How much does Bare Shell save vs Builder Finish?

Unit ticket saves Rs 30-70 lakh; fit-out costs Rs 32-58 lakh. Net move-in cost roughly matches Builder Finish.

Rustomjee Crown Furnishing Tier Decoder Prabhadevi 2026 — Bare Shell vs Builder Finish 3 BHK Move-In Cost Math | Property Butler

Rustomjee Crown Furnishing Tier Decoder — Bare Shell vs Builder Finish vs Unfurnished Inventory in the Same Tower

Property Butler currently transacts 45 live units at Rustomjee Crown in Prabhadevi — the deepest single-building inventory anywhere in South Mumbai's ready-to-move luxury stack — and within that inventory three discrete furnishing tiers price independently of each other. 4 units are listed Bare Shell (all 3 BHK at the 1,300 sqft plate, asking Rs 8.25-9.25 Cr, PSF Rs 63,462 to Rs 71,154). 39 units are Builder Finish (the building's standard handover specification, asking Rs 8.01 Cr to Rs 29.84 Cr across 3 / 4 / 5 BHK plates, PSF Rs 61,332 to Rs 103,828). 2 units are Unfurnished (resale 4 BHK plates where the first owner stripped the Builder Finish package back, asking Rs 14.78 Cr at 1,696 sqft and Rs 20.5 Cr at 2,583 sqft, PSF Rs 79,365 to Rs 87,146). The PSF gap between Bare Shell and Builder Finish at the same plate is the building's single most under-analysed cost-of-occupation lever — and the one most South Mumbai buyers do not negotiate carefully. This page decodes the three furnishing tiers stack-by-stack: what each tier includes, how much the move-in differential actually is, and which tier is the right buy for the family, the NRI, the investor and the resale-flipper.

Rustomjee Crown · Prabhadevi · Furnishing Tier Decoder · May 2026

Rs 8.01 Cr — Rs 29.84 Cr

45 live PB units · 4 Bare Shell · 39 Builder Finish · 2 Unfurnished · 3 / 4 / 5 BHK · OC received · PSF Rs 61,332-103,828 · RERA P51900003268 / P51900006367

Snapshot — Rustomjee Crown furnishing tiers at a glance

Locality	Prabhadevi · Gokhale Road South · South Mumbai
Developer	Rustomjee Group (Keystone Realtors) · est. 1996 · 14.32 million sqft delivered
RERA	P51900003268 (Phase 1) · P51900006367 (Phase 2)
Possession	OC received · Ready to Move In (43 of 45) · Dec 2025 (2 units)
Configurations	3 BHK (24) · 4 BHK (19) · 5 BHK (2)
Wings	A · B · C
Bare Shell asking band	Rs 8.25-9.25 Cr (3 BHK 1,300 sqft only) · PSF Rs 63,462-71,154
Builder Finish asking band	Rs 8.01-29.84 Cr (3/4/5 BHK) · PSF Rs 61,332-103,828
Unfurnished asking band	Rs 14.78-20.5 Cr (4 BHK only) · PSF Rs 79,365-87,146
PB inventory	45 live units · See our Rustomjee Crown units

The Bare Shell tier — what you actually get and what it actually saves

All four Bare Shell units at Rustomjee Crown are 3 BHK at the building's standard 1,300 sqft carpet plate — the entry plate at C Wing and equivalent stacks. Asking range Rs 8.25 Cr to Rs 9.25 Cr; PSF band Rs 63,462 to Rs 71,154. The view mix on Bare Shell inventory is functional rather than premium: two Garden View / Internal View units at the lower-40s floor stack, and two Open View units in the Ultra High Floor stack. Bare Shell here is not the Sea-View / 60th-floor stack the developer originally launched at premium PSFs — Bare Shell is the workhorse plate at the workhorse view.

What Bare Shell means at Rustomjee Crown. The unit is handed over with structural completion, electrical and plumbing rough-ins to point, walls plastered, floor screeded and ready for tile / stone, but with no Builder Finish package layered on top. No developer-supplied flooring stone, no wardrobes, no bathroom finishings beyond rough plumbing, no modular kitchen, no false ceiling, no painting. The buyer brings their own architect and contractor and lays the finish from a screeded slab.

What the saving actually is. Compare the Bare Shell 1,300 sqft 3 BHK at Rs 8.25-9.25 Cr against the comparable Builder Finish 1,306-1,322 sqft 3 BHK plates at the same wing stack: Rs 8.01 Cr (PSF Rs 61,332, C Wing 17th floor) through Rs 13.56 Cr (PSF Rs 103,828, C Wing 59th floor). To compare apples-to-apples, anchor on mid-floor (15-21) Builder Finish 3 BHK at the same plate: Rs 8.55-9.95 Cr (PSF Rs 65,217-75,265). The Bare Shell unit at Rs 8.25-9.25 Cr is therefore roughly Rs 30 lakh to Rs 70 lakh cheaper than the equivalent mid-floor Builder Finish — a PSF differential of Rs 4,000 to Rs 6,000.

The buyer should then budget a fit-out of approximately Rs 2,500 to Rs 4,500 per carpet sqft to bring the Bare Shell unit up to a residential-luxury specification — meaning a 1,300 sqft Bare Shell will absorb Rs 32 lakh to Rs 58 lakh in fit-out cost, plus 3 to 5 months of project-management time. Net economics: Bare Shell + bespoke fit-out lands at Rs 8.57 Cr to Rs 9.83 Cr; Builder Finish at the same plate lands at Rs 8.55 Cr to Rs 9.95 Cr. The headline cost is roughly the same. The Bare Shell tier is not a discount on the unit — it is a discount on developer fit-out you may not value.

Why a buyer chooses Bare Shell anyway: bespoke layout (e.g. converting one bedroom into a study, knocking through to enlarge a kitchen), bespoke material choice (Italian marble flooring rather than the Builder Finish's standard vitrified), bespoke kitchen (German modular against the Builder Finish's developer-spec Indian modular), and bespoke wardrobe + furniture integration. The Bare Shell route is the buyer who values design control over move-in convenience. The Builder Finish route is the buyer who values move-in convenience over design control.

The Builder Finish tier — the building's default, and where the floor-band premium lives

39 of Property Butler's 45 Rustomjee Crown units are Builder Finish — the developer's standard handover specification. Builder Finish here means: tiled or stone flooring across living and bedroom areas, modular kitchen with hob and chimney, modular wardrobes in master bedroom (and typically second bedroom), bathroom complete with sanitaryware and fittings, false ceiling and painting completed, ACs point-supplied with split-AC mounted in living and master bedroom in some units, and door / window frames complete with internal door fittings. The buyer moves in with furniture, appliances and soft furnishings only — typically a 2 to 4 week onboarding from possession to physical occupancy.

The Builder Finish PSF band runs from Rs 61,332 (C Wing 17th floor 3 BHK Open View at Rs 8.01 Cr) to Rs 103,828 (C Wing 59th floor 3 BHK Garden View at Rs 13.56 Cr) — a roughly 1.7x PSF spread within the same building, same configuration, same furnishing tier, driven primarily by floor-band and view. This is the Builder Finish tier's defining characteristic: the unit's furnishing is uniform, but the price is driven entirely by the stack (floor + view + wing) it sits on.

Pricing patterns inside the Builder Finish tier.

Mid floor (15-25) Builder Finish 3 BHK 1,306-1,322 sqft. Rs 8.55-9.95 Cr asking. PSF Rs 65,217-75,265. The building's volume tier — the largest pool of 3 BHK Builder Finish inventory, the most actively transacted band.
Mid-high floor (40-55) Builder Finish 3 BHK 1,300-1,322 sqft. Rs 9.85-10.20 Cr asking. PSF Rs 75,076-77,744. The early Sea-View emergence floor band — views start opening up above the Mumbai skyline silhouette.
High floor (55-65) Builder Finish 3 BHK 1,300-1,322 sqft. Rs 10.99-13.56 Cr asking. PSF Rs 83,765-103,828. The building's PSF ceiling for 3 BHK. The C Wing 59th floor Garden View 3 BHK at Rs 13.56 Cr / Rs 103,828 PSF is the most expensive 3 BHK in the inventory.
Mid floor (15-21) Builder Finish 4 BHK 1,674-2,475 sqft. Rs 12.45-18.97 Cr asking. PSF Rs 73,697-77,001. The 4 BHK volume tier.
High floor (47-63) Builder Finish 4 BHK 1,696-2,475 sqft. Rs 14.78-21 Cr asking. PSF Rs 86,498-97,403. The high-floor 4 BHK with Open View / City View. Floors 60-63 C Wing carry PSFs above Rs 95,000.
Ultra High Floor Builder Finish 5 BHK at A Wing. 51st floor 5 BHK at 3,072 sqft City View Rs 28.34 Cr (PSF Rs 92,253). 63rd floor 5 BHK 3,088 sqft Sea View Rs 29.84 Cr (PSF Rs 96,632). The building's flagship Builder Finish stack.

The Builder Finish tier is therefore the right buy for the family who wants Rustomjee Crown's stack-by-stack pricing diversity — Garden View entry at the mid-floor, Sea View at the Ultra High Floor 5 BHK, City View on the 50-60th floor, Pool View / Amenity View at the lower stacks. Each Builder Finish unit prices according to its specific stack, which makes the Builder Finish tier the building's most negotiation-friendly tier for buyers who know the stack premium math.

The Unfurnished tier — the resale tier, and what it tells you about the building's secondary market

Two units in Property Butler's Rustomjee Crown inventory are listed as Unfurnished. Both are 4 BHK plates — 4 BHK 1,696 sqft C Wing 47th floor Garden View at Rs 14.78 Cr (PSF Rs 87,146); 4 BHK 2,583 sqft B Wing 53rd floor Garden View at Rs 20.5 Cr (PSF Rs 79,365). These are not bare-shell units; these are resale units where the first owner has stripped the original Builder Finish package back (sometimes to install bespoke flooring or fit-outs the second owner may or may not want), and is presenting the unit "as is" without the original Builder Finish package intact.

The Unfurnished tier is therefore a signal rather than a discount. The PSF band Rs 79,365-87,146 sits roughly in line with the equivalent Builder Finish 4 BHK at the same wing + floor stack (Builder Finish 4 BHK 1,696 sqft at C Wing 53rd floor Open View asks Rs 15.24 Cr at PSF Rs 89,858 — only roughly 3 percent above the Unfurnished comp at the same plate). The Unfurnished tier therefore prices at parity-to-modest-discount versus Builder Finish at the same stack — meaning the buyer pays roughly the same as Builder Finish but inherits an empty shell with whatever the first owner left behind.

When the Unfurnished tier is the right buy. For the buyer who specifically wants to install bespoke fit-outs and treats the first owner's stripped state as a feature rather than a defect. For the resale-arbitrage buyer who specifically wants a stack they cannot find at Builder Finish — the 47th floor C Wing 4 BHK Garden View or the 53rd floor B Wing 4 BHK Garden View, both of which sit on stacks where Builder Finish primary inventory is thin. The Unfurnished tier here is therefore the resale-market's stack-arbitrage tier, not the move-in discount tier.

Furnishing tier ladder — how the 45 units price stack-by-stack

Furnishing	Units	Plates	Asking band	PSF band	Floor band
Bare Shell	4	3 BHK 1,300 sqft only	Rs 8.25-9.25 Cr	Rs 63,462-71,154	40, 48, Ultra High Floor
Builder Finish	39	3 BHK 1,306-1,988 · 4 BHK 1,674-2,583 · 5 BHK 3,072-3,088	Rs 8.01-29.84 Cr	Rs 61,332-103,828	15 to Ultra High Floor
Unfurnished	2	4 BHK 1,696 · 4 BHK 2,583	Rs 14.78-20.5 Cr	Rs 79,365-87,146	47 (C), 53 (B)

Move-in cost math — Bare Shell + fit-out vs Builder Finish

The headline number every buyer at Rustomjee Crown should internalise: at the 1,300 sqft 3 BHK plate, Bare Shell and Builder Finish land at roughly the same total move-in cost once fit-out is added. The Bare Shell route saves the buyer Rs 30-70 lakh on the unit ticket and spends Rs 32-58 lakh on fit-out — net wash. The decision is therefore design control, not price.

Cost line	Bare Shell route	Builder Finish route
Unit ticket (3 BHK 1,300 sqft mid-floor)	Rs 8.25-9.25 Cr	Rs 8.55-9.95 Cr
Fit-out budget (Bare Shell only)	Rs 32-58 lakh (Rs 2,500-4,500 PSF)	Nil (included in ticket)
Stamp duty + registration (Maharashtra, post-Apr 2026 RR)	~6 percent of unit ticket	~6 percent of unit ticket
PM + architect cost	Rs 5-12 lakh	Nil
Time to occupancy	3-5 months from handover	2-4 weeks from handover
Total move-in cost incl fit-out	Rs 8.62-9.95 Cr + 3-5 months	Rs 8.55-9.95 Cr + 2-4 weeks

The cost lines converge. The trade is therefore 3-5 months of fit-out time + design control on the Bare Shell route, versus 2-4 weeks to physical occupancy + developer-spec finishes on the Builder Finish route. The decision frame for Rustomjee Crown buyers: if you have specific design intent (bespoke kitchen, Italian flooring, knock-through layout changes) and you have 3-5 months of patience, walk the Bare Shell. If you want to move in within a quarter and accept the developer's standard fit-out, walk the Builder Finish.

Why this building — Prabhadevi positioning and the Rustomjee Crown trust signal

Prabhadevi as South Mumbai's luxury anchor. Prabhadevi tracks an average PSF of Rs 66,650 with a 5-year compound growth of 30.4 percent — between Worli (Rs 68,950) and Lower Parel (Rs 52,050). Rustomjee Crown's PSF band of Rs 61,332-103,828 therefore spans from below the Prabhadevi locality average up to a meaningful premium above it. The building's PSF distribution is wider than the locality average's distribution — Rustomjee Crown carries both Prabhadevi's volume-tier inventory and Prabhadevi's PSF-ceiling inventory in the same complex.
OC received Ready-to-Move-In handover. 43 of Property Butler's 45 Rustomjee Crown units carry OC-received Ready-to-Move-In status; only 2 list Dec 2025 possession. Buyers walk in, complete registration, and receive keys against final payment. This collapses the cost-of-money calculation versus Worli's UC inventory where the buyer absorbs 24-48 months of construction-linked disbursement before keys.
Rustomjee Group's 14.32 million sqft track record. Rustomjee (Keystone Realtors) has been operating in Mumbai since 1996. The developer's portfolio includes Rustomjee Erika (Bandra East), Rustomjee Prive (Bandra East), Rustomjee Stella (Bandra East), Rustomjee Crown (Prabhadevi). The developer's handover-quality and post-handover maintenance track record is one reason PB's Rustomjee Crown inventory has remained deep — second-time and third-time buyers cycle through specifically because of the developer's known service profile.
Three-wing layout means three stack profiles. A Wing carries the building's Sea View / City View flagship inventory (5 BHK at floors 51-63). B Wing carries the wide-plate 3 BHK and 4 BHK inventory (2,583 sqft 4 BHKs at floors 53-57). C Wing carries the building's volume tier (3 BHK 1,306-1,322 sqft, the largest pool of inventory).

Honest cons. The PSF spread of Rs 61,332-103,828 is wide — buyers who do not understand the stack-by-stack premium math will overpay at the high end and undervalue the entry tier. The Bare Shell tier is concentrated at the 1,300 sqft 3 BHK plate only — buyers wanting Bare Shell at 4 BHK or 5 BHK have no current inventory. The B Wing 4 BHK 2,583 sqft Unfurnished at Rs 20.5 Cr (PSF Rs 79,365) sits notably below the B Wing Builder Finish 4 BHK 2,583 sqft at PSF Rs 80,527-81,107 — buyers should ask the seller why the Builder Finish was stripped and what specifically was removed.

Rustomjee Crown vs Prabhadevi-Worli peer set on furnishing flexibility

Building	Bare Shell available?	Builder Finish standard	PSF range
Rustomjee Crown (Prabhadevi)	Yes — 4 units at 3 BHK 1,300 sqft	Standard handover spec	Rs 61,332-103,828
Lodha Grandeur (Prabhadevi)	Rare	Premium developer spec	Rs 70,000-95,000
Kalpataru Oceana (Prabhadevi)	No (UC)	UC, standard at handover	Rs 65,000-90,000
Raheja Riviera Tower (Worli)	No (UC, Dec 2029)	Premium developer spec	Rs 65,000-90,000
Birla Niyaara (Worli)	No (UC)	Ultra-luxury spec	Rs 80,000-130,000

Rustomjee Crown is one of the few Ready-to-Move-In luxury towers in the Worli-Prabhadevi corridor that offers a discrete Bare Shell tier — most peer buildings hand over only at the developer's standard Builder Finish or Premium spec. Buyers who specifically want design control with a South Mumbai luxury address therefore have few alternatives outside Rustomjee Crown's Bare Shell stack.

Location + connectivity — Prabhadevi at Gokhale Road South

Bandra-Worli Sea Link — 8 to 12 minutes via Worli Sea Face.
Worli commercial precinct — 7 to 10 minutes via Annie Besant Road.
Lower Parel commercial precinct (Phoenix, Kamala Mills) — 10 to 14 minutes via Senapati Bapat Marg.
BKC commercial precinct — 22 to 32 minutes via Sea Link.
South Mumbai (Nariman Point / Fort) — 18 to 26 minutes via Marine Drive / Coastal Road Phase 1.
Mumbai International Airport (T2) — 35 to 50 minutes via Western Express Highway.
Dadar Railway Station — 1.5 km. Western + Central Lines junction.
Metro Line 3 (Worli) — 1.2 km. Direct Cuffe Parade / BKC corridor.
Schools — Bombay Scottish (Mahim), Cathedral School Fort, Aditya Birla World Academy, JBCN International — within 6-22 minutes drive.
Hospitals — Bombay Hospital, Hinduja, KEM, Wockhardt, P.D. Hinduja — 8 to 18 minutes.

Property Butler's verdict — which Rustomjee Crown furnishing tier to actually buy

If you are a family with 3-5 months of patience who values design control and wants the lowest unit-ticket entry into Rustomjee Crown, the Bare Shell 3 BHK 1,300 sqft at Rs 8.25-9.25 Cr is Property Butler's mandatory walk. The PSF band of Rs 63,462-71,154 sits below the Prabhadevi locality average — pair with a Rs 32-58 lakh fit-out budget and you land at roughly the same total move-in cost as Builder Finish but with full design control. The right buy for families coming from custom-built South Mumbai homes (Walkeshwar / Cumbala Hill / Malabar Hill) who do not accept developer-standard finishes.

If you are a family wanting to move in within 4 weeks, the Builder Finish 3 BHK 1,306-1,322 sqft mid-floor stack at Rs 8.55-9.95 Cr is the right walk. The Builder Finish package is a complete handover — flooring, kitchen, wardrobes, bathrooms, false ceiling, painting all to developer spec.

If you are an NRI or investor wanting Rustomjee Crown's flagship Ultra High Floor stack, the Builder Finish 5 BHK 3,072-3,088 sqft at A Wing floors 51-63 at Rs 28.34-29.84 Cr (PSF Rs 92,253-96,632) is the building's marquee tier. The 63rd floor 5 BHK Sea View is the building's defining trophy stack. Treat as a long-hold appreciation play with Prabhadevi locality's 5-year +30.4 percent compound as the macro tailwind.

If you are a resale-arbitrage buyer wanting wide-plate 4 BHK inventory at less-mainstream stacks, the Unfurnished 4 BHK 1,696 sqft C Wing 47th floor Garden View at Rs 14.78 Cr or the Unfurnished 4 BHK 2,583 sqft B Wing 53rd floor Garden View at Rs 20.5 Cr are PB's two recommended Unfurnished walks.

What we'd negotiate on as your buyer's broker: the exact scope of the Bare Shell handover (slab, walls, plumbing rough-ins, electrical points, door frames); the exact scope of the Builder Finish package (kitchen brand, modular cabinet brand, bathroom fittings, AC inclusion); the parking allotment (each 3 BHK should secure 1, each 4 BHK / 5 BHK should secure 2); society maintenance + CAM rate; and stamp-duty / registration timing under the April 2026 RR hike. — Property Butler

Frequently asked questions

Is Rustomjee Crown RERA approved?

Yes. Phase 1 RERA P51900003268, Phase 2 RERA P51900006367. Verify at maharera.mahaonline.gov.in.

What is the PSF for a Bare Shell 3 BHK at Rustomjee Crown?

Bare Shell 3 BHK at the 1,300 sqft plate transacts in the Rs 63,462 to Rs 71,154 per carpet sqft band. All four PB Bare Shell units are 3 BHK at 1,300 sqft, asking Rs 8.25 to Rs 9.25 Cr.

How much does the Bare Shell route save vs Builder Finish?

Unit ticket saves Rs 30-70 lakh; fit-out costs Rs 32-58 lakh at Rs 2,500-4,500 per carpet sqft. Net move-in cost roughly matches Builder Finish. The trade is 3-5 months of fit-out time for design control.

Is Rustomjee Crown OC received?

Yes. 43 of Property Butler's 45 Rustomjee Crown units carry OC-received Ready-to-Move-In status. 2 units list Dec 2025 possession.

What is in the Builder Finish handover package?

Typically: stone/vitrified flooring, modular kitchen with hob and chimney, modular wardrobes in master + second bedrooms, complete bathroom sanitaryware and fittings, false ceiling, painting, electrical points wired, AC point-supplied (split-AC in some stacks). Verify unit-by-unit.

Are home loans approved for Rustomjee Crown?

Yes. SBI, HDFC, ICICI, Axis, Kotak, LIC Housing all underwrite Rustomjee Crown inventory. Since the building is OC-received, bank disbursement is single-tranche on registration.