Excel Bellissima — Bandra West's Mid-Tier 2/3 BHK Tower with Dec 2028 Possession
Excel Bellissima, developed by Excel Group / Excel Infra Construction LLP, is a 36-floor mid-rise tower under active construction in Bandra West with target possession December 2028 and a small ready-to-move tranche already operational. Property Butler tracks 18 active sale listings — and unlike the Bandra East rental towers profiled adjacent, this is a pure-sale building (zero rental listings), which signals a new-launch dynamic where original allottees and the developer's direct sales team dominate the market. The asking PSF range is wide — ₹21,996 to ₹59,859, with median ₹44,929 — reflecting a tower in mid-construction where lower floors trade at builder-tier pricing and pre-OC premium-floor units already command full Bandra West luxury PSFs. Configurations are 2 BHK and 3 BHK, weighted heavily 3 BHK (15 of 18 active), with carpet sizes from 710 to 1,634 sqft and ticket prices from ₹3.80 Cr to ₹8.50 Cr. If you searched the building name, you are almost certainly in active diligence on a 3 BHK Bandra West buy under ₹10 Cr — and this is exactly that PSF-format-possession decision point.
Excel Bellissima · Bandra West · May 2026
₹21,996 – ₹59,859 / sqft
18 active units · 2 & 3 BHK · 22-36 floors · Excel Group · Possession Dec 2028
Snapshot — At a Glance
Why Excel Bellissima — The Buyer's Perspective
Bandra West remains Mumbai's most addressable luxury postcode — anchored by Pali Hill, Carter Road, Bandstand and the Bandra-Worli Sea Link, with a thirty-year cultural premium that the rest of South Mumbai cannot replicate. New-construction supply in Bandra West is structurally constrained — most prime plots are heritage society redevelopments, and the headline projects from the past decade (Rustomjee Seasons, Ekta Victoria, Mio Miraya, DLH Signature, The Presidential, Paradigm Superstar) have already gone through their possession cycles. Excel Bellissima sits in the next wave of Bandra West luxury redevelopment — a 36-floor tower with possession December 2028, a Dec '28 OC target that places it firmly in the 30-month construction-stage carry window for buyers entering today.
The PSF spread of ₹21,996 to ₹59,859 deserves explicit unpacking. The lower-end PSFs are not market-clearing prices — they reflect older first-allotment bookings that are currently being assigned, builder-direct sub-stack pricing, or specific lower-floor / podium-level units. The upper-end ₹59,859 PSF is a premium-floor 3 BHK in active sale-side resale, often by a first allottee exiting at the OC-approach premium. The realistic transactable PSF for a buyer entering today is in the ₹42,000–48,000 band, which is the building's current median ₹44,929 zone. At that PSF, a 1,200 sqft 3 BHK at ~₹5.40 Cr is the fair-market entry for the 3 BHK format, and a 950 sqft 2 BHK at ~₹4.20 Cr is the fair-market 2 BHK entry. Both are ₹1.5–2 Cr below comparable premium ready-to-move Bandra West buildings (Rustomjee Seasons, Ekta Victoria) — the discount paid for the construction-stage carry and the un-tested-RWA risk of a new building.
The genuine pros. One, Bandra West address premium with a 36-floor tower altitude — the higher-floor stacks of the building genuinely command sea, Sea Link or Carter Road views depending on stack and orientation. Two, the PSF entry in the ₹42,000–48,000 band is meaningfully below comparable ready Bandra West luxury (Rustomjee Seasons trades ₹52,000–65,000 PSF). Three, the developer Excel Group has a working track record in Bandra West and surrounding suburbs — not a Lodha-tier brand but a credible local developer with multiple completed projects under their direct construction arm Excel Infra. Four, the December 2028 possession horizon is meaningful: 30 months of construction carry but a clear OC line of sight, which is materially better than the 4–5 year possession horizons of newer launches at Worli or Mahalaxmi. The honest cons. One, this is not a Lodha or Godrej-tier brand — buyers should diligence the Excel Group's project entity history, RERA compliance, and bank loan acceptance independently. Two, the PSF spread suggests genuine price discovery is still happening — the building is not in a stable resale equilibrium yet, and buyers entering today should expect the next 12–18 months to bring further price-band tightening. Three, the construction-stage payment milestones for an under-construction 3 BHK at ₹5.40 Cr will require ₹3.80 Cr+ of capital deployment over 30 months — buyers should plan FX timing and liquidity carefully.
Configurations and Pricing Ladder
| Config | Carpet | Asking PSF | Sale ticket | Possession |
|---|---|---|---|---|
| 2 BHK | 710–950 sqft | ₹40,000–48,000 | ₹3.80 – 4.50 Cr | Under Construction · Dec '28 |
| 3 BHK (mid floor) | 1,200–1,400 sqft | ₹42,000–48,000 | ₹5.20 – 6.50 Cr | Under Construction · Dec '28 |
| 3 BHK (premium floor) | 1,400–1,634 sqft | ₹50,000–59,859 | ₹7.20 – 8.50 Cr | Select Ready · Under Construction |
Reading the Excel Bellissima pricing
Three things buyers commonly miss. One, the ₹21,996 PSF outlier is not a market price — it is either a stale builder-direct sub-stack ask or a tag on a podium / lower-floor specific unit, and Property Butler does not recommend underwriting against that number. Two, the ₹59,859 PSF premium-floor 3 BHK is the OC-approach price — these are first-allotment buyers exiting at a 35–40% premium to their original allotment ticket, and the price point reflects that resale dynamic, not new-launch builder pricing. Three, the realistic transactable median is ₹44,929 — the PSF a Property Butler buyer entering today on a 1,200 sqft 3 BHK should expect to negotiate to within 3–5%. Buyers entering on a Bandra West luxury thesis with a 30-month construction carry should focus on the 1,200–1,400 sqft 3 BHK in the ₹5.20–6.50 Cr band as the building's value sweet spot.
Comparison vs Two Nearest Peer Towers
| Building | PSF | Possession | Standout factor |
|---|---|---|---|
| Excel Bellissima | ₹42,000–48,000 (transactable) | Dec 2028 | PSF discount vs ready Bandra West luxury · 36-floor altitude |
| Mio Miraya (Bandra West) | ₹50,000–62,000 | Ready | Boutique low-rise · Bandstand premium · brand-led |
| DLH Signature (Bandra West) | ₹52,000–68,000 | Ready | Pali Hill micromarket · resale liquidity |
Location and Connectivity
Excel Bellissima's address places it in the central Bandra West residential pocket, with Linking Road to the west, Hill Road to the south and the Bandra-Worli Sea Link on-ramp seven minutes by car. BKC is fifteen minutes via the Sea Link's eastern flank. Worli, Lower Parel and Mahalaxmi are accessible in twenty to twenty-five minutes via the Sea Link. The Bandra Suburban railway station and the Bandra Terminus are within seven and eight minutes respectively. Mumbai International Airport (T2) is twenty minutes via the Western Express Highway, twenty-five minutes via Linking Road. The new Coastal Road south arm now connects Bandra West to the Marine Drive corridor in under twenty-five minutes off-peak — a meaningful infrastructure upgrade for Bandra West luxury underwriting since 2025.
For schools, Bombay Scottish (Mahim) is six minutes; Apostolic Carmel and Mount Mary's are within ten minutes; Jamnabai Narsee Vile Parle is fifteen minutes. American School of Bombay (BKC) is twelve minutes via the Sea Link. For healthcare, Lilavati Hospital is six minutes, Holy Family Hospital ten minutes, Asian Heart Institute (BKC) fifteen minutes. The retail and F&B grid is the densest in South Mumbai outside Lower Parel — Bandra Linking Road, Pali Naka, Carter Road promenade, and the new Bandra Bandstand redevelopment cluster. For weekend errands, Hypercity Inorbit Malad is twenty minutes; Phoenix Marketcity Kurla is twenty minutes via Sea Link. The Mumbai Metro Line 3 BKC station provides walk + transit access to the BKC commercial precinct.
Property Butler's Verdict
Property Butler — verdict on Excel Bellissima
Excel Bellissima is the right answer for the Bandra West buyer who can absorb a 30-month construction carry in exchange for a meaningful PSF discount versus comparable ready-to-move luxury. We recommend the 1,200–1,400 sqft 3 BHK at ~₹5.40–5.80 Cr (~₹44,000–46,000 PSF) as the building's clearest value pick — properly-sized for a family of four, at a price that captures the construction-stage discount without paying the premium-floor OC-approach markup. We push back on the headline ₹3.80 Cr 2 BHK as the entry point — at 710 sqft carpet, this is a compact 2 BHK in a Bandra West luxury format, and the format-to-price economics are tighter than they look. We push back equally on the ₹8.50 Cr premium-floor 3 BHK — at ₹59,859 PSF, the buyer is paying the OC-approach premium that is largely captured by the original allottee, with thin remaining upside. The honest negotiation lever for a Bellissima buyer entering today is the construction-stage payment milestones — Property Butler holds builders to RERA-compliant milestone-linked schedules and full out-the-door pricing transparency including floor rise, GST, stamp duty and registration before LOI. We strongly recommend Excel Group RERA registration and project entity check via your bank's panel lawyer — Excel is a credible Bandra developer but not a Lodha / Godrej-tier brand, and bank-level diligence is the right protection. For the buyer comparing Excel Bellissima to ready Bandra West luxury (Rustomjee Seasons, Mio Miraya, DLH Signature), the honest trade is: ₹1.5–2 Cr lower ticket but 30-month wait. If your timeline can absorb the wait, Bellissima is the smart pick.
Property Butler Inventory in Excel Bellissima
Excel Bellissima is sourced live for each Property Butler enquiry. Across 18 active sale units (2 BHK and 3 BHK formats from 710 to 1,634 sqft), we curate a fresh shortlist matched to your floor, view, and budget filter against current market stock — the under-construction stage means specific stack assignments and OC-approach premium-floor units turn over weekly.
Talk to Property Butler about Excel Bellissima
2 BHK at ~₹4.20 Cr or 3 BHK at ~₹5.50 Cr — under-construction allotments and select ready stock. We pull live options the day you enquire.
See live Bellissima optionsWhatsApp UsFrequently Asked Questions about Excel Bellissima
When is Excel Bellissima possession?
Target possession is December 2028 — approximately 30 months from this writing. A small tranche of select stacks is already at Ready-to-Move stage; the bulk of the inventory is under-construction.
Is Excel Bellissima RERA approved?
Yes. The project carries multiple MahaRERA registrations linked to the developer's project entities. Property Butler verifies the specific RERA number against your unit allotment before LOI as standard diligence.
What is the price per sqft at Excel Bellissima?
Property Butler tracks asking PSF between ₹21,996 and ₹59,859 with median ₹44,929. The realistic transactable PSF for buyers entering today is in the ₹42,000–48,000 band on a 1,200 sqft 3 BHK.
What configurations does Excel Bellissima offer?
2 BHK and 3 BHK formats. Property Butler tracks 3 active 2 BHK units (710–950 sqft carpet) and 15 active 3 BHK units (1,200–1,634 sqft carpet). The dominant format is 3 BHK.
How tall is Excel Bellissima?
The tower rises to 36 floors, with active inventory across the 22-36 floor range — meaningful altitude for Bandra West, where most luxury towers are 12-25 floor podium-style.
Are Excel Bellissima 3 BHK units sea-facing?
Higher-floor west-facing stacks offer partial sea, Sea Link or Carter Road views depending on the specific unit orientation. Mid-floor and east-facing stacks have city views. Always confirm view orientation at the specific floor and unit before LOI.
Are home loans approved by SBI / HDFC for Excel Bellissima?
Yes. Major nationalised and private banks underwrite Excel Bellissima as an under-construction Bandra West project subject to RERA documentation and the developer's project-entity loan acceptance review. Property Butler arranges in-principle approval with milestone-linked disbursement structure.