Bandra West Sea View, Every Project, Every Price, Every Delivery Date (May 2026)
Buying a sea-view apartment in Bandra West in 2026 means choosing a point on a delivery timeline that runs from move-in-tomorrow (DLH Signature) to 42 months from now (7 Elements). Property Butler tracks every active sea-view new-launch and major resale project in Bandra West, this is the complete picture, sequenced by possession date. The core insight: Bandra West sea-view PSF falls roughly ₹6,000 to ₹10,000/sqft for every 12 to 14 months of additional wait. Understanding this ladder is the most important thing a Bandra West sea-view buyer can know.
Bandra West Sea View Market, May 2026 Overview
₹6.50 Cr to ₹40 Cr
6 active sea-view projects · RTM to Dec 2029 · ₹49,678 to ₹1.38 Lakh/sqft · All tracked by Property Butler
The Full Delivery Ladder, Sequenced by Possession Date
| Project | Possession | Config | Price Range | PSF Range |
|---|---|---|---|---|
| DLH Signature | RTM (OC received) | 3 BHK · 4 BHK | ₹8 to 21.08 Cr | ₹67,797 to ₹88,571 |
| Mayur Building | RTM (OC received) | 3 BHK | ₹15 Cr | ₹76,531 |
| Silver Rock | Jun 2026 | 3 BHK | ₹11 Cr | ₹85,072 |
| Mio Miraya | Dec 2027 | 4 BHK | ₹12.24 to 16.94 Cr | ₹75,964 to ₹76,358 |
| Paradigm Superstar | Dec 2027 | 4 BHK | ₹23 to 33 Cr | ₹1.27 to 1.38 Lakh |
| EKTA VICTORIA | Dec 2027 | 3 BHK · Penthouse | ₹8.89 to 40 Cr | ₹75,000 to ₹78,431 (sea view) |
| 9 Elements | Oct 2028 | 3 BHK · 4 BHK | ₹6.50 to 9 Cr | ₹64,677 to ₹65,217 |
| 7 Elements ★ | Dec 2029 | 3 BHK · 4 BHK · 5 BHK | ₹6.95 to 16.95 Cr | ₹49,678 to ₹59,894 |
The PSF-vs-Wait Trade-Off Visualised
The Bandra West Sea View Depreciation Curve
RTM (DLH Signature 3 BHK): ₹67,797/sqft ← baseline
Jun 2026 (Silver Rock 3 BHK): ₹85,072/sqft ← near-term supply scarcity premium
Dec 2027 (Mio Miraya 4 BHK): ₹75,964 to ₹76,358/sqft
Dec 2027 (EKTA VICTORIA 3 BHK): ₹75,000/sqft
Oct 2028 (9 Elements 3 BHK): ₹64,677/sqft
Dec 2029 (7 Elements 3 BHK): ₹49,678 to ₹58,898/sqft ← lowest PSF available
Pattern: each 12 to 14 month wait reduction in possession saves ₹6,000 to ₹10,000/sqft on new-launch stock. Silver Rock is the outlier, its June 2026 delivery creates a scarcity premium that pushes PSF above comparable RTM options.
Segment-by-Segment Breakdown
Segment 1, RTM and Near-RTM (Move in Within 12 Months)
DLH Signature (S Raheja Realty): The gold standard for RTM sea-view in Bandra West. OC received, 4 active configurations tracked by Property Butler. 3 BHK at 1,180 sqft (₹8 Cr, ₹67,797/sqft) to 4 BHK at 2,380 sqft (₹21.08 Cr, ₹88,571/sqft). No GST liability. Sea view across all 4 BHK units. The 3 BHK at ₹8 Cr is arguably the best RTM sea-view value in Bandra West for a genuine end-user who needs to move immediately.
Silver Rock (S Raheja Realty, Jun 2026): A single 3 BHK configuration at 1,293 sqft for ₹11 Cr (₹85,072/sqft). The highest PSF in this review, and the most puzzling at first glance. The premium reflects genuine near-possession scarcity: Silver Rock will be RTM within 6 to 8 weeks and is from the same developer as DLH Signature. For buyers who cannot find the right unit in DLH Signature, Silver Rock is a premium but credible alternative.
Segment 2, December 2027 (18 Months)
Three projects deliver in December 2027, but at very different price points and buyer profiles.
Mio Miraya (Sayaji Realty): 4 BHK sea-view at ₹12.24 to 16.94 Cr (₹75,964 to ₹76,358/sqft). The mid-luxury segment, not as stratospheric as Paradigm, not as accessible as 9 Elements. Sayaji Realty is a credible developer with Bandra West track record. For buyers with ₹12 to 17 Cr seeking a proper 4 BHK sea-view in 18 months, Mio Miraya is one of two options (the other being EKTA VICTORIA).
EKTA VICTORIA (Ekta World): Spans from 3 BHK city view at ₹8.89 Cr to a ₹40 Cr sea-view penthouse at 5,100 sqft. The 3 BHK sea-view units at ₹8.89 to 9.32 Cr (₹75,000 to ₹78,431/sqft) are the entry into the December 2027 delivery window without paying the Mio Miraya or Paradigm price. In May 2026, Property Butler tracked 3 live EKTA VICTORIA units across city-view and open-view at different price points.
Paradigm Superstar (Paradigm Realty): The ultra-luxury outlier. 4 BHK sea-face at ₹23 to 33 Cr (₹1.27 to 1.38 Lakh/sqft). This is Bandra Sea Face-pricing for a new-launch with 18 months of construction wait. The target buyer: someone who specifically wants a Paradigm branded product and has a ₹25+ Cr budget. For everyone else, this is a different market segment entirely.
Segment 3, October 2028 and December 2029 (28 to 42 Months)
9 Elements (Elements Realty, Oct 2028): ₹6.50 Cr (3 BHK, 1,005 sqft) and ₹9 Cr (4 BHK, 1,380 sqft). PSF ₹64,677 to ₹65,217. The best-priced sea-view 3 BHK in the sub-₹7 Cr Bandra West market with genuine sea-view confirmation. 28 months of wait.
7 Elements (Elements Realty, Dec 2029): The value anchor of this entire ladder. 3 BHK from ₹6.95 Cr (1,399 sqft at ₹49,678/sqft) to ₹6.95 Cr (1,180 sqft at ₹58,898/sqft). 4 BHK at ₹11.49 Cr (2,090 sqft, ₹54,976/sqft). Unique 5 BHK at ₹16.95 Cr (2,830 sqft, ₹59,894/sqft). 42 months of wait, but the only way to access sea-view Bandra West at sub-₹50,000/sqft in 2026.
The Investment Case at Each Tier
| Tier | Best Project | Entry Price | Investment Thesis |
|---|---|---|---|
| RTM | DLH Signature | ₹8 Cr | Zero construction risk. Rent immediately. Strong capital base already established at ₹67,797/sqft. Upside modest but certain. |
| Dec 2027 | EKTA VICTORIA | ₹8.89 Cr | 18-month wait for a PSF (₹75,000) already below DLH Signature's most expensive units. Moderate appreciation potential if market stays strong. |
| Oct 2028 | 9 Elements | ₹6.50 Cr | ₹64,677/sqft locks in 28 months out. Entry price ₹1.5 Cr below DLH Signature. Good appreciation upside if market trajectory holds. |
| Dec 2029 | 7 Elements | ₹6.95 Cr | Lowest sea-view PSF in any Bandra West new launch at ₹49,678/sqft. Maximum appreciation runway. 42-month wait and construction risk. Best for patient HNI capital. |
Which Tier Is Right for You?
The right answer is determined by one question: when do you genuinely need to move in, or when does your investment capital need to work?
- Moving in within 6 months: DLH Signature (RTM) or Silver Rock (Jun 2026). Accept the higher PSF.
- Moving in by 2027 to 2028: EKTA VICTORIA 3 BHK (₹8.89 Cr) or Mio Miraya 4 BHK (₹12.24 Cr+) for the December 2027 window. Moderate PSF, moderate wait.
- Current renter in Bandra West, flexible timeline: 9 Elements (₹6.50 Cr, Oct 2028) or 7 Elements (₹6.95 Cr, Dec 2029). Lowest PSF, best financial trade for patient buyers.
- Need 5 BHK sea-view in Bandra West: 7 Elements is the only option that exists in new-launch inventory. No alternative.
- Budget above ₹20 Cr, want ultra-luxury: Paradigm Superstar (₹23 to 33 Cr, Dec 2027) or EKTA VICTORIA penthouse (₹40 Cr, Dec 2027).
Frequently Asked Questions
Which Bandra West sea-view project has the best rental yield?
DLH Signature (RTM), you can start earning rental income immediately. Property Butler's market data shows Bandra West sea-view 3 BHKs (1,180 to 1,300 sqft) rent at ₹1.40 to 1.75 Lakh/month. Gross yield at ₹8 Cr: 2.10 to 2.63%. All other projects require waiting 18 to 42 months before any rental is possible. For pure yield buyers, RTM is the only rational choice.
Is there a sea-view project below ₹7 Cr in Bandra West?
Yes, 9 Elements (Oct 2028): 3 BHK at ₹6.50 Cr / 1,005 sqft. This is the only active new-launch sea-view project in Bandra West below ₹7 Cr as of May 2026. 7 Elements (Dec 2029) starts at ₹6.95 Cr for the 3 BHK. No RTM sea-view option exists below ₹8 Cr, DLH Signature starts at ₹8 Cr for its cheapest 3 BHK.
Why does Paradigm Superstar cost ₹1.27 to 1.38 Lakh/sqft when other Dec 2027 projects are ₹75,000 to ₹76,000/sqft?
Paradigm Superstar is specifically a sea-face Bandra West product, directly facing the Arabian Sea, priced at a significant premium for the specific address and Paradigm Realty's brand. Mio Miraya and EKTA VICTORIA, while also sea-view, face a slightly different orientation. The ₹50,000 to ₹60,000/sqft premium of Paradigm over Mio Miraya is purely a brand + specific-address premium. Buyers at this price tier are explicitly paying for the Paradigm brand and the Bandra sea-face address.
Can the Bandra-Worli Sea Link toll change my decision between these projects?
The Bandra-Worli Sea Link toll (currently ₹75 one-way per trip) is a minor consideration for Bandra West owners who drive to South Mumbai regularly. Bandra West sea-view residents in all of these projects pay this toll regardless of project. It is not a differentiating factor between projects, all are within 8 to 10 minutes of the Bandra entry point. See our detailed analysis on Sea Link toll economics for Bandra West homeowners.
What will Bandra West sea-view PSF be in 2029 to 2030?
Property Butler does not predict future prices. What the data shows: DLH Signature buyers who locked in under construction 4 to 5 years ago are now seeing 30 to 40% PSF appreciation. If this trajectory continues, 9 Elements (₹64,677 entry) could see OC-received PSF of ₹75,000 to ₹85,000 in 2028 to 2029. 7 Elements (₹49,678 entry) has a wider appreciation runway but also longer execution risk. Past appreciation in Bandra West sea-view has been consistent but not guaranteed to continue.
Find Your Bandra West Sea View Property
Property Butler holds live inventory across all six active sea-view projects, from DLH Signature (RTM) to 7 Elements (Dec 2029). Tell us your timeline and budget; we will identify the right rung on this ladder for you.
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