Pearl Bay View — Dadar West's 18-Apartment Sea-Facing Boutique Tower
Pearl Bay View is the kind of building Dadar West buyers find by walking the locality, not browsing a listing site. G+22 storeys, 18 apartments total, sea-facing — the tower is built for one residence per floor on the upper band, which is why most online listings tend to under-state the inventory. Property Butler is live with three units: two 2 BHK at ₹4.80 Cr (799 sqft) and ₹5.24 Cr (873 sqft), both on the 21st floor with sea view, and a 4 BHK at ₹10.10 Cr (1,673 sqft) on the 22nd floor — the building's top-tier sea-facing residence. The developer is Pearl Concept Group — a Mumbai house with two decades of operation and 50+ delivered projects across residential and commercial. RERA is P51900047085, possession is December 2026, and the 18th slab is reported complete with finishing the next phase.
Pearl Bay View · Dadar West · May 2026
₹4.80 Cr — ₹10.10 Cr
2 / 4 BHK · 799 – 1,673 sqft · Sea View · G+22 · 18 Apartments · Dec 2026
Snapshot — At a Glance
Why Pearl Bay View — A Buyer's Honest Read
Dadar West has roughly 327 active sale listings on the asking-PSF tracker as of the latest scrape. About 12% of those are 4 BHK — and a small fraction are sea-facing 4 BHK with carpets above 1,500 sqft on the 22nd floor of a 22-storey tower. Pearl Bay View is in that fraction. The decision driver is density: an 18-apartment, G+22 tower means upper-floor units have one neighbour per floor, two lifts to themselves, and a lobby that is essentially private. For a buyer who has lived in a 60-flat 1980s building in Hindu Colony or Prabhadevi and wants the sea view + the modern spec without trading into a 200-flat tower, Pearl Bay is the boutique alternative.
The pricing logic deserves separate attention. The two 2 BHKs trade at ₹46,900 (799 sqft) and ₹60,000 (873 sqft) PSF — the smaller unit at a lower PSF reflects unit-level negotiation rather than any inherent quality difference. The 4 BHK at ₹60,400 PSF is the floor premium for the 22nd-floor terrace residence. Compared to the Dadar West locality median of ~₹50,400 across all configs, Pearl Bay's 2 BHKs are roughly at-market and the 4 BHK pays a 20% premium for the floor-and-format combination. That premium is fair compared to peer 4 BHK sea-facing inventory in the locality (Sugee, Janai, etc.) which trades at ₹75,000–₹97,000 PSF.
Amenity-wise, the building runs the redevelopment-tower spec: fitness centre, kids' play area, walking track, seating space, barbecue area, CCTV, gymnasium, senior citizen zone, yoga area. There is no podium club, no spa, no infinity pool — the building is too small to support that programme. For buyers who anchor on resort amenities, this is not the building. For buyers who anchor on the residence itself + the sea view + the locality, Pearl Bay over-delivers.
The honest cons. The project is under construction with December 2026 possession — buyers are taking on roughly 18 months of execution risk on a developer who is not as widely known as Lodha or Godrej (50+ projects in track record, mostly mid-scale). The 18-apartment scale means resale liquidity will always be thinner than a 200-flat building — that is a feature for some buyers and a bug for others. And the 21st/22nd floor sea views are excellent today, but the trajectory of Dadar West redevelopment over the next 5–7 years means buyers should walk the upper floors during a site visit and visualise the surrounding skyline in 2030.
Configurations + Pricing Ladder
PSF is essentially flat across the three units (~₹60,000) — a sign of disciplined pricing in a single building. The 4 BHK at 22F + sea view is the trophy unit; the two 2 BHKs are direct alternatives for a smaller-format buyer.
Pearl Bay View vs Dadar West Peer Buildings
Pearl Bay's competitive read: it is the only Dadar West sea-facing 4 BHK at ~₹60k PSF — Janai Heritage is the closest direct peer on view but at a 60% PSF premium for the brand and the G+35 height. For buyers who want the 4 BHK sea view + the locality but are not paying for the brand, Pearl Bay is the answer.
Location + Connectivity
Pearl Bay View sits in the sea-side grid of Dadar West — a precinct where the urban DNA combines the city's densest railway hub with a heritage low-rise residential pattern that has been redeveloping in stages since 2010. Dadar railway station (Western + Central Line interchange) is approximately a 2-minute walk per the developer's disclosure — that proximity makes Pearl Bay one of the closest-to-station boutique sea-facing options in the locality. Mumbai Metro Line 3 connectivity is being built into the precinct via the Siddhivinayak/Dadar interchange. Mumbai International Airport (Sahar) is 9km via the Western Express Highway; Domestic (Santacruz) is 7km — both within a 25–35 minute drive at off-peak hours.
For schools, lifestyle and medical, the building is within a 1km radius of Kirti College, IES Manik Vidyamandir, JBCN International, and the Aditya Birla World Academy. Hinduja Hospital (Mahim) is 1.5km — under 5 minutes off-peak. Shivaji Park — Dadar's heritage cricket-ground-and-promenade combination — is a 6-minute walk. The Bandra-Worli Sea Link entry is approximately 4km north for the southbound run; the new Coastal Road Phase 1 is accessed via the Worli interchange. For office connectivity: Lower Parel is a 12-minute drive south, BKC is 20 minutes via the Sea Link, and Worli is a 10-minute drive — covering the bulk of central Mumbai's C-suite job stack.
Property Butler's Verdict
Pearl Bay View is the boutique-tower sea-view trade in Dadar West. The pricing is disciplined (₹60k PSF flat across configs is unusual in Mumbai luxury — usually buildings stretch the high-floor units 30–40% higher), the developer brand is mid-tier rather than top-tier (which is reflected in the price), and the 18-apartment scale is genuinely rare. We would buy the 4 BHK on 22F for a buyer who wants the sea-facing trophy at the lowest entry into the new-construction Dadar West sea-view market. We would buy a 2 BHK for a buyer who wants the postcode + the view at a sub-₹6 Cr ticket. We would not buy here for a buyer prioritising amenities or developer brand premium — Janai Heritage is the answer for that buyer at a 60% premium. Negotiation room is reasonable on the 4 BHK (one trophy unit, one buyer needed) and limited on the 2 BHKs (more buyers chasing). — Property Butler
Property Butler's Live Inventory at Pearl Bay View
3 active units · ₹4.80 Cr — ₹10.10 Cr
- 2 BHK · 799 sqft · 21st floor · ₹4.80 Cr — Sea View, Dec 2026 possession
- 2 BHK · 873 sqft · 21st floor · ₹5.24 Cr — Sea View, Dec 2026 possession
- 4 BHK · 1,673 sqft · 22nd floor · ₹10.10 Cr — Sea View, top-floor trophy, Dec 2026 possession
Frequently Asked Questions
Is Pearl Bay View Dadar West RERA approved?
Yes — registered as MahaRERA P51900047085. The MahaRERA filing also confirms 18 apartments across G+22 storeys with possession scheduled for December 2026.
What is the asking PSF in Pearl Bay View?
Property Butler's tracked units price between ₹46,900 and ₹60,400 per sqft. The 4 BHK on the 22nd floor sits at ~₹60,400 PSF (the floor premium); the 2 BHKs sit at ₹46,900–₹60,000. Locality median across Dadar West is ~₹50,400 — Pearl Bay sits in line with the locality at the lower configs and pays the floor premium at 22.
Are Pearl Bay View flats sea facing?
Yes — all three Property Butler-tracked units carry "Sea View" in the listing description, including the 22nd-floor 4 BHK and the two 21st-floor 2 BHKs. Floor 18 onwards is the unobstructed band per the developer's disclosure.
When is Pearl Bay View possession?
December 2026 per the developer's disclosure. The 18th slab is reported complete; finishing is the next phase. Buyers entering today take on ~18 months of execution risk before move-in.
What configurations are available at Pearl Bay View?
Property Butler tracks 2 BHK at 799 and 873 sqft, plus a 4 BHK at 1,673 sqft. The 18-apartment building has been laid out for predominantly 2 BHK + 4 BHK formats with one residence per floor on the upper band.
Who is the developer behind Pearl Bay View?
Pearl Concept Group / Pearl Concept Constructions — over two decades in Mumbai with 50+ residential and commercial projects delivered across the city. The group's focus is mid-luxury redevelopment in central Mumbai postcodes.
Are home loans approved at Pearl Bay View Dadar West?
Yes — major banks including HDFC, ICICI, SBI, Axis, and Kotak Mahindra extend home loans on RERA-registered Dadar West projects of this profile. Property Butler can introduce a banker once a unit is shortlisted.