Bandra East New Launch Tracker 2026: Every Under-Construction Project Near BKC

3 May 2026 · 11 min read · Bandra East

Property Butler Snapshot — Bandra East New Launches, May 2026

Under-construction projects tracked: 4
Earliest delivery: Dec 2026 (Rustomjee Stella, ₹4.05 Cr 3BHK)
Best value under-construction: ₹49,600/sqft (Rustomjee Prive, Dec 2028)
Most affordable entry: ₹1.26 Cr (Aarambh 1BHK, Jun 2029)
RTM premium vs under-construction: 20–30% (Ten BKC at ₹75,000/sqft vs Prive at ₹49,600/sqft)
BKC distance: most projects within 1.5–2.5 km of BKC core

Bandra East is Mumbai's most underpriced BKC-adjacent residential market. While BKC offices command ₹200–350/sqft/month in rent and land prices in the complex exceed ₹2.5 lakh/sqft, residential flats in Bandra East — often 1.5 km from a BKC office tower — range from ₹43,000 to ₹75,000/sqft. The gap explains why the area consistently draws investment buyers, corporate-lease seekers, and BKC-working professionals priced out of Bandra West.

This tracker covers every active new launch and under-construction project in Bandra East as of May 2026, with a direct comparison to the two major RTM projects already available.

Under-Construction Projects: Detailed Profiles

1. Rustomjee Stella — Earliest Delivery, Best Entry Price

Developer: Rustomjee Group
Delivery: Dec 2026 (earliest in Bandra East under-construction category)
3BHK: ₹4.05 Cr (942 sqft, ~₹43,000/sqft)
Target buyer: End-user or investor seeking near-term delivery at lowest PSF

Rustomjee Stella is the entry ticket into Bandra East's new-launch market at ₹43,000/sqft — the lowest PSF among all active projects in the area. With Dec 2026 delivery, it is the only under-construction Bandra East project delivering within 8 months. For a buyer who wants new-construction feel without the 2–3 year under-construction wait, Stella is the answer. Note: at 942 sqft for a 3BHK, carpets are compact. Rustomjee Group has a strong delivery record in the BKC belt.

2. Rustomjee Prive — Best Value Mid-Ticket

Developer: Rustomjee Group
Delivery: Dec 2028
3BHK: ₹5.40–6.70 Cr (1,088–1,315 sqft, ~₹49,600–51,000/sqft)
Target buyer: BKC professional or investor seeking 2.5-year growth play

Rustomjee Prive is Property Butler's recommended entry for BKC-proximity investors in Bandra East. At ₹49,600–51,000/sqft for a 3BHK from a proven developer, it is priced 35–40% below the RTM market (Ten BKC trades at ~₹75,000+/sqft RTM). Dec 2028 delivery gives 2.5 years for appreciation. The 1,088–1,315 sqft carpet range makes it genuinely liveable for a working couple or small family — not just a compact investment unit. At ₹5.40 Cr entry, it is accessible to buyers who cannot stretch to Ten BKC or Kalpataru Magnus.

3. Agami Legends — Larger Carpets, Premium Finishes

Developer: Agami Realty
Delivery: Dec 2028
3BHK: ₹7.53 Cr (1,307 sqft, ~₹57,600/sqft)
4BHK: ₹10.85 Cr (1,835 sqft, ~₹59,100/sqft)
Target buyer: Larger-family buyer or investor seeking bigger carpets near BKC

Agami Legends occupies the mid-to-upper tier of the Bandra East under-construction market. At ₹57,600/sqft for a 1,307 sqft 3BHK, carpets are substantially larger than Rustomjee Prive — and the ₹7.53 Cr price point is still 15–20% below the RTM benchmark set by Kalpataru Magnus (₹8.48 Cr for 1,321 sqft at ~₹64,200/sqft). Agami Realty is a growing mid-market developer in the BKC belt; due diligence on delivery track record is recommended before committing. The 4BHK at ₹10.85 Cr (1,835 sqft) is the largest carpet in the under-construction Bandra East market.

4. Aarambh by Agrawal Group — Ultra-Affordable Entry

Developer: Agrawal Group
Delivery: Jun 2029
1BHK: ₹1.26 Cr (363 sqft)
2BHK: ₹1.98 Cr (528 sqft)
Target buyer: First-time buyer, investor seeking lowest ticket BKC-adjacent

Aarambh is in a category of its own: a 1BHK at ₹1.26 Cr in a BKC-adjacent location is almost unheard of in Mumbai 2026. The trade-offs are obvious — 363 sqft is a studio-scale flat, Jun 2029 is the longest delivery window in this tracker, and Agrawal Group is less established than Rustomjee or Kalpataru. But for a first-time investor with ₹1.3–2 Cr to deploy and a BKC corporate rental target in mind, Aarambh offers a unique entry point. A 363 sqft 1BHK in Bandra East rents at approximately ₹28,000–32,000/month — a gross yield of 2.7–3.0% on a ₹1.26 Cr purchase price, the highest yield in the segment.

RTM vs Under-Construction: The 20–30% Premium Gap

Project	Status	Config	Price	PSF
Ten BKC (Adani Realty)	RTM	3BHK	₹8.81–10.72 Cr	~₹75,000
Ten BKC (Adani Realty)	RTM	4BHK	₹16.78 Cr	~₹75,000
Kalpataru Magnus	RTM	3BHK	₹8.48 Cr (1,321 sqft)	~₹64,200
Kalpataru Magnus	RTM	4BHK	₹11.83–11.87 Cr	~₹64,200+
Rustomjee Stella	Dec 2026	3BHK	₹4.05 Cr (942 sqft)	~₹43,000
Rustomjee Prive	Dec 2028	3BHK	₹5.40–6.70 Cr	₹49,600–51,000
Agami Legends	Dec 2028	3BHK	₹7.53 Cr (1,307 sqft)	~₹57,600
Aarambh	Jun 2029	1BHK	₹1.26 Cr (363 sqft)	~₹34,700

Green rows = RTM. Orange rows = under-construction. RTM carries 0% GST; under-construction carries 5% GST.

The data is unambiguous: RTM commands a 20–30% PSF premium over under-construction in Bandra East. Kalpataru Magnus at ₹64,200/sqft vs Agami Legends at ₹57,600/sqft is an 11% gap — but Magnus also attracts 0% GST versus Legends' 5% GST, widening the effective gap further. Ten BKC at ₹75,000/sqft vs Rustomjee Prive at ₹49,600/sqft is a 51% PSF premium for the RTM option — which also delivers 2+ years of rental income and capital liquidity that under-construction cannot match.

Which Project for Which Buyer Profile?

End-user (BKC professional, need to move in 2026): Ten BKC RTM (₹8.81 Cr+) or Kalpataru Magnus RTM (₹8.48 Cr) — immediate move-in, zero construction risk, corporate rental income if needed
End-user (need to move in 2026, tighter budget): Rustomjee Stella Dec 2026 (₹4.05 Cr 3BHK at ₹43,000/sqft) — only under-construction delivering this year
Investor (₹5–7 Cr, 3-year horizon): Rustomjee Prive Dec 2028 (₹5.40–6.70 Cr, ₹49,600–51,000/sqft) — best risk-adjusted entry, proven developer, highest under-construction discount
Investor (larger carpets, ₹7–11 Cr): Agami Legends Dec 2028 (₹7.53–10.85 Cr) — biggest carpets in under-construction category, competitive PSF
First-time buyer / micro-investor: Aarambh 1BHK Jun 2029 (₹1.26 Cr) — lowest ticket BKC-adjacent in Mumbai 2026; highest implied yield post-possession

Frequently Asked Questions

Q: What is the difference between pre-launch and an active new launch in Bandra East?

Pre-launch is a marketing term for a project where RERA registration is pending. By law, developers cannot collect funds before RERA registration. Once RERA is registered (you can verify on maharera.mahaonline.gov.in), the project becomes a formal new launch where you can pay a booking amount and sign an agreement. All four projects in this tracker are post-RERA. Never book a flat at a pre-RERA stage as you have no legal protection under the RERA Act for refunds or delay compensation until the project is registered.

Q: How do I choose the right floor in a Bandra East project?

Higher floors (above 10th) command 5–15% premium over lower floors for views toward BKC, Mahim Bay, or the Eastern Freeway corridor. For investment: go high for premium resale value. For end-use with elderly or children: consider lower floors (easier egress, less lift dependency). In Ten BKC and Kalpataru Magnus, floors with unobstructed BKC-side views command the sharpest premium. In under-construction projects like Rustomjee Prive, early buyers get first choice of floors — secure a high floor with the right view orientation before the building sells out.

Q: Is there early-bird pricing available in Bandra East new launches?

For under-construction projects still in early booking stage (Rustomjee Prive, Agami Legends, Aarambh), some developers offer pre-launch or early-bird discounts of 3–8% on the base price for the first 20–30 bookings. These are typically non-advertised and negotiated directly. Property Butler can facilitate this conversation. Rustomjee Stella is likely past early-bird stage given Dec 2026 delivery is imminent. Ten BKC and Kalpataru Magnus are RTM and priced at market; negotiation is on total cost (car parking, PLC) rather than base rate.

Q: How far is Bandra East from BKC?

Most Bandra East residential projects are 1.5–2.5 km from the BKC core (MMRDA grounds, G Block). By road via the BKC Connector bridge, the commute is 8–12 minutes by car in off-peak hours. In peak hours (8–10am, 6–8pm), the same commute can stretch to 20–30 minutes. The Bandra-Kurla Complex metro station (Metro Line 3, Aqua Line) at BKC is a 15-minute walk or 5-minute auto from most Bandra East projects. Metro Line 3 connects BKC to CSMT in 20 minutes, making Bandra East a genuine transit-hub address.

Q: Which Bandra East project has the best under-construction discount vs RTM?

The largest discount is Rustomjee Prive at ₹49,600–51,000/sqft vs Ten BKC RTM at ~₹75,000/sqft — a 32–34% discount. Adding 5% GST on Prive and 0% on Ten BKC narrows this to about 28–29% effective discount. For investors, Rustomjee Prive (Dec 2028) is the best pure-discount play if you believe Bandra East PSF will continue converging toward the RTM market over the next 2.5 years. Agami Legends at ₹57,600/sqft vs Kalpataru Magnus RTM at ₹64,200/sqft is a smaller 10% discount — but Legends offers larger carpets.

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Bandra East New Launch Tracker 2026: Every Under-Construction Project Near BKC

Bandra East New Launch Tracker 2026: Every Under-Construction Project Near BKC

Under-Construction Projects: Detailed Profiles

1. Rustomjee Stella — Earliest Delivery, Best Entry Price

2. Rustomjee Prive — Best Value Mid-Ticket

3. Agami Legends — Larger Carpets, Premium Finishes

4. Aarambh by Agrawal Group — Ultra-Affordable Entry

RTM vs Under-Construction: The 20–30% Premium Gap

Which Project for Which Buyer Profile?

Frequently Asked Questions

Browse Bandra East New Launches & RTM Projects

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