Promesa West End — Dadar West's Sea-View Mid-Rise on Gokhale Road
Promesa West End is a G+23 mid-rise on Gokhale Road in Dadar West, opposite Jakhadevi Temple, conceived by Virtue Enterprises in partnership with the Drasshan Properties Group's Promesa Realty marketing arm. The project replaces an old building stock pocket of central Dadar with a slim modern tower carrying compact 1 BHK and 2 BHK floor plates, sea-view stacks, and rooftop amenities. As of April 2026, Property Butler holds seven live units across this building — a mix of ready-possession resale and Apr-2026-possession primary inventory directly with the developer. This is the most concentrated sea-view inventory in Dadar West under ₹4 Cr that we see in this cycle.
Promesa West End — Dadar West — April 2026
₹2.30 Cr — ₹3.50 Cr
1 BHK · 2 BHK · 450 – 684 sqft carpet · Ready & Apr 2026 possession · Virtue Enterprises
Snapshot — At a Glance
Why Promesa West End — The Buyer Perspective
Promesa West End is built for the Dadar-rooted buyer who wants a modern building inside the same five-minute radius they have lived in for thirty years, without giving up the Dadar lifestyle. The math here is unusual for South Mumbai. A 1 BHK with a sea view on the 21st floor at ₹2.30 Cr (₹51,000 per sqft) is one of the lowest entry points to genuine South-Bombay sea-view ownership available in 2026. A 2 BHK with a sea view at ₹3.50 Cr is competitive against Worli compact 1 BHKs and Prabhadevi mid-floor 2 BHKs. The buyer is typically a Dadar-Parel-area family upgrading from a 25-year-old non-lift building, an end-user who works in BKC or Lower Parel and wants central-Mumbai residence, or a small-ticket investor who wants a first South Mumbai address.
The location is the entire pitch. Gokhale Road is one of central Dadar's primary arterial corridors. The walk to Dadar Railway Station is six minutes and the walk to Parel Station is twelve. Shivaji Park's open ground (one of Mumbai's largest organised maidans) is a four-minute walk. Citylight Cinema, Portuguese Church, and the central market grid sit within a ten-minute radius. Dadar Beach is five minutes by car. The Bandra Worli Sea Link is a 4 km drive, and the upcoming Coastal Road Phase 2 plus the Mahalaxmi-Chembur Monorail will further compress north-south travel times once both fully operational.
The honest cons. Promesa West End is a small project on a small footprint — 0.22 acres for a G+23 tower means the open space within the project is limited. The amenities are rooftop-clustered (jacuzzi, sports turf, amphitheatre, gym) which is creative but has weather and crowd dependencies. The 1 BHK at 450 sqft carpet is genuinely compact — fine for a young couple or a working professional, tight for a family of four. The build is mid-segment finish, not luxury. And the developer ecosystem (Virtue Enterprises with Promesa as marketing partner) is a smaller, less-recognised brand compared to Lodha or Rustomjee — buyers underwrite developer risk by visiting completed projects from the same group. We will arrange that visit if the units shortlisted are pre-handover stock.
The flip-side worth saying out loud: smaller-developer projects in central Dadar tend to outperform their larger-developer counterparts on per-sqft appreciation in the five-year window after handover. The reason is supply-side — a 130-unit project does not flood the resale market the way a 700-unit Worli launch does. Promesa West End's small unit count means a tighter resale market, faster price recovery on each transaction, and lower exit friction. Buyers who underwrite the brand-track-record discount on entry have historically captured this small-tower premium on exit. Whether that holds for this specific building depends on how the surrounding Dadar West redevelopment cycle absorbs over the next 24 months — there are at least three other 1-acre-and-smaller redevelopments in the immediate Gokhale Road radius at various RERA stages.
Configurations and Pricing Ladder
| Config | Carpet | Asking price | Implied PSF | Floor / view |
|---|---|---|---|---|
| 1 BHK | 450 sqft | ₹2.30 Cr | ~₹51,000 | 21st floor · sea view (resale) |
| 1 BHK | 450 sqft | ₹2.30 Cr | ~₹51,000 | 18th floor · sea view (resale) |
| 2 BHK (compact) | 504 sqft | ₹2.60 Cr | ~₹51,500 | 17th floor · sea view (resale) |
| 2 BHK (city) | 666 sqft | ₹3.50 Cr | ~₹52,500 | 16th floor · city view |
| 2 BHK (large) | 684 sqft | ₹3.50 Cr | ~₹51,000 | 21st floor · sea view (developer-direct, Apr 2026 possession) |
| 2 BHK (city, mid-floor) | 684 sqft | ₹3.50 Cr | ~₹51,000 | 18th floor · city view |
How to read Promesa pricing
PSF clusters tightly around ₹51,000–₹52,500 per sqft across both 1 BHK and 2 BHK stacks. This is unusual — most Mumbai mid-rises trade smaller units at higher PSF. The flat curve here means buyers should choose on view and floor rather than chase unit-size value. Sea-view 21st-floor stacks are the standout product in the building. City-view 16th-floor 2 BHKs are the relative bargain on a per-sqft basis if you do not need the sea sight-line.
Comparison vs Two Nearest Peers
| Building | Median PSF | Possession | Standout factor |
|---|---|---|---|
| Promesa West End | ~₹51,500 | Mix · ready & Apr 2026 | Sea-view 1 BHK & 2 BHK at sub-₹4 Cr |
| The Palette (Dadar West) | ~₹54,000 | Ready | Larger floor plates · 2 / 3 / 5 BHK · ₹6.84 Cr+ entry |
| The Baya Midtown (Dadar West) | ~₹46,000 | Ready | 2 BHK only · 600 sqft typical · ₹2.79 Cr entry |
Location and Connectivity
Gokhale Road sits at the centre-of-gravity of old Dadar, with the Plaza Cinema-Portuguese-Church-Shivaji-Park triangle to the west and the L.J. Cross / Tilak Bridge corridor to the east. The walking radius covers Dadar Railway Station (Western and Central lines), Mukti Mandir Park, Parsi Colony, Five Gardens (Matunga), and Shivaji Park itself. Drive times are competitive: Bandra Kurla Complex 4 km via the Sea Link, Lower Parel 3.5 km via Tulsi Pipe Road, Worli 3 km via Annie Besant Road, and Cuffe Parade 9 km via Pedder Road. The Western Express Highway entry at Mahim is 2.5 km, putting the Mumbai airport within a 25-minute drive off-peak.
For families: D.G. Ruparel College, Saraswati Mandir, IES VN Sule Guruji Marathi School, and St. Joseph's High School are all within fifteen minutes. Healthcare anchors include Hinduja Hospital (Mahim), Tata Memorial (Parel), and Wockhardt (Mumbai Central). The retail corridor on Ranade Road, Lady Jamshedji Road, and Dadar Market handles 90% of weekly grocery and household needs without needing the Bandra Linking Road or BKC mall trip.
Property Butler's Verdict
Property Butler — verdict on Promesa West End
Promesa West End is the right building for a Dadar-rooted family upgrading to a modern tower or for a first-time South-Bombay end-user buyer who wants a sea-view stack at sub-₹3.5 Cr. The PSF is honest. The sea views from floors 17–21 are real. We negotiate hardest on the 16th-floor city-view 2 BHK (₹3.50 Cr / 666 sqft) — there is room of ₹15–25 lakh on this stack against developer ask. We pay closer to ask on the sea-view 21st-floor 1 BHKs because they are simply the lowest sea-view sale on Gokhale Road and tend to clear in three to five viewings. For investors, the 1 BHK rents for ₹65,000–₹80,000 per month and the 2 BHK rents for ₹95,000–₹1.20 lakh, putting net yield in the 2.5–2.9% band — solid for the entry ticket. Where we say no: a buyer who needs a 3 BHK or who values a heritage-builder brand over location-and-view economics should look at The Palette or shift to Prabhadevi.
Property Butler Inventory in Promesa West End
Promesa West End — 1 BHK
450 sqft · Floor 21 · Sea View · Wing A unit 2105
₹2.30 Cr
Promesa West End — 1 BHK
450 sqft · Floor 18 · Sea View · Wing A unit 01
₹2.30 Cr
Promesa West End — 2 BHK
504 sqft · Floor G+16 · Sea View · Apr 2026 possession
₹2.60 Cr
Promesa West End — 2 BHK
504 sqft · Floor 17 · Sea View · Wing A unit 02
₹2.60 Cr
Promesa West End — 2 BHK
666 sqft · Floor 16 · City View · Wing A unit 04
₹3.50 Cr
Promesa West End — 2 BHK
684 sqft · Floor 21 · Sea View · Apr 2026 possession
₹3.50 Cr
What Promesa West End Buyers Commonly Miss
The Apr 2026 vs ready dichotomy creates two completely different products at the same building. The ready-resale stock has registered conveyance, immediate possession, and slightly higher ask. The Apr-2026 developer-direct stock has primary-allocation pricing, the GST-input-credit benefit, and a 3-6 month possession wait — but you save on stamp duty timing and have first-handover finish quality. We walk buyers through both options on the same visit and let the budget-versus-timing trade-off decide. Floor 21 is the sea-view sweet spot. Below floor 16 the surrounding building stock blocks Mahim Bay; above floor 21 the price escalation makes the marginal view gain less compelling. Floors 17–21 are the price-to-view efficient frontier. The 21st floor is the same height as the rooftop amenity floor in many smaller Dadar buildings — meaning the sound profile from the road is significantly muted compared to a 17th floor, even though both technically clear the surrounding rooftops. If you have small children or are noise-sensitive, ask for a 21st-floor viewing first. The MahaRERA file shows three buyer complaints — all resolved. They relate to fitout finish queries on early handovers and were closed within ninety days. We pull the RERA case file on every viewing and walk through it with the buyer; the resolution-track-record is genuinely clean.
Talk to Property Butler about Promesa West End
We handle Promesa West End transactions in-house. Floor plans, agreement copies, bank approvals, registration — handled by our team.
See our Promesa West End unitsWhatsApp UsFrequently Asked Questions about Promesa West End
Is Promesa West End RERA approved?
Yes. Registered with MahaRERA under registration number P51900004931. The current RERA filing shows 31 of 130 units sold (24% absorbed). Three resolved buyer complaints are on file — read carefully and our team will walk through each on a viewing.
Is Promesa West End ready to move in?
Most resale stock is ready and OC-received. A portion of developer-direct primary inventory has Apr 2026 possession, so always check the specific unit before LOI. Property Butler's seven live units are a mix of both — three are immediately registrable and three need a few months for handover.
Are Promesa West End apartments sea facing?
Yes — the south-west and west-facing stacks from floor 16 onward have unobstructed Mahim Bay sea views. Floors 21 and above carry the cleanest sight-line over the surrounding low-rise building stock. Lower floors and east-facing stacks are city/internal-view.
What is the price per sqft at Promesa West End?
PSF clusters between ₹51,000 and ₹52,500 across both 1 BHK and 2 BHK stacks. The pricing is unusually flat — view and floor matter more than unit size when comparing units.
Are home loans approved at Promesa West End?
Yes. Major lenders including SBI, HDFC, ICICI, and Axis have approved Promesa West End for home loans. LTV up to 80% is typical, subject to individual eligibility. The RERA approval and OC for ready stock makes loan disbursement straightforward.
What is the maintenance charge?
Society maintenance is currently around ₹6–8 per sqft per month, working out to roughly ₹4,000–₹5,500 monthly for a typical 2 BHK. This is in line with Dadar peer buildings of the same vintage.