Shapoorji Pallonji BKC 28 — Bandra East's BKC-Adjacent 2 BHK Tower, ₹1.9 Cr to ₹3.3 Cr, ~₹45,646 PSF, Ready-to-Move at the Eastern Edge of the BKC Catchment
Shapoorji Pallonji BKC 28 is a 21–23 storey tower in Bandra East, developed by Shapoorji Pallonji Real Estate — the residential arm of the 160-year-old Shapoorji Pallonji group, the country's senior infrastructure and construction conglomerate and the developer behind landmark BKC, Worli, and Pune assets. The building's defining characteristic is structural focus: every active listing Property Butler tracks here is a 2 BHK (78 of 78 active inventory). That means the building is the rare BKC-adjacent address built specifically for the 2 BHK buyer — typically a couple or compact family that wants the BKC commute, the Bandra-East upmarket address, and the new-construction tower experience, but is priced out of the 3 BHK / 4 BHK trophy stock at Lodha or Rustomjee Erika a few kilometres south. Asking PSF on carpet runs ₹37,698 to ₹53,833 with a building median at ₹45,646/sqft. Sale-side asking prices span ₹1.90 Cr to ₹3.30 Cr, with carpets between 450 sqft (compact 2 BHK / large 1 BHK conversion) and 1,400 sqft (large 2 BHK family format) — median carpet 712 sqft. The Bandra East locality benchmark sits at ₹51,577/sqft (five-year change +29.4%), placing BKC 28 at a small discount to the locality average — a positioning that historically attracts the price-disciplined BKC professional rather than the trophy buyer.
Shapoorji Pallonji BKC 28 · Bandra East · May 2026
₹1.9 Cr — ₹3.3 Cr
All 2 BHK · 450–1,400 sqft · 21–23 storey · BKC adjacency · Median PSF ₹45,646
Snapshot — At a Glance
Why Shapoorji Pallonji BKC 28 — the buyer profile
BKC 28 sits in Bandra East, the residential catchment that has absorbed the most BKC-driven housing demand in the last decade. BKC — Bandra-Kurla Complex — is Mumbai's primary contemporary Grade-A office grid, hosting the headquarters of every major Indian bank (State Bank of India, ICICI, HDFC), the global India HQ of multiple multinationals, the Asian Heart Institute, the U.S. and dozen-plus consulates, and the bulk of the city's corporate-services professional class. The structural problem BKC has always had is residential supply: the BKC plot itself is zoned office-only, so professionals working in BKC must live elsewhere and commute. Bandra East — directly west of BKC across the Eastern Express Highway and Western Express Highway grid — is the closest physical residential adjacency.
Shapoorji Pallonji BKC 28 was developed inside this thesis. The all-2-BHK floorplate is a deliberate market-fit choice: BKC-adjacent demand peaks at the 2 BHK band because the dominant buyer is a 30–45 year old professional, often dual-income, often with one or two children, who wants the BKC commute, the Bandra address, and a new-construction tower lifestyle, but cannot stretch the budget to a ₹6–10 Cr 3 BHK in the Lodha or Rustomjee Erika tier. The Shapoorji Pallonji brand carries trust — the group has built BKC One, BKC 28, and other major BKC-adjacent assets, and is among the most consistently audited construction-grade developers in Mumbai's market.
The buyer flows Property Butler sees concentrated at BKC 28 are: (a) BKC professionals upgrading from a Khar / Santacruz rental into ownership at a BKC-walkable address; (b) dual-income couples using the 2 BHK as a stepping-stone before a 3 BHK upgrade; (c) investment buyers targeting BKC rental demand at PSF in the ₹140–₹250/sqft/month band (gross yields 3.5–5.5% which is competitive for Bandra East); (d) NRI / consultant buyers wanting a brand-developer 2 BHK as their Mumbai base.
Honest negatives: all-2-BHK floorplate means upgrade options inside the building are limited — a family graduating to a 3 BHK will need to sell BKC 28 and move out. The building's PSF discount to Bandra East locality average (~10–15% below the ₹51,577 benchmark) reflects this configuration constraint plus competition from newer, podium-loaded BKC-adjacent towers that came up post-2020.
Configurations + Pricing Ladder
The pricing ladder is unusually tight by Mumbai standards — sale PSF spans only ₹38K to ₹54K (a 42% spread), versus a 3.7× spread at a comparably-sized older tower like Jupiter Cuffe Parade. The tightness reflects the building's homogeneity: same configuration, similar age, single tower, similar amenity loading across floors. For the buyer, that means price discovery is faster and negotiation power is more limited — the comparables are all sitting on the same MarketStream.
Comparison vs 2 Bandra East peer buildings
BKC 28's positioning is the price-disciplined BKC adjacency play. The Ten BKC and Rustomjee Prive options ask significantly higher PSFs and entry tickets, anchored on trophy specifications and configuration flexibility. BKC 28 trades simplicity (one configuration, one tower, one buyer profile) for a meaningful PSF and ticket-size discount.
Location, connectivity, what Bandra East buys
BKC drive-time: 8–15 minutes from BKC 28 depending on traffic — this is the closest residential adjacency to BKC after Kala Nagar and Behrampada immediate flanks. Daily commute is the structural reason for the building's demand.
Bandra West Linking Road / Hill Road social spine: 15–25 minutes by car across the Bandra junction. The Bandra retail and F&B scene — Pali Naka, Linking Road, Carter Road — is accessible.
Domestic + International airports: 15–25 minutes via the Western Express Highway — among the fastest airport access points in Mumbai for a residential address.
Schools: Bombay Scottish (Mahim, 12 minutes), St Stanislaus (Bandra West, 18 minutes), American School (BKC, 8 minutes), Dhirubhai Ambani International (BKC, 10 minutes). The BKC-adjacent international school cluster is a meaningful demand driver for buyers with school-age children.
Metro Line 3 (Aqua) — Bandra/BKC stations: the under-construction Aqua Line opens BKC and Bandra to a one-seat metro ride south to Cuffe Parade and north to the international airport and SEEPZ. This will materially compress the BKC-to-airport commute for residents and inject structural value for BKC-adjacent residential addresses.
Hospitals: Asian Heart Institute (BKC, 8 minutes), Holy Family (Bandra, 12 minutes), Lilavati (Bandra Reclamation, 18 minutes), Hinduja (Mahim, 15 minutes).
Property Butler's Verdict
Shapoorji Pallonji BKC 28 is the discount BKC adjacency play. The trade is straightforward: you pay ₹2.5–₹3 Cr for a 700+ sqft 2 BHK at a 21–23 storey Shapoorji-Pallonji-built tower with a 10–15 minute commute to BKC, and you get back the structural benefit of being inside the corporate-adjacent residential catchment that has compounded at 29.4% over five years at the locality level. The discount to Bandra East average PSF — roughly 10–15% — reflects the configuration constraint (no 3 BHK in-building upgrade option) and competition from podium-loaded newer launches.
Who should consider: BKC corporate professionals between 30 and 45, dual-income couples buying their first SoBo-grade home, investors targeting BKC-driven rental demand, NRIs wanting a Bandra base under ₹3 Cr. Who should skip: families planning to scale to 3+ children inside the same building (no upgrade path), buyers prioritising trophy specifications (Ten BKC is the trophy alternative at +30–40% PSF), Western Suburbs commuters (Andheri / Lower Parel office workers will find Bandra East commute longer than Bandra West).
Negotiate on: furnishing handover specification (variance between original spec and refurbished units is wide), floor band and lift wait times during peak hours, parking allotment clarity (the building's parking ratio is the key downside friction in BKC adjacency assets). Pay closer to ask on: high-floor large-2-BHK formats with corner orientation — the 900–1,400 sqft units at the top of the band sell faster because they straddle the 2 BHK / functional-3 BHK boundary. — Property Butler
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Property Butler is the buy-side advisor for BKC 28
Property Butler tracks the full active inventory at Shapoorji Pallonji BKC 28 across all stacks. We source on the buyer's behalf — verifying floor band, view orientation, lift access, parking allotment, and the seller's actual closing position before walk-throughs. We do not pre-list units to buyers; we run the search to your specification.
WhatsApp us about BKC 28 →Frequently Asked Questions
Is Shapoorji Pallonji BKC 28 RERA approved?
Yes. The BKC 28 development is RERA-registered with multiple active project IDs in the Bandra East / BKC zone. As an OC-received Ready-to-Move building, resale registrations close at the sub-registrar with standard stamp duty and registration on agreement value.
What is the PSF range at BKC 28 Bandra East?
Sale-side asking PSF runs ₹37,698 to ₹53,833/sqft on carpet with a building median of ₹45,646/sqft. The Bandra East locality average sits at ₹51,577/sqft — BKC 28 trades at roughly a 10–15% discount to the locality benchmark.
What configurations are available at BKC 28?
BKC 28 is a 2 BHK only tower — all 78 active listings Property Butler tracks are 2 BHK formats. Carpets range from 450 sqft (compact / junior 2 BHK) to 1,400 sqft (large 2 BHK family format), with a median carpet of 712 sqft.
When is possession at BKC 28?
Possession is immediate. The building is OC-received Ready-to-Move — 71 of 78 active listings tracked are ready for handover at closing. No under-construction GST, no stage-payment schedule.
What is the BKC commute from BKC 28?
8–15 minutes by car depending on time of day. BKC 28's positioning is directly anchored on this commute — the building is among the closest non-BKC residential addresses to the BKC office grid.
Are home loans available for BKC 28 apartments?
Yes — Shapoorji Pallonji BKC 28 is on the approved-property panels of all major lenders (HDFC, ICICI Bank, SBI, Axis, LIC Housing, PNB Housing, IIFL). Standard residential LTV applies — typically 75–80% of agreement value subject to lender policy.
What is the rental yield at BKC 28?
Rental PSF runs ₹111 to ₹250/sqft/month with a median around ₹143. A 712 sqft 2 BHK at the median rental fetches ~₹1.0 lakh/month, which on a ₹2.7 Cr purchase prices gross yield at ~4.5% pre-society outflows — a solid range for Bandra East 2 BHK stock.