and modular kitchen, optional at a charge | If yours are being made now, plan wardrobe locks and under-cabinet lights with the carpenter |
Oberoi lists no home automation of its own, so the only developer kit to plan around is the door phone and the switches.
Why is automation worth it in an Oberoi Enigma flat?
Because an Enigma flat has the finish but ordinary controls, and four things about the building widen that gap:
- The outlook. These flats are sold on the park and the lake, from the tallest building around. Curtains that move on a timetable let you keep the view in the morning and close out the sun when it reaches your side of the tower.
- The uneven AC picture. Because split ACs were a paid option, two flats on one floor can differ completely. A controller in each room handles whatever units yours has, or the ones you add later.
- The floor area. With carpet areas reported at up to about 3,170 sq ft, walking the flat to switch everything off takes a while. A single press at the front door does it instead.
- Marble across the main rooms. New wiring cannot run under it. A wireless system never needs to.
What can you automate in an Oberoi Enigma flat?
Almost all of it, and none of it needs the marble lifted. Below, room by room, is what an AHA system can run in an Enigma home, matched to what these flats are actually handed over with. Each device reports to a single hub in the flat, which is what lets one button move lights, curtains and AC together.
Living and dining room
- Dining and lounge on separate light. In an open-plan room, the dining pendant, the coves and the spots over the sofa each get a driver inside the fitting, so the table can be bright and warm while the lounge sits low and cool. A chandelier over the table follows its bulbs: dimmable bulbs dim, anything else runs as on or off.
- Curtains that respect the view. The aluminium windows here frame the park or the lake, so most homes want a sheer by day and a blackout at night. A motor on each track moves them independently and at 27 dB, from a keypad, the app, a schedule or your voice, and if someone tugs one open by hand the system logs where it stopped.
- Whichever ACs the flat has. An IR controller speaks to a split unit the way its own remote does, covering power, temperature and mode, with dry mode for damp monsoon days. One controller can look after several remote-driven devices in the same room.
- The TV and a BLDC fan. The TV and set-top box answer that same infrared controller. A ceiling fan joins through an RF controller, provided it is a BLDC model; induction fans are not supported.
- Scenes for nights in and nights out. Theatre Mode starts the TV, draws the blackouts, sets the AC and brings the lights down for a film. Hosting Mode chills the room quickly before guests arrive, eases back to your set temperature after about five minutes, and lights the dining table and the art rather than every corner.
- Ceiling sound, if a ceiling is coming. Oberoi's list does not mention a false ceiling, so if you are adding one, that is the moment for AHA Room Speakers, a ceiling pair with AirPlay and Spotify Connect. An aroma diffuser can join any scene.
Master bedroom
- A view that arrives gradually. Goodmorning Mode pulls the curtains back a tenth at a time every five minutes, so the park or lake light fills the room over roughly 50 minutes rather than in one glare.
- Lights out from the pillow. A long press on the bedside X7 keypad closes the blackouts, darkens every room in the flat and drops the split AC to the temperature you sleep at.
- A glow when your feet touch the floor. For Midnight Walk, a battery motion sensor beneath the bed brings up a soft under-bed strip or a lamp, and a presence sensor in the en-suite holds a dim light for as long as you are inside.
- Locks for the wardrobe Oberoi did not supply. Wardrobes were optional, so if yours are being built, a wardrobe lock that opens by fingerprint or from the app fits into that carpentry, with a three-year warranty. The bedroom door lock takes fingerprints, gives app control to the admin alone, and can stay open on a schedule.
- A pool of light for dressing or reading. Spotlight Mode lights the person, not the room: evenly for checking an outfit, tightly for a book in bed.
Children's room and other bedrooms
- A playroom on one switch. Kids Mode cycles colour through the lights, throws stars across the ceiling from the StarLight Projector, shuts the curtains so they show, and keeps the AC or fan comfortable.
- A separate AC plan for every bedroom. Whether the split units came from Oberoi or from you, each bedroom gets its own IR controller and timetable, so an empty guest room is not cooled all afternoon.
- A study that notices you. A presence sensor in a study corner keeps the lights on while you sit still at a desk, where an ordinary motion sensor would give up on you.
Kitchen, utility and passages
- A cleaning button for staff. Cleaning Mode switches to full white light and turns the AC and fan off for sweeping; a double click brings the AC back for a short run to dry the floor after mopping.
- Corridor lights that need no wiring. Battery motion sensors switch passage lights on as you approach and off four minutes after the last movement, with nothing cut into a wall.
- Kitchen lighting planned with the cabinets. The modular kitchen was optional too. If it is being made now, under-cabinet LED strip can go in with its driver, one driver for every 15 feet of strip.
Bathrooms
- A light that waits while you are still. A millimetre-wave presence sensor reads stillness down to breathing, within about 9 feet, so the light holds through a long shower. Your electrician brings a phase and neutral to where it sits.
- Sound by the basin. An IP44-rated bathroom speaker can run from a multi-zone amplifier that also feeds the master bedroom.
Entrance and main door
- Keep the door phone, add a smart lock beside it. Oberoi fitted a video door phone. Note its make and how it connects at handover; whether it can sit alongside an AHA system is something a site visit settles. The smart main door lock is its own device and opens by face recognition, fingerprint, palm or keypad; visitors get one-time codes, staff a timed code, and NFC cards work too. Its bell wakes the lock's camera and flashes your lights, and forcing it triggers a 30-second alarm plus a phone notification.
- Battery and backup. The lock's 5,000 mAh battery runs two to two and a half months a charge, recharges over USB-C, and two manual keys come with it. Behind a safety door, it fits only if the gap between the doors allows, which is measured on site.
- Arriving and leaving. Grand Welcome recognises whoever has come in and sets their own lights, curtains and AC temperature. Goodbye Routine locks the door, turns everything off and draws the curtains as you go out.
Mandir
- Prayer time, set once. With Pooja Mode the mandir lights rise on their own at the hour you choose, the diffuser releases fragrance, and an AHA speaker can begin the morning's bhajans. A mandir unit built into new carpentry can have its backlight on a driver from the start.
The whole flat
- A hub that does not wait for the internet. Lights, curtains, locks and scenes are processed on the hub in your home, so an internet outage does not stop them; only remote access, cameras and voice go online. In a power cut, scenes pause until the mains returns.
- A mesh that reaches across a large flat. The system runs on Zigbee 3.0, Matter and Thread, on its own network apart from your Wi-Fi, and every mains-powered device on it relays the signal onwards.
- Your phone, your voice, no fees. The AHA app for iPhone runs the flat from anywhere; AHA works with Apple Home and Siri, and with Amazon Alexa and Google Home too. There is no subscription.
- Three actions per button. On an X7 keypad, a single click, a double click and a long hold each do something different, and every keypad needs a neutral in its box.
- One room first, if you like. Start with the living room and add bedrooms later; the new rooms join the same system without rework.
| Not covered | Why |
|---|---|
| Geysers and water pumps | Heavy loads on dedicated circuits, which AHA leaves alone |
| Dimming chandeliers fitted with non-dimmable bulbs | The bulb sets the limit; those fittings work as on or off |
| Voice commands during an internet outage | The assistants run in the cloud, while lights, curtains and scenes carry on locally |
What should you plan differently in Oberoi Enigma?
Settle the AC route first. If Oberoi's split units are in, write down the brand and model in each room and check that each indoor unit comes with an infrared remote; the controller needs a clear line of sight to the unit's receiver, and it searches for the AC model when first powered on. If the flat has no ACs, you are choosing them: any split unit with an IR remote works, so fix its position together with the curtain tracks and any false ceiling, keeping the controller's view of it clear.
Size the curtains for glare, not just looks. On the sides facing the park or the lake, a sheer and a blackout on separate tracks is the usual answer, and fabric weight decides the motor. A standard AHA curtain motor handles a run up to 15 feet wide and 80 kg, and the heavier motor 120 to 150 kg. Tracks can open from the centre or stack to one side. Each motor needs a power point at the window head, and carries a five-year warranty.
Let the marble decide the routes. With marble in the living room, kitchen and bedrooms, every cable goes through the existing switch boxes or above a new false ceiling. Check each keypad position for a neutral before you choose it; where one is missing, it has to be run to the box first, as our guide to neutral wires and smart switches explains. The physical work, mounting and wiring, is your electrician's, done to AHA's specifications; AHA designs, supplies, configures and commissions the system.
Has AHA worked in Oberoi Enigma, and what does it cost?
AHA has designed 6 homes in Oberoi Enigma, and we have had 15 enquiries from the building. For a first figure, these are AHA's own room estimates, not quotes:
- Living room: 3 keypads, a curtain set, 10 light drivers, AC and fan control ₹1,20,000
- Master bedroom: a keypad, 6 light drivers, AC and fan control, a curtain set ₹85,000
- Guest room: a keypad, 6 light drivers, AC and fan control ₹60,000
Every figure above already counts the hub, and a flat only ever needs one, so three rooms together cost less than their sum. In Enigma, the size of the flat and the number of curtained windows will move the total most. Automation parts are under warranty for two years from invoice, curtain motors for five, and support tickets show about 95 per cent of problems fixed remotely within 30 minutes, with the first year of support included. Our 3BHK cost breakdown has the full picture, and a site visit prices your own plan. AHA Smart Homes is a home automation company in Mumbai. AHA is not affiliated with Oberoi Realty.
What do Oberoi Enigma owners ask us next?
What is the Oberoi Enigma possession date?
Oberoi Realty lists Enigma as ready to move in, as its project page said on 3 November 2026. Per its MahaRERA certificates, the completion date for Enigma Towers A and B, registration P51800002656, was 30 December 2022, later extended to 1 August 2024.
Has Oberoi Enigma received its occupancy certificate?
A summary of Oberoi Realty's October 2024 earnings call reports that Enigma received its full occupancy certificate. We found no OC date for each tower, so ask the seller or the society for a copy before you commit.
How many floors does Oberoi Enigma have?
Oberoi Realty does not publish a floor count; it calls Enigma the tallest building in the neighbourhood. The Skyscraper Center database lists 59 floors above three basements and a height of 201 m, while property portals give G+60 or G+64, so check the approved plans for your tower.
Where can I see the Oberoi Enigma floor plans?
On Oberoi Realty's Enigma page, under Floorplan and Brochure, which offers site, floor and apartment plans for each of the two towers. The brochure also covers Eternia, Oberoi's project on the same site, so confirm that a plan is labelled Enigma.
Where is Oberoi Enigma?
On LBS Marg, Mulund West, Mumbai 400080. Oberoi Realty's page puts a proposed metro station 0.6 km away, a hospital 1.4 km, Mulund station 2.3 km and the Eastern Express Highway 3.6 km.
What can you automate in an Oberoi Enigma flat?
Every light, sheer and blackout curtains, split ACs through infrared whether Oberoi fitted them or you add your own, BLDC fans, the TV, the main door, bedroom and wardrobe locks, motion and presence sensors, ceiling speakers, and scenes that combine them. Geysers and water pumps stay outside the system.
Has AHA worked in Oberoi Enigma before?
Yes. AHA has designed 6 homes in Oberoi Enigma, and has had 15 enquiries from the building, as of November 2026. AHA is not affiliated with Oberoi Realty.
In short: an Oberoi Enigma flat comes with marble, a door phone and a view, and may or may not come with ACs. Automating it means curtains that manage the view, infrared control for whichever ACs you end up with, lights run from their own fittings, and one press that closes the whole flat down.
You can try every scene on this page at either of our experience centres, laid out as real homes in Santacruz West and Lower Parel, open 11am to 7pm (Santacruz West is closed on Tuesdays). Walk in, or book ahead.
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