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–₹10,000/sqft for every 12–14 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 — ₹40 Cr
6 active sea-view projects · RTM to Dec 2029 · ₹49,678–₹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 | ₹8–21.08 Cr | ₹67,797–₹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 | ₹12.24–16.94 Cr | ₹75,964–₹76,358 |
| Paradigm Superstar | Dec 2027 | 4 BHK | ₹23–33 Cr | ₹1.27–1.38 Lakh |
| EKTA VICTORIA | Dec 2027 | 3 BHK · Penthouse | ₹8.89–40 Cr | ₹75,000–₹78,431 (sea view) |
| 9 Elements | Oct 2028 | 3 BHK · 4 BHK | ₹6.50–9 Cr | ₹64,677–₹65,217 |
| 7 Elements ★ | Dec 2029 | 3 BHK · 4 BHK · 5 BHK | ₹6.95–16.95 Cr | ₹49,678–₹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–₹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–₹58,898/sqft ← lowest PSF available
Pattern: each 12–14 month wait reduction in possession saves ₹6,000–₹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 6–8 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 ₹12.24–16.94 Cr (₹75,964–₹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 ₹12–17 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 ₹8.89–9.32 Cr (₹75,000–₹78,431/sqft) are the entry into the December 2027 delivery window without paying the Mio Miraya or Paradigm price. Property Butler tracks 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 ₹23–33 Cr (₹1.27–1.38 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 (28–42 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–₹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) only. Accept the higher PSF.
- Moving in by 2027–2028: 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 (₹23–33 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 (1,180–1,300 sqft) rent at ₹1.40–1.75 Lakh/month. Gross yield at ₹8 Cr: 2.10–2.63%. All other projects require waiting 18–42 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 ₹1.27–1.38 Lakh/sqft when other Dec 2027 projects are ₹75,000–₹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–₹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 8–10 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 2029–2030?
Property Butler does not predict future prices. What the data shows: DLH Signature buyers who locked in under construction 4–5 years ago are now seeing 30–40% PSF appreciation. If this trajectory continues, 9 Elements (₹64,677 entry) could see OC-received PSF of ₹75,000–₹85,000 in 2028–2029. 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.
Search Bandra West Sea View Properties