(Index 2026—27)0 residences · 0 neighbourhoods
Architecturefirst —residences
Plinth is a brokerage run by architects. We sell a short list of homes in Mumbai, Goa, Bengaluru and Pune, each presented as a case study, with drawings, diligence and an advisor who has walked every room.
(01) The studio
We started as an architecture practice in 2011 and became a brokerage by accident: clients kept asking us to sell the homes we had restored. We still read a building structure first, lobby last, and we still say no to most listings we are offered.
₹4,200 Cr
(01) Transacted since 2011
746
(02) Residences placed
62%
(03) Clients who return
4
(04) Cities, six neighbourhoods
(02) Index of residences
The index
Hover a row to see the residence. Every listing is numbered in the order it joined the book.
Filter all residences(Chapter 02) Featured residences
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Case
studies,
not
listings.
Each residence is documented the way an architect would present it: drawings, structure, light, and the honest list of what we would change.
(Founder) Ira Castellino, B.Arch, 2004(04) About the founder
An architect
who sells homes
“A listing tells you the carpet area. A drawing tells you whether the kitchen will get morning light in December. We sell from the drawing.”
Ira Castellino trained as an architect in Mumbai and spent seven years restoring Bandra bungalows before opening Plinth. She still reviews every mandate personally and walks each residence before it enters the index.
₹4,200 Cr
(01) Transacted since 2011
746
(02) Residences placed
62%
(03) Clients who return
- 2011An architecture studio in Bandra
Ira Castellino opens a two-desk practice above a bakery on Pali Mala Road, drawing restorations for Bandra's old bungalows.
- 2014The first mandate
A client asks the studio to sell the townhouse it restored. It goes in eleven days, to a buyer who read the drawings first.
- 2016Brokerage, properly
Plinth registers as a RERA brokerage and hires its first advisors: an architect, a surveyor and a lawyer, before any salespeople.
- 2018The Goa and coast desks
Alibaug land and Assagao villas join the book, with a title-first process that becomes the Plinth Diligence File.
- 2021Bengaluru and Pune
Offices open in Indiranagar and Koregaon Park for families relocating between the four cities.
- 2026₹4,200 Cr and counting
Fourteen years, 746 residences and a waiting list for listings. Still drawing every floor plan in-house.
- 01
Buy
A shortlist built from drawings, structure reports and society minutes, not just photographs. We walk every property before you do.
- 02
Sell
Measured floor plans, architectural photography and a private-first launch to buyers we already know. Most homes sell before they are public.
- 03
Lease
Furnished and long-let leases with vetted tenants, clear inventories and one point of contact for the whole term.
- 04
New launches
Early access to boutique RERA-registered projects, with an architect's read on the plans before you sign a booking form.
- 05
Land & title
Title chains, conversions, boundary walks and water tests for plots and coastal land, handled by our surveyor and counsel.
- 06
Plinth Studio
Interior, restoration and renovation advice for what you buy, from the studio that started it all.
(06) Process
Five steps,
no surprises
From a forty-minute brief to keys in hand. Most purchases close in nine to fourteen weeks.
Start with a visit- 01
Brief
A forty-minute conversation about how you live, not just where. We write it up as a one-page brief.
- 02
Shortlist
Five to eight homes, each with our own floor plan, a structure note and a pricing view.
- 03
Visit
Booked site visits with the advisor who knows the building, at the hour the light is best.
- 04
Diligence
The Plinth Diligence File: title, approvals, society, structure and tax, reviewed by counsel.
- 05
Close
Reservation, agreement, registration and handover, with keys in the hand we started with.
(08) Clients
In their words
“They sent us a floor plan with three walls circled and a note: these are the only ones you can't move. We bought the house because of that note.”
“Our Pali Hill townhouse sold in eleven days, to someone who had read the restoration drawings. That never happens.”
“Kabir walked the boundary of our Alibaug plot in the rain and found the one problem the seller had not mentioned. Worth every rupee of the fee.”
“We relocated from Bengaluru to Pune with two children and a dog. Meera knew which society would welcome all three.”
“Tara found us a monsoon lease in Assagao with fibre internet and a real desk. Best working year of my life.”
“Farhad told us not to buy on the 41st floor and explained why with the society minutes. We bought on the 28th. He was right.”
- 2025Boutique Brokerage of the YearWest Coast Property Circle
- 2023Restoration Commendation, Pali Hill TownhouseBombay Heritage Forum
- 2024Top 10 Residential Advisors, IndiaHabitat Review annual list
- 2022Best Property Photography SeriesFrame & Form Awards
(Buying) · 22 Sept 2026 · 6 min
Read the floor plan before the listing
Photographs sell a mood. Plans tell you how a home will actually be lived in. Here is how we read one.
(Neighbourhoods) · 8 Sept 2026 · 8 min
Worli sea face, tower by tower
Height, orientation and society culture matter more than the lobby. A field guide to Mumbai's most vertical neighbourhood.
(Land) · 25 Aug 2026 · 7 min
Buying land in Alibaug without regret
Title chains, NA conversion and the water table: the three checks that decide whether a coastal plot is a good one.
(01)How do I book a site visit?
Open any residence and choose a date and an hour in the visit panel, or use Book a visit in the menu. Slots that are already taken are greyed out. Your advisor confirms by phone or WhatsApp within a working day.
(02)What is the reservation amount and is it refundable?
To take a home off the market while diligence runs, you can pay a reservation online. It is 0.1% of the asking price (between ₹25,000 and ₹2,00,000) for sales, and half a month's rent for leases. It is fully refundable for 14 days and is adjusted against the token amount in your agreement.
(03)What does the Plinth Diligence File cover?
Title search, approvals and occupancy certificate, society minutes and dues, a structure note from our architect and a tax summary, reviewed by counsel. It is shared with you before you sign anything binding.
(04)What are your fees?
For buyers, 1% of the transaction value plus GST. For sellers, 1% to 2% depending on the mandate. For leases, one month's rent from each side. New-launch purchases carry no fee for buyers.
(05)Can you help me sell or lease my home?
Yes. Request a free valuation on the Sell page. An advisor visits within a week, measures the home for a Plinth floor plan and shares a written pricing view.
(06)Do you work with NRI buyers?
Often. We run video site visits, coordinate power of attorney and work with your bank on NRE/NRO payments and repatriation paperwork.
(11) Selling?
Get a free
valuation
An architect and an advisor visit, measure and price your home within five working days. No obligation, no portal blast.