Quick Answer
Godrej Bandra Reclamation is expected to open from Rs 19.5 crore for a sea-facing 3 BHK and Rs 27 crore for a roughly 3,000 sq ft carpet 4 BHK. That is about Rs 88,000–90,000 per sq ft carpet, inside the Rs 80,000–1.15 lakh band that sea-facing Bandra West stock commands. The project is pre-launch — RERA registration is yet to be announced.
There is no published price list for Godrej Bandra Reclamation yet, and any broker quoting you a firm rate card today is quoting an expectation, not a filing. What does exist is a well-defined 2.75-acre plot, a two-tower G+30 configuration, a stated entry point of Rs 19.5 crore, and a micro-market with enough recent transaction data to sanity-check whether those numbers make sense.
They largely do. Bandra Reclamation property rates run between Rs 65,000 and Rs 95,000 per sq ft in 2026, averaging around Rs 82,000 for new sea-facing developments, and units with a direct, unobstructed sea view command Rs 80,000 to Rs 1.15 lakh per sq ft. A 4 BHK at Rs 27 crore across roughly 3,000 sq ft carpet works out to about Rs 90,000 per sq ft — a premium to the corridor average, which is what a front-row Sea Link position is expected to carry.
This guide sets out what the Godrej Bandra Reclamation pricing is likely to look like, how it benchmarks against ready inventory in the same pocket, the total cost including stamp duty at this ticket size, and the specific things a buyer at Rs 20 crore-plus should refuse to sign without.
Godrej Bandra Reclamation Price List — Expected Configuration Pricing
Two configurations are expected across the two towers. At this ticket size, unit-level pricing varies far more by floor and view orientation than by configuration — the same 4 BHK can differ by Rs 6–8 crore between a lower floor with a partial view and an upper floor with a full Arabian Sea frontage.
| Configuration | Indicative Carpet | Expected Entry Price | Implied Rate | View Profile |
|---|---|---|---|---|
| 3 BHK sea-facing | ~2,200 sq ft | Rs 19.5 Cr onwards | ~Rs 88,600/sq ft | Sea view, lower to mid floors |
| 4 BHK sea-facing | ~3,000 sq ft | Rs 27 Cr onwards | ~Rs 90,000/sq ft | Full frontage, mid to upper floors |
Treat every figure above as indicative until MahaRERA registration is published. Under the RERA framework a developer cannot advertise or accept booking amounts before registration, so the price you are eventually asked to sign against will be the one filed with the authority — and it may differ from pre-launch expectations in either direction.
New launches in Bandra Reclamation are typically priced 15–20% below comparable ready inventory in the same micro-pocket. On a Rs 27 crore ticket that is a Rs 4–5.4 crore differential — which is the entire commercial logic for taking on launch-stage risk here.
How the Pricing Benchmarks Against the Micro-Market
Bandra Reclamation is a narrow, supply-constrained strip, and comparables are unusually easy to establish because so few plots trade. The table below sets the expected Godrej pricing against what the surrounding market is doing in 2026.
| Segment | Rate per Sq Ft | 3 BHK Ticket | 4 BHK Ticket | Availability |
|---|---|---|---|---|
| Bandra Reclamation average | Rs 65,000–95,000 | — | — | Limited |
| New sea-facing developments | ~Rs 82,000 | — | — | Launch stage |
| Direct sea-view units | Rs 80,000–1,15,000 | Rs 8 Cr+ | Rs 18–25 Cr | Ready, scarce |
| Godrej Bandra Reclamation | ~Rs 88,600–90,000 | Rs 19.5 Cr | Rs 27 Cr | Pre-launch |
The Godrej entry price sits above the ready 4 BHK band of Rs 18–25 crore, which will strike some buyers as counterintuitive for a launch-stage product. The explanation is unit size and position: a 3,000 sq ft carpet 4 BHK with full Sea Link frontage is a materially larger and better-positioned home than most of the ready stock trading at Rs 18–20 crore, much of which sits in older buildings on smaller layouts with partial views. Compare rate per square foot rather than ticket size, and the positioning is consistent.
The forward-looking case rests on infrastructure. The sea-facing corridor between Bandra Reclamation and Worli is absorbing infrastructure investment measured in lakhs of crores, and analysis of the Bandra Bay pocket has pointed to roughly 46% price upside as the Coastal Road and Sea Link network matures. Values in the broader corridor are already pushing toward the Rs 1.5 lakh per sq ft mark at the very top end.
Total Cost at This Ticket Size
Stamp duty and GST are proportionally identical to any other Mumbai purchase, but at Rs 20 crore-plus the absolute numbers change how you plan liquidity. Mumbai stamp duty is 6% inclusive of the 1% metro cess, and 5% GST applies because this is an under-construction purchase.
| Cost Head | 3 BHK at Rs 19.5 Cr | 4 BHK at Rs 27 Cr | Notes |
|---|---|---|---|
| Base consideration | Rs 19.50 Cr | Rs 27.00 Cr | Before view and floor premium |
| GST @ 5% | Rs 97.5 L | Rs 1.35 Cr | Applies until OC is received |
| Stamp duty @ 6% | Rs 1.17 Cr | Rs 1.62 Cr | Includes 1% metro cess |
| Registration | Rs 30,000 | Rs 30,000 | Capped |
| Legal and advisory | Rs 8–15 L | Rs 10–20 L | Worth paying for at this size |
| All-in | ~Rs 21.73 Cr | ~Rs 30.07 Cr | Excludes floor-rise premium |
Floor-Rise Is the Hidden Variable
In sea-facing towers, floor-rise premiums typically run Rs 500–1,500 per sq ft per floor. Across a G+30 tower that can add Rs 3 crore or more between a fifth-floor and a twenty-eighth-floor unit of identical size. Ask for the floor-rise schedule in writing before you shortlist a floor band.
The Rental Reality — Why Yield Is Not the Point Here
Expected rental yields at Bandra Reclamation run 2–2.5% annually. On a Rs 27 crore purchase that is Rs 54–67 lakh a year in gross rent, against an all-in outlay above Rs 30 crore. No rational underwriting of this asset rests on rental return.
What the rental market does provide is a floor. Bandra Reclamation has a deep, durable tenant base — senior corporate expatriates, diplomatic staff, film and media principals, and finance professionals working out of BKC eight kilometres away. Vacancy at the top end of this micro-market is genuinely low, which means the asset can be carried indefinitely without distress if a sale is inconvenient. At this ticket size, that optionality matters more than the yield percentage.
Eight Checks Before You Commit at Pre-Launch
Buying at pre-launch means buying on a plan and a promise. The due diligence below is not optional at this ticket size, and every point on it has caught a real buyer somewhere in Mumbai in the last five years.
- Do not pay more than a nominal expression-of-interest amount before MahaRERA registration is published — advertising and booking collection before registration is not permitted
- When the RERA number is announced, verify the declared completion date and the sanctioned plan on the portal yourself
- Confirm the plot title and the development agreement chain for the 2.75-acre parcel through independent counsel
- Establish which floors and orientations carry genuine unobstructed sea view — insist on a view study, not a rendering
- Get the floor-rise and view premium schedule in writing before shortlisting
- Check CRZ clearances applicable to the plot, which govern setbacks and heights on reclaimed sea-facing land
- Read the payment plan carefully — construction-linked plans spread risk far better than upfront-heavy structures at pre-launch
- Verify carpet area definition on the agreement against the RERA filing; at Rs 90,000 per sq ft, a 100 sq ft discrepancy is Rs 90 lakh
Point six deserves emphasis. Bandra Reclamation is reclaimed land under coastal regulation, and CRZ conditions directly constrain what can be built and how close to the water. Any pricing premium justified by proximity to the sea should be checked against what the clearances actually permit.
Where This Sits in the Godrej Mumbai Portfolio
Bandra Reclamation would be the northern anchor of a two-project ultra-luxury position for Godrej Properties Limited in Mumbai, alongside Godrej Trilogy Worli, where sea-facing 3 and 4 BHK residences start at Rs 13.88 crore. The two sit at opposite ends of the same sea-facing corridor and appeal to overlapping but distinct buyers — Worli for proximity to the southern business district, Bandra for BKC and the western suburbs.
Scale gives the developer credibility at this end of the market. Godrej Properties Limited reported FY26 sales bookings of Rs 34,171 crore across 17,515 homes, the highest full-year booking value recorded by any listed Indian developer, with Rs 10,313 crore of it from the Mumbai Metropolitan Region. Executing a G+30 sea-facing tower under coastal regulation demands exactly that kind of balance sheet. Corporate filings are published at Godrej Properties Limited.
Frequently Asked Questions
Q: What is the expected Godrej Bandra Reclamation price list for 2026?
Sea-facing 3 BHK units are expected from Rs 19.5 crore and 4 BHK units of roughly 3,000 sq ft carpet from Rs 27 crore, implying about Rs 88,600–90,000 per sq ft. These are pre-launch expectations; final pricing will be set at MahaRERA registration.
Q: Is Godrej Bandra Reclamation RERA registered?
Not yet. The project is at pre-launch stage and the registration number is to be announced at launch. Under RERA, a developer cannot advertise or collect booking amounts before registration, so treat any firm rate card circulating now as indicative.
Q: How does the pricing compare with ready sea-facing stock in Bandra?
Ready direct sea-view 4 BHK units in Bandra West trade at Rs 18–25 crore, and Bandra Reclamation averages around Rs 82,000 per sq ft for new sea-facing developments. The Godrej pricing at roughly Rs 90,000 per sq ft carries a premium reflecting larger layouts and full Sea Link frontage.
Q: What is the total cost including stamp duty and GST?
A Rs 19.5 crore 3 BHK comes to roughly Rs 21.73 crore all-in after Rs 97.5 lakh GST, Rs 1.17 crore stamp duty, registration and legal costs. A Rs 27 crore 4 BHK works out to about Rs 30.07 crore, before any floor-rise premium.
Q: What rental yield can I expect at Bandra Reclamation?
Roughly 2–2.5% gross, which on a Rs 27 crore purchase is Rs 54–67 lakh a year. Yield is not the investment case here. What the rental market offers is very low vacancy from a deep expatriate, diplomatic and BKC-corporate tenant pool.
Q: Is a launch-stage purchase actually cheaper here?
Historically yes. New launches in Bandra Reclamation are typically priced 15–20% below comparable ready inventory in the same pocket, which on a Rs 27 crore ticket is a Rs 4–5.4 crore differential. That discount is compensation for construction and timeline risk.
Q: How far is the project from BKC and the Sea Link?
The Bandra–Worli Sea Link is adjacent, Bandra railway station is about 2 km away, and BKC is roughly 8 km. Mumbai International Airport is around 25 km. The Coastal Road network is expected to further improve north–south connectivity from this address.
Our Verdict on the Numbers
The expected Godrej Bandra Reclamation price list is consistent with what the micro-market supports. At roughly Rs 88,600–90,000 per sq ft it prices above the corridor average and below the top of the direct sea-view band, which is a defensible position for a new two-tower development with Sea Link frontage on a scarce 2.75-acre parcel.
The discipline this purchase requires is patience. Do not commit capital beyond a nominal expression of interest until the MahaRERA registration, sanctioned plans and CRZ clearances are on the table and reviewed by your own counsel. Once they are, the 15–20% launch discount to ready stock is a genuine advantage. Our team tracks the registration status and can flag the moment filings go live — the full return analysis covers whether the Rs 19.5 crore entry point justifies itself.
