Ten BKC — Bandra East's Cleanest All-In Pricing Inventory, Mid-2026
Ten BKC is Adani Realty's flagship residential tower at Bandra East — the building Property Butler currently positions as the cleanest all-in-pricing OC-Received Grade-A inventory in the BKC peripheral micromarket. As of June 2026 we hold 8 live units across the 3 BHK and 4 BHK formats, spanning the Mid Floor (8–15) and High Floor (16–25) zones across Wings 1, 2, 3 and 4, in a price band that opens at ₹8.81 Cr (a 1,175 sqft 3 BHK on a High Floor in Wing 3) and tops out at ₹16.78 Cr (a 2,237 sqft 4 BHK on a Mid Floor in Wing 1). All eight stacks are quoted on an all-inclusive pricing basis — meaning the headline number already includes floor rise, GST, stamp duty allocation and registration provisioning, removing the typical "++" math that loads onto an under-construction tower's asking price. The headline PSF on our side of the inventory sits in a tight ₹61,700 – ₹75,000 PSF corridor, while the broader Bandra East micromarket we track is currently asking between ₹38,162 and ₹81,081 PSF across 131 active comparables (market median ₹62,500 PSF, locality avg ₹51,577 PSF on Property Butler's data).
Ten BKC — Bandra East — June 2026
₹8.81 Cr — ₹16.78 Cr
3 & 4 BHK · 1,175 – 2,237 sqft · Wings 1, 2, 3, 4 · OC Received · all-inclusive pricing
Snapshot — At a Glance
Why Ten BKC — The Buyer Perspective
Bandra East sits at the most strategically anchored sub-micromarket in Mumbai's premium residential map — a thin residential corridor immediately adjoining Bandra Kurla Complex (BKC), the city's primary office CBD anchoring the Reliance, Citi, Standard Chartered, Trident, Sofitel and the upcoming Jio World Drive footprint. The locality is bounded to the west by Bandra West (the lifestyle Bandra), to the south by the Western Express Highway and BKC, to the east by the SantaCruz / Kalanagar corridor, and to the north by Kalanagar / Khar East. The residential cohort historically included the legacy Maharashtra Housing Society blocks at Kalanagar, the Government Colony (residence of the Maharashtra Chief Minister), and a small cluster of newer-construction Grade-A towers — Ten BKC, Rustomjee Prive, Kalpataru Magnus, 12 Pegasus, Agami Legends, Aarambh, Antariksh Ace, Gurukrupa Nirmalam. Ten BKC sits at the more BKC-proximate edge of this cluster, distinguished by Adani Realty's premium-brand positioning and the four-wing multi-tower scale that gives the building genuine inventory depth and configuration optionality.
The buyer who fits Ten BKC best is the buyer who values BKC proximity (corporate-executive use case), the Adani brand premium (large-developer disclosure discipline and resale liquidity), and OC-Received Ready-to-Move all-inclusive pricing that removes the construction-stage and "++" charge math. The 3 BHK at 1,175 sqft on a High Floor in Wing 3 at ₹8.81 Cr is one of the most accessible Bandra East Grade-A entry tickets in mid-2026, at ₹75,000 PSF — premium PSF, but pricing the BKC adjacency. The 3 BHK at 1,204 sqft in Wing 2 (Mid and High Floor) at ₹9.03 – ₹9.05 Cr is the alternate-wing entry. The 3 BHK at 1,415 – 1,442 sqft band in Wings 3 and 4 at ₹10.05 – ₹10.24 Cr is the mainline 3 BHK ticket. The 3 BHK at 1,429 sqft in Wing 1 (Mid Floor, highway view) at ₹10.72 Cr is the Wing 1 entry. The 4 BHK at 2,237 sqft in Wing 1 (Mid Floor, highway view) at ₹16.78 Cr is the only 4 BHK on our active shelf — a ₹74,989 PSF ticket on a Mid Floor broad-carpet stack, all-inclusive.
The honest cons. Ten BKC's view profile is genuinely not the building's strongest pitch. Of our 8 live stacks, the view orientations are Highway (Wings 1 stacks facing the WEH), Internal (Wing 2 lower floors), Garden (Wing 2 / 3 / 4 inward-facing stacks), and Amenity (Wing 3 / 4 amenity-deck-facing). There is no sea view in any of our active inventory; for buyers chasing the sea-face premium, the Bandra Bandstand / Carter Road cluster on the Bandra West side is the correct micromarket. Bandra East's daily-life mix is dominated by corporate offices Monday–Friday — the F&B and luxury retail grid is thinner than Bandra West's; Pali Hill, Bandstand, Carter Road and Hill Road are 15-minute drives via the Bandra Reclamation and the WEH. The all-inclusive pricing notation removes the "++" math but does not insulate buyers from society maintenance, future society formation deposits, or post-OC corpus contributions — buyers should request the most recent society maintenance circular and reserve-fund disclosure at LOI.
Configurations and Pricing Ladder
| Config / wing | Carpet | Floor zone | All-inclusive ask | Implied PSF · view |
|---|---|---|---|---|
| 3 BHK · Wing 3 | 1,175 sqft | High 16-25 | ₹8.81 Cr | ~₹75,000 · Amenity view |
| 3 BHK · Wing 2 | 1,204 sqft | Mid 8-15 | ₹9.03 Cr | ~₹75,000 · Internal view |
| 3 BHK · Wing 2 | 1,204 sqft | High 16-25 | ₹9.05 Cr | ~₹75,166 · Garden view |
| 3 BHK · Wing 4 | 1,415 sqft | Mid 8-15 | ₹10.05 Cr | ~₹71,025 · Amenity view |
| 3 BHK · Wing 3 | 1,434 sqft | High 16-25 | ₹10.18 Cr | ~₹70,990 · Garden view |
| 3 BHK · Wing 4 | 1,442 sqft | High 16-25 | ₹10.24 Cr | ~₹71,012 · Garden view |
| 3 BHK · Wing 1 | 1,429 sqft | Mid 8-15 | ₹10.72 Cr | ~₹75,017 · Highway view |
| 4 BHK · Wing 1 | 2,237 sqft | Mid 8-15 | ₹16.78 Cr | ~₹74,989 · Highway view |
Reading the Ten BKC pricing matrix
The PSF on the building is remarkably consistent — across all eight live stacks, the headline PSF sits within a tight ₹70,990 – ₹75,166 PSF band, except for the very entry stack at ₹8.81 Cr (1,175 sqft, ~₹75,000 PSF). This reflects an honest Adani Realty pricing discipline that does not weaponise floor zones or wings to layer in opaque premiums — all-inclusive pricing across stacks. The cleanest stacks to anchor on for relative-value are the Wing 3 and Wing 4 1,415 – 1,442 sqft 3 BHKs at ₹10.05 – ₹10.24 Cr (~₹70,990 – ₹71,025 PSF) — these are the lowest-PSF mainline tickets in our shelf, with Garden and Amenity view orientations and OC-Received status. For buyers indexing on compact-carpet entry, the Wing 3 1,175 sqft High Floor at ₹8.81 Cr (~₹75,000 PSF) is the smallest-ticket Bandra East / BKC-adjacency entry. The 4 BHK at 2,237 sqft at ₹16.78 Cr is the only 4 BHK on the live shelf and the rare format pick. All eight stacks are materially above the Bandra East locality avg PSF of ₹51,577 — which reflects Ten BKC's premium positioning within the locality rather than mispricing.
Comparison vs Two Nearest Peer Towers
| Building | Asking PSF (mid-2026) | Possession | Standout factor |
|---|---|---|---|
| Ten BKC (Bandra East) | ₹70,990 – ₹75,166 | OC Received | Adani Realty · 4-wing scale · all-inclusive pricing · BKC adjacency |
| Rustomjee Prive (Bandra East) | ₹55,000 – ₹72,000 | Mixed (Ready + UC) | Rustomjee / Keystone branding · listed developer · multi-tower |
| Kalpataru Magnus (Bandra East) | ₹60,000 – ₹80,000 | Ready | Kalpataru branding · BKC-proximate · 3 & 4 BHK mix |
Location and Connectivity
Ten BKC's Bandra East address places it at the geometric centre of Mumbai's premium employment map. Bandra Kurla Complex (BKC) is approximately five minutes by car — the Reliance Centre, the National Stock Exchange, ICICI Bank, Citi, Standard Chartered, Sofitel BKC, Trident BKC and the upcoming Jio World Drive footprint are all within a five to ten-minute drive. The Bandra Western Railway Station (Western Line) and the Bandra Terminus are approximately ten minutes via the Bandra Reclamation. The Bandra-Worli Sea Link on-ramp at Khan Abdul Gaffar Khan Road is twelve minutes off-peak, which compresses Worli, Lower Parel and the South Mumbai CBD to under thirty minutes. The Western Express Highway runs immediately adjoining the building — the SantaCruz / Vile Parle / Andheri corridor is fifteen minutes north; the Eastern Express Highway via the Eastern Freeway is fifteen minutes east. Mumbai International Airport (Terminal 2) is approximately fifteen minutes via the WEH — the shortest airport drive of any South Mumbai premium luxury address.
For schools, Dhirubhai Ambani International School (DAIS) is approximately ten minutes by car within BKC; Bombay Scottish Mahim is twelve minutes via the WEH; American School of Bombay (ASB) is five minutes within BKC; Singapore International School at Dahisar is forty-five minutes — not proximate. For healthcare, Asian Heart Institute is five minutes within BKC; Lilavati Hospital at Bandra West is ten minutes; Holy Family Hospital at Bandra West is ten minutes; Kokilaben Dhirubhai Ambani Hospital at Andheri West is twenty-five minutes. The daily lifestyle mix is BKC-anchored — the Sofitel, the Trident, the St. Regis (when commissioned), the Jio World Drive lifestyle and F&B grid, the BKC Bombay Gymkhana, and the broader BKC office-fringe F&B cluster. For Bandra West lifestyle (Pali Hill, Carter Road, Bandstand) residents drive fifteen minutes via the Bandra Reclamation.
Property Butler's Verdict
Property Butler — verdict on Ten BKC
Ten BKC is the right answer for the corporate-executive buyer who anchors on BKC proximity, the Adani Realty brand premium, and the all-inclusive OC-Received Ready-to-Move possession economics. The highest-conviction pick on the 8-unit live shelf is the 3 BHK 1,415 sqft at ₹10.05 Cr on the Mid Floor in Wing 4 — the lowest-PSF mainline 3 BHK at ₹71,025 PSF, amenity-view orientation, OC-Received, all-inclusive. For broader-carpet 3 BHK buyers, the 3 BHK 1,434 / 1,442 sqft High Floor stacks in Wings 3 and 4 at ₹10.18 / ₹10.24 Cr are equivalents — High Floor at the same PSF as Mid Floor 1,415 sqft, which is the cleanest relative-value math in the building. For the 4 BHK buyer, the 2,237 sqft Wing 1 Mid Floor at ₹16.78 Cr is the only mainline 4 BHK ticket on our shelf — Wing 1's highway-view orientation should factor into the buyer's expectation. We push back on assuming the entry-tier 3 BHK at ₹8.81 Cr is the value pick — it is a compact-carpet (1,175 sqft) stack at ₹75,000 PSF; for buyers chasing genuine 3 BHK footprint, the 1,415 – 1,442 sqft Wings 3/4 stacks deliver materially more carpet at a roughly ₹71,000 PSF rate. We negotiate on the maintenance corpus disclosure, the society's most recent AGM minutes, and the post-OC reserve-fund position; all-inclusive headline pricing is not the same as zero-friction transaction economics.
Property Butler Inventory in Ten BKC
Ten BKC — 3 BHK Wing 3 entry-tier
1,175 sqft · High 16-25 · Wing 3 · Amenity view · OC Received
₹8.81 Cr
Ten BKC — 3 BHK Wing 2 Mid Floor
1,204 sqft · Mid 8-15 · Wing 2 · Internal view · OC Received
₹9.03 Cr
Ten BKC — 3 BHK Wing 2 High Floor
1,204 sqft · High 16-25 · Wing 2 · Garden view · OC Received
₹9.05 Cr
Ten BKC — 3 BHK Wing 4 Mid Floor
1,415 sqft · Mid 8-15 · Wing 4 · Amenity view · OC Received
₹10.05 Cr
Ten BKC — 3 BHK Wing 4 High Floor
1,442 sqft · High 16-25 · Wing 4 · Garden view · OC Received
₹10.24 Cr
Ten BKC — 4 BHK Wing 1 Mid Floor
2,237 sqft · Mid 8-15 · Wing 1 · Highway view · OC Received
₹16.78 Cr
What Ten BKC Buyers Commonly Miss
The all-inclusive pricing notation removes the "++" math but not the corpus economics. Adani's all-inclusive headline at Ten BKC already absorbs floor rise, GST allocation, stamp duty provisioning and registration — which is materially cleaner than the typical Mumbai luxury "++" headline. But society maintenance, future society formation deposits, post-OC corpus contributions and the reserve fund are separate line items. Buyers should request the most recent society maintenance circular, the most recent AGM minutes, and the reserve-fund disclosure at LOI. Wing 1 is highway-view. Of the four active wings, Wing 1 is the Western Express Highway-facing orientation — the Mid Floor 1,429 sqft 3 BHK at ₹10.72 Cr and the Mid Floor 2,237 sqft 4 BHK at ₹16.78 Cr both carry highway-view orientations. For buyers chasing a quiet residential orientation, Wings 3 and 4 (Amenity and Garden views) are the cleaner picks. The PSF discipline is genuine across the building. Eight stacks across four wings and two floor zones all sit within ₹71,000 – ₹75,200 PSF — Adani Realty has not weaponised floor zones or wings to layer opaque premiums. This is unusually disciplined pricing for Mumbai luxury and is a real signal of developer brand trust. BKC proximity is the building's actual pitch. Ten BKC sits five minutes from BKC's office cluster — the building's value driver is corporate-executive lifestyle, not South Mumbai sea-face premium. For buyers anchored on Worli / Bandra West sea-face value, Ten BKC is not the right address; for buyers anchored on BKC employment proximity, it is. No sea view on the active shelf. Property Butler's 8-unit shelf carries Garden, Amenity, Highway and Internal orientations. There is no sea-view stack on our active inventory — buyers chasing sea view should look at the Bandra Bandstand / Carter Road cluster on the Bandra West side.
Talk to Property Butler about Ten BKC
We hold 8 live units across 3 BHK and 4 BHK in Wings 1, 2, 3 and 4 on Mid and High Floor zones — all OC Received with all-inclusive pricing. Wing-to-view mapping, society circular, OC verification — handled in-house.
See our Ten BKC unitsWhatsApp UsFrequently Asked Questions about Ten BKC
Is Ten BKC OC Received?
Yes. All eight of Property Butler's live units at Ten BKC carry OC-Received Ready-to-Move-In status. The building has crossed beyond the developer-managed phase into mature society management.
What is "all-inclusive pricing" at Ten BKC?
All-inclusive pricing means the headline price already incorporates floor rise charges, GST allocation, stamp duty provisioning and registration provisioning. There is no "++" math layered on top of the asking. Society maintenance, future society formation deposits and post-OC corpus contributions are separate line items — always request the maintenance circular at LOI.
What is the price per sqft at Ten BKC?
Property Butler currently transacts in a ~₹70,990 – ~₹75,166 PSF corridor across all eight live stacks — unusually consistent for a Mumbai luxury building. The Bandra East locality avg PSF we track is ₹51,577; market-wide active median is ₹62,500. Ten BKC's premium positioning within the locality is reflected in the headline PSF.
Which wings at Ten BKC are active in inventory?
All four wings are active on Property Butler's shelf — Wing 1 (highway-view orientation), Wing 2 (internal/garden), Wing 3 (amenity/garden) and Wing 4 (amenity/garden). Wings 3 and 4 are the cleaner residential orientations; Wing 1 is BKC/highway proximate and carries highway-view orientations on the active stacks.
Are Ten BKC units sea-facing?
No. Of Property Butler's 8 live stacks, none carry a sea-view orientation. The view profile across the building is Garden, Amenity, Highway and Internal. Buyers chasing the sea-face premium should look at the Bandra Bandstand / Carter Road / Khar West cluster on the Bandra West side instead.
Are home loans approved at Ten BKC?
Yes. SBI, HDFC, ICICI, Axis and Kotak underwrite Adani Realty residential luxury subject to individual eligibility. OC-Received all-inclusive pricing materially improves loan-to-value approval profiles. Property Butler can arrange in-principle approval on a per-buyer basis.
Is Ten BKC a good investment?
For corporate-executive end-use anchored on BKC employment proximity — yes. The BKC office cluster's persistent absorption growth, the Adani brand premium, the OC-Received all-inclusive pricing discipline and the four-wing scale all support medium-term resale and rental liquidity. For pure capital-appreciation index — buyers should weigh the premium PSF (₹71,000 – ₹75,000) against the broader Bandra East locality avg of ₹51,577; the premium reflects the building's brand and BKC adjacency, not undervaluation.