2 BHK Flats for Sale in Bandra West, 11 Options, Real Prices (May 2026)
Bandra West remains Mumbai's most aspirational residential address. In May 2026, Property Butler tracked 11 active 2 BHK listings in Bandra West, asking prices ₹3.5 Cr to ₹12 Cr, average PSF ₹66,684. The entry-level 2 BHK here costs the same as a 3 BHK in Andheri West, but the resale premium and rental depth are fundamentally different.
2 BHK Bandra West, May 2026 Snapshot
₹3.50 Cr to ₹12.00 Cr
550 to 1,200 sqft carpet | ₹58,000 to ₹80,000/sqft | 11 active options
2 BHK Projects in Bandra West, Verified Listings
| Project | Developer | Price (Est.) | Carpet (Est.) | PSF | Possession |
|---|---|---|---|---|---|
| DLH Signature | DLH Group | ₹5.50 to 7.00 Cr | 830 to 1,050 sqft | ₹66,000/sqft | Ready (OC) |
| Ekta Westbay | Ekta World | ₹6.00 to 7.50 Cr | 900 to 1,100 sqft | ₹68,000/sqft | 2027 |
| Pali Hill Resale | Various | ₹3.50 to 5.00 Cr | 550 to 750 sqft | ~₹65,000/sqft | Ready |
| Carter Road Belt | Various | ₹7.00 to 12.00 Cr | 950 to 1,200 sqft | ~₹73,000 to ₹80,000/sqft | Ready-2027 |
Value Pick: DLH Signature
DLH Signature on Linking Road offers ready-to-move 2 BHKs with sea views at ₹66,000/sqft, among the most competitive pricing for an OC-received project in Bandra West. 3 BHK options in the same building range from ₹8 to 10.5 Cr.
What ₹5 to 8 Cr Gets You in Bandra West (2 BHK)
In the ₹5 to 6 Cr range, expect 750 to 900 sqft carpet in a well-maintained society, gated, parking, gym, but not a branded developer or sky-high floor. These are typically resale or early-stage UC plays on smaller plots. Location within Bandra West matters enormously: Pali Hill and Chapel Road trade at 10 to 15% premium over Hill Road.
At ₹7 to 8 Cr, you reach branded new projects like DLH Signature and Ekta Westbay, where carpet crosses 900 sqft, amenities are hotel-grade and views are partial sea. These are the sweet spot for end-users who want to live in Bandra West without the 4 BHK budget.
- Rental yield, 2 BHK Bandra West: ₹1.20 to ₹2.20 L/month (gross ~2.5 to 3%)
- School belt, St. Andrew's, Carmel of St. Joseph, Jamnabai Narsee all within 2 km
- Connectivity, Bandra-Kurla Connector + Western Express Highway; Band Stand walk
- Appreciation, Bandra West up 22% since 2023; sea-facing belt up 28%
See All 2 BHK Options in Bandra West
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What is the minimum budget for a 2 BHK in Bandra West?
Resale 2 BHKs start around ₹3.5 Cr for 550 sqft on older buildings in Pali Hill. New-project 2 BHKs typically start ₹5.5 to 6 Cr in 2026.
Is a 2 BHK in Bandra West a good investment?
Yes, Bandra West has Mumbai's deepest resale market outside SoBo. A ₹6 Cr 2 BHK rents at ₹1.3 to 1.6 L/month (2.6 to 3.2% gross yield). Capital appreciation has consistently outperformed index over 10 years.
Which parts of Bandra West are most expensive?
Carter Road, Bandstand, and Sea Face (Lands End) command the highest PSFs. Pali Hill and Chapel Road are next. Hill Road and Linking Road offer better value.
How much can I negotiate on a 2 BHK in Bandra West?
Bandra West is a seller's market, negotiation room is limited vs other Mumbai markets. For resale 2 BHKs (Pali Hill, older buildings), 3 to 7% is achievable. For branded new projects like DLH Signature, the discount from asking is typically 1 to 3% maximum. Best negotiation windows: October-November (festive season, developers offer payment plan benefits) and March (fiscal year-end). Vacant units that have been listed for 60+ days may have 5 to 8% negotiation room.
What are the all-in costs when buying a ₹6 Cr 2 BHK in Bandra West?
For a ready-to-move ₹6 Cr 2 BHK: Stamp Duty (6% male / 5% female) = ₹36L / ₹30L + Registration (1%) = ₹6L + Society transfer fees (₹25,000 to 50,000) + Legal/advocate fees (₹50,000 to 1L). Total transaction cost: approximately ₹43 to 44L for male buyers. Budget ₹6.43 to 6.45 Cr all-in. For under-construction, add 5% GST = ₹30L more, making total approximately ₹6.73 Cr.
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