Mumbai professionals spend billions in office rent every decade. A partner at a law firm, a wealth manager, a senior doctor — over 20 years of leasing 1,000 sqft in a premium suburb, you can easily pay Rs 4–7 Cr in rent with nothing to show at the end. The Presidential in Bandra West is one of the rare opportunities to own commercial office space in Mumbai's most coveted residential suburb — July 2026 possession, four sizes, all at Rs 70,000/sqft.
The Presidential — Office Space at a Glance
Location: Bandra West | Possession: July 2026 | Sizes: 800–4,000 sqft | Capital value: Rs 70,000/sqft | View: Road Facing | Type: Commercial
Four Units — What Each Configuration Offers
| Size | Price | PSF | Ideal For | Approx. Seating |
|---|---|---|---|---|
| 800 sqft | Rs 5.60 Cr | Rs 70,000 | Solo practitioner, boutique advisory, doctor's clinic | 5–8 workstations |
| 2,000 sqft | Rs 14 Cr | Rs 70,000 | 10–18 person firm, design studio, wealth advisory | 15–22 workstations |
| 3,000 sqft | Rs 21 Cr | Rs 70,000 | 30-person boutique, regional HQ, institutional branch | 30–40 workstations |
| 4,000 sqft | Rs 28 Cr | Rs 70,000 | Anchor tenant, NBFC, law firm full floor | 45–55 workstations |
The Rent vs Own Math — 10-Year Calculation
For the 800 sqft unit. Assume you need quality Bandra West commercial space.
Leasing scenario: Grade B Bandra West commercial leases at Rs 200–280/sqft/month. At Rs 250/sqft for 800 sqft = Rs 2,00,000/month = Rs 24 lakh/year. With 15% escalation every 3 years, 10-year outgo is approximately Rs 2.85 Cr. You own nothing.
Buying scenario: Rs 5.60 Cr purchase. Stamp duty 5% = Rs 28 L. Registration 1% = Rs 5.6 L. Total non-recoverable upfront = Rs 5.94 Cr. After 10 years at 5–7% appreciation: asset worth Rs 9–10 Cr. Net effective cost of ownership after capital appreciation = effectively zero, you made money.
10-Year Outcome — 800 sqft
Rs 2.85 Cr+
Rent paid — gone forever
Rs 3–4 Cr gain
Appreciation on owned asset
Expected Rental Yield if Leasing Out
If buying as investment: Bandra West commercial rents at Rs 200–350/sqft/month for road-facing, quality-finished space. At Rs 250/sqft for 800 sqft = Rs 2,00,000/month = Rs 24 L/year. Gross yield on Rs 5.60 Cr = 4.29%. This is meaningfully better than residential yields in Bandra West (1.8–2.5% gross). The yield is consistent across all four units since PSF is fixed at Rs 70,000.
Stamp Duty and Acquisition Costs on Commercial
Commercial property in Maharashtra attracts: Stamp duty 5% (no women-buyer concession unlike residential), Registration 1%, GST 18% on two-thirds of agreement value for under-construction commercial (recoverable as Input Tax Credit for GST-registered businesses).
| Cost | 800 sqft | 2,000 sqft | 4,000 sqft |
|---|---|---|---|
| Base Price | Rs 5.60 Cr | Rs 14 Cr | Rs 28 Cr |
| Stamp Duty 5% | Rs 28 L | Rs 70 L | Rs 1.40 Cr |
| Registration 1% | Rs 5.6 L | Rs 14 L | Rs 28 L |
| GST 18% on 2/3 (ITC recoverable) | Rs 67.2 L* | Rs 1.68 Cr* | Rs 3.36 Cr* |
| Total ex-GST ITC | Rs 5.94 Cr | Rs 14.84 Cr | Rs 29.68 Cr |
*GST fully recoverable as ITC for GST-registered businesses. Verify with your CA.
Buy to Occupy — The Case For
- Fixed overhead, rent never escalates
- 5–7% annual capital appreciation
- Bandra West address permanently secured
- HNI clients value a premium address
Considerations
- High upfront capital: Rs 5.94 Cr for 800 sqft
- Commercial stamp duty 5% vs residential 3–4%
- GST complicates purchase for non-GST entities
- Commercial is less liquid than residential
Frequently Asked Questions
Related Reading
-> Bandra West Commercial Office Space Market Guide-> Bandra West Property Guide 2026-> Explore Bandra West PropertiesInterested in The Presidential Office Space?
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