One BKC — Bandra East's Marquee Grade-A Office Tower
One BKC by Radius Developers is the institutional-grade commercial address that anchors the eastern edge of the Bandra Kurla Complex business district. A glass-facade office tower built around large floor plates with a fully serviced lobby, conference centre, and retail concourse at podium level, it is the kind of building investment-bank India offices, large law firms, fund managers, and global tech regional teams look at when they want a delivered, certified, BKC-proximate office without paying One World Centre / Maker Maxity premium PSF rents. Property Butler tracks eight live commercial leases in One BKC right now — carpet sizes from 720 sqft up to 2,541 sqft, rentals from ₹3.80 lacs/month for a 720 sqft unit through to ₹10.12 lacs/month for a 2,541 sqft fully-furnished suite on the 18th floor. PSFA (price per sqft per month) sits in the ₹400–525/sqft band on furnished, ₹350–400/sqft on bare shell. For occupiers planning a Bandra East / BKC corridor footprint with 12-to-30-month flexibility, this is the cleanest large-floor inventory currently available in the building.
One BKC — Bandra East — May 2026
₹3.80 L — ₹10.12 L per month
Office space · 720 – 2,541 sqft carpet · Floors 4–18 active · Bare shell to Fully Furnished
Snapshot — At a Glance
Why One BKC — The Occupier Perspective
One BKC's pitch is straightforward: BKC-grade office product without the BKC inner-ring rent. The Bandra Kurla Complex is the Mumbai financial-services capital — the home of NSE, the Reliance Jio Bandra HQ, the new Goldman Sachs India tower, and dozens of investment banks, asset managers, law firms, and consulting practices. Inner-ring BKC rents on towers like Maker Maxity, One BKC's namesake Trade Centre at G-Block, or One World Centre's wider campus push past ₹600–800/sqft per month. One BKC sits on the Bandra East periphery — close enough to be "in BKC" for client-meeting and brand-address purposes, but priced at a meaningful discount to inner-ring rents. For a mid-sized firm of 30–80 employees that wants a polished BKC-corridor address without the budget hit, this is the right inventory.
The building delivers what a Grade-A occupier expects: large efficient floor plates in the 1,500–2,500 sqft band that suit private-office plus open-floor hybrids; two bank lobbies with multiple lift cores so visitor and staff flows can be separated; full backup power and HVAC; and fitted-out plug-and-play options on selected floors for occupiers who don't want a fitout timeline. Parking — typically the make-or-break for BKC tenants — is institutionally allocated against carpet area, with ratio better than the Bandra East average. Telecom redundancy is multi-vendor (TATA Telecom + Reliance Jio Enterprise + Airtel Enterprise typically wired in by default).
The honest cons: One BKC is on the Bandra East side of the BKC complex, not inside the inner ring. Walking-access to the NSE/G-Block/E-Block trading-floor cluster requires a five-minute drive or a brisk seven-minute walk through the BKC connector road. That matters less if your team is meeting clients in conference rooms within the building or working remote-hybrid most days; it matters more if your team needs lunch-meeting spontaneity with NSE/RBI/SEBI counterparts. The second con is that elevator wait times during peak hours (9:30 a.m. and 6:30 p.m.) can be sticky when multiple tenants on stacked floors release simultaneously — the building hasn't formally added a third lift core to address this.
Live Commercial Leases — What's Trading Now
The PSF math is the most useful frame for an occupier evaluating One BKC. Bare-shell large-floor (1,500–1,532 sqft) rents at ~₹350/sqft per month — competitive even against B-Grade BKC offerings. Fully-furnished plug-and-play floors land at ₹400–450/sqft per month, which is fair for the fitout standard. The 1,500 sqft floor-15 listing at ₹6.0 L/mo (effectively ₹400/sqft on chargeable area of 2,380 sqft per the seller's own framing) carries a 5-year tenure with a 3-year lock-in — that's a key contract structure to negotiate, particularly for tenants who want exit optionality after the second year.
One important note on the smaller 720 sqft and 900 sqft units: these typically suit smaller financial-advisory practices, family-office back-rooms, or single-vertical product teams. They are not the building's headline product and are priced relatively higher per sqft because the demand band is thinner.
One BKC vs Two BKC-Corridor Peers
Location and Connectivity
One BKC sits on Bandra East, less than a kilometre from the BKC inner ring. From the lobby: BKC G-Block (NSE, ICICI Bank India HQ, Reliance Industries Centre) is 3–5 minutes by car; Bandra Kurla Complex Metro station (Line 3 Aqua Line, operational on the BKC stretch) is a 5–7 minute walk through the BKC connector; Bandra Terminus rail station is 8 minutes; Chhatrapati Shivaji International Airport (Terminal 2) is a 12–18 minute drive depending on time of day, and Terminal 1 (domestic, Santa Cruz) is similar. The Bandra-Worli Sea Link entry ramp is roughly 8 minutes from the building, making South Mumbai client trips (Worli, Lower Parel, Nariman Point) genuinely manageable inside an hour.
For occupier-relevant amenities: there are quality F&B options at the BKC G-Block dining cluster (Bandra Kurla Bistro, Bombay Brasserie, Yauatcha) within the 5-minute drive radius; the Sofitel BKC and Trident BKC give corporate-meeting and overnight-stay coverage; major multinational banks (HSBC, Citi, JPMorgan India offices) are clustered at sub-15-minute reach. Workforce attraction — increasingly a factor in office-leasing decisions — benefits from the Bandra East density of mid-management residential stock that lets staff commute under 30 minutes door-to-door.
Property Butler's Verdict
One BKC is the practical Bandra East corporate-office buy in 2026. Lease here if you want a Grade-A institutional-finish address proximate to BKC at a 30–40% PSF discount to inner-ring rents, your team size sits in the 25–100 head bracket, you have a 3+ year occupation horizon and can absorb a 3-year lock-in on plug-and-play product, and your business mix tolerates a 5-minute drive to NSE/G-Block rather than walk-access. Don't lease here if your business model needs spontaneous walk-in proximity to the inner-ring institutional tenants, you plan to scale headcount above 150 inside 24 months and need expansion contiguity within a single tower, or you have very heavy visitor traffic (the lift cores can throttle at peak).
Negotiation room is real on the bare-shell large-floor inventory — landlords are accepting ₹15–25/sqft below ask on signed 5-year terms with a 6-month rent-free fitout period. On fully-furnished plug-and-play floors there is less room (the fitout cost is real and recovered through the rent), but tenants signing for 5+ years with quarterly escalation indices have negotiated stamp-duty-and-registration coverage and security-deposit reductions to 6 months from the standard 9.
Property Butler · 8 live commercial leases in One BKC
Carpet 720 to 2,541 sqft, B and C Wings, floors 4 to 18, bare-shell to fully-furnished. Get the live shortlist with floor plates, fitout standards, and a candid lease-economics breakdown.
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Frequently Asked Questions
Is One BKC inside the BKC inner ring?
No — One BKC is on the Bandra East periphery of the Bandra Kurla Complex, addressed Bandra East. Inner-ring blocks (G, E, Trade Centre) are a 3–5 minute drive or 7–10 minute walk through the BKC connector road. The trade-off is meaningfully lower PSF rents than inner-ring towers while keeping the BKC corridor address.
What is the asking PSF in One BKC?
Bare-shell large-floor inventory transacts at approximately ₹350/sqft per month on carpet area; semi-furnished at ₹400; fully-furnished plug-and-play at ₹400–450/sqft per month. Smaller-carpet (720–900 sqft) units carry premium PSF in the ₹520–830 range due to thinner demand-supply at that size band.
What are the typical lease terms at One BKC?
Standard tenure is 5 years with a 3-year lock-in. Security deposit is typically 9 months but tenants signing 5+ year terms with quarterly escalation indices have negotiated 6-month deposits. Rent escalation is typically 5% annually or 15% triennially depending on the landlord wing. Stamp duty and registration are usually borne by the tenant unless otherwise negotiated.
Does One BKC have parking?
Yes — parking is institutionally allocated against carpet area, with the ratio better than the Bandra East average. Property Butler can confirm the exact parking-slot allocation for any specific unit on the live shortlist. Visitor parking is in the building's basement levels with valet support.
Are there restrictions on tenant type at One BKC?
The building accepts financial services, professional services (law, accounting, consulting), tech/SaaS regional offices, and corporate back-offices. Some landlord-wings have RWA restrictions on business categories (e.g. high foot-traffic retail or food-service is generally not permitted on office floors). Property Butler can validate restrictions per unit.
What is the GST and stamp duty on One BKC office leases?
Commercial office leases attract 18% GST on rent. Lease registration stamp duty in Maharashtra is ad-valorem on the average annual rent for the lease tenure (typically 0.25% to 0.5% depending on tenure) plus registration fees. These are tenant obligations under standard contract structures.
How does One BKC compare to Maker Maxity for an investment-services tenant?
Maker Maxity gives walk-access to the NSE / G-Block trading floor cluster and a brand-address premium that matters for client-facing institutional firms. One BKC trades that walk-access for a 30–40% PSF rent discount and equally strong building finish. For a firm whose client meetings happen inside conference rooms or virtually, the rent saving usually outweighs the brand premium.