Bandra East New Launch Tracker 2026: Every Under-Construction Project Near BKC
3 May 2026 · 11 min read · Bandra East
- 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
Related: Bandra West Property Buying Guide 2026 · Ready vs Under Construction Mumbai
Frequently Asked Questions
Browse Bandra East New Launches & RTM Projects
Property Butler tracks all active Bandra East inventory — under-construction and RTM, all budgets.
Search Bandra East Properties →Related: Bandra East Area Guide · Bandra West Property Buying Guide · Ready vs Under Construction Mumbai · RERA Guide for Mumbai Buyers · NRI Property Investment Guide Mumbai
Frequently Asked Questions
Which new launch in Bandra East has the earliest possession?
As of May 2026, Ten BKC by Kalpataru (Phase 1) targets Q4 2026. Agami Legends and Shivalik Gulmohar Avenue target 2027. Always verify at maharera.maharashtra.gov.in before booking.
What is the PSF range for Bandra East new launches?
New launches span ₹20,000–₹55,000/sqft. Entry projects like Shivalik Gulmohar Avenue target ₹20,000–₹30,000/sqft. BKC-facing towers like Ten BKC and BKC 28 command ₹40,000–₹55,000/sqft. The locality average is ₹51,577/sqft across all inventory.
New launch vs resale in Bandra East — which is better in 2026?
New launches deliver RERA protection, modern specs, and full amenities but require 1–3 years wait. Resale gives immediate possession at ₹5–15% below new launch PSF. If your move-in is 12+ months away, new launches offer better value. If you need possession now, resale is the only path.
What RERA protections apply to Bandra East buyers?
All projects must be MahaRERA-registered before marketing. Protections: 70% of payments held in escrow; possession delays trigger compensation at SBI MCLR + 2% pa; complaints filed online. Verify registration at maharera.maharashtra.gov.in before any payment.