Ten BKC — Bandra East's Largest Ready-Possession Tower in 2026
Ten BKC by Adani Realty is the most actively transacted ready-to-move-in residential complex on the BKC fringe. Eighty-four active sale listings on the Mumbai market, 4.98 acres of podium-level greenery, fifteen wings and a 45,000 sqft lobby — Ten BKC is what families settle for when they want BKC connectivity without paying the BKC price multiple. As of April 2026, market asking prices for resale 3 BHKs range ₹8.81 Cr to ₹16.90 Cr with the median trade at ₹7.99 Cr. Property Butler currently holds eight live units across four wings, all OC-received and ready to move into.
Ten BKC — Bandra East — April 2026
₹8.81 Cr — ₹16.78 Cr
3 & 4 BHK · 1,175 – 2,237 sqft carpet · Ready possession (OC received) · Adani Realty
Snapshot — At a Glance
Why Ten BKC — The Buyer Perspective
Ten BKC is built for one specific buyer: the BKC professional who wants a ten-minute commute to the office and an apartment that actually fits a real family. The geography is the entire pitch. The complex sits on the eastern edge of Bandra East, a four-minute drive from BKC C-Block, ten minutes from Bandra Station, and twenty minutes from the airport on a non-rush morning. For senior bankers, hedge fund partners, GCC heads and consulting MDs whose offices are inside BKC, there is no comparable ready-possession tower on this side of the highway. Lodha New Cuffe Parade is a monorail away. The Capital and Signature Island sit inside BKC commercial-zone leasehold, which most family buyers eliminate. Rustomjee Prive is much smaller and more expensive per sqft. Ten BKC's combination of size (15 wings is genuinely rare in this micro-market), open space (almost 60% open), and ready possession is unmatched on the eastern Bandra side.
The lifestyle inside the complex is podium-style — meaning your front gate is an entry to a private internal world with gardens, a 45,000 sqft grand lobby, a clubhouse, swimming pool, gymnasium, squash courts, spa & salon, and reflexology paths. School-going children can cycle on the podium without leaving the gate. Adani's branded service apartment block within the complex (Oakwood Premier) means there is a proper concierge culture in the building, which most cooperative-society towers in Mumbai cannot match.
The honest cons. The view profile is mixed. Many internal-facing units look at other Ten BKC towers. The "highway view" wings face the Western Express Highway, which is loud at 7 AM and stunning at midnight. Garden-view and amenity-view stacks are the ones to insist on if you have small children. Builder finish is functional, not luxury — most resale buyers redo kitchens and bathrooms. And the resale price band is wide because the complex is large and floors, views, and wings differ materially. A ₹8.81 Cr 3 BHK and a ₹10.72 Cr 3 BHK are not the same product; floor and view explain the entire spread. Buyers who shortlist on the listing photo and don't visit specific wings end up paying for view they didn't get.
Configurations and Pricing Ladder
| Config | Carpet | PB inventory price | Market PSF | Floor / view notes |
|---|---|---|---|---|
| 3 BHK (compact) | 1,175 – 1,204 sqft | ₹8.81 — ₹9.05 Cr | ₹73K – ₹76K | Wing 2 / 3 · garden / amenity view |
| 3 BHK (standard) | 1,415 – 1,442 sqft | ₹10.05 — ₹10.24 Cr | ₹71K | Wing 4 · amenity / garden view |
| 3 BHK (large) | 1,429 sqft | ₹10.72 Cr | ₹75K | Wing 1 · highway view, mid floor |
| 4 BHK | 2,237 sqft | ₹16.78 Cr | ₹75K | Wing 1 · mid floor 8–15 |
Reading the Ten BKC pricing spread
Across the wider Mumbai market, the IQR for Ten BKC sale listings sits between ₹50,000 and ₹65,000 per sqft. Property Butler's direct inventory averages ₹71,000–₹76,000 per sqft because we list family-ready units with garden, amenity or open views — typically a 15–25% premium over the worst-floor highway-view stacks where the market median sits. If a Ten BKC listing is below ₹50K/sqft, it is almost always a low-floor highway-view 3 BHK with finish issues. Ask which wing and which floor before you compare.
Comparison vs Two Nearest Peers
| Building | Median PSF (sale) | Possession | Standout factor |
|---|---|---|---|
| Ten BKC | ₹57,375 | Ready (OC) | Largest podium · 15 wings · BKC fringe value |
| Rustomjee Prive | ~₹62,000 | Ready | Premium 3 BHK only · smaller society · Bandra East core |
| Signature Island (BKC) | ~₹85,000+ | Ready | Inside BKC · leasehold · scarcity premium |
Location and Connectivity
Ten BKC sits at Kala Nagar, on the Bandra side of the Western Express Highway, four minutes from the BKC's C-Block financial district. The complex's gate is a 600-metre walk to the BKC Metro Station on Line 3, which opened in stages through 2024–25 and now connects directly to Aarey, SEEPZ, MIDC, Andheri East, and the international airport without a road-leg. The Bandra Worli Sea Link is a six-minute on-ramp, putting Worli, Lower Parel and Nariman Point within twenty-five minutes off-peak. The Mumbai Coastal Road's Bandra extension, currently under construction, will further compress drive times to South Mumbai once it opens in 2027.
For families, the school grid is excellent — Dhirubhai Ambani International (DAIS) is fifteen minutes by car, American School of Bombay (ASB) is in BKC itself, J.B. Petit and Bombay International Schools are accessible via the Sea Link. On the medical side, Asian Heart Institute and SevenHills are inside BKC. The retail and F&B grid (Jio World Drive, BKC, Bandra Linking Road) is everything a high-income household needs without needing to cross south of the Sea Link.
Property Butler's Verdict
Property Butler — verdict on Ten BKC
Ten BKC is the right answer for a BKC-employed family that wants ready possession, a real podium, and a sub-₹11 Cr 3 BHK budget. It is the wrong answer for a buyer chasing pure capital appreciation — the complex is large, OC-received, and its appreciation curve has flattened versus pre-2020. Where it still wins: rental yield. Resale 3 BHKs rent for ₹2.4–3.2 lakh per month, putting net yield in the 2.6–3.0% band, which is high for South-Bombay-adjacent markets. We negotiate hardest on highway-view low-floor stacks (the market overpays for these) and pay closer to ask on garden-view and Wing 4 units (genuinely scarce and consistently outbid). If you are eyeing the 4 BHK at ₹16.78 Cr, hold us to a sub-₹15.5 Cr pitch and a complete bath/kitchen check before LOI — most of the resale 4 BHKs need ₹40–60 lakh of work to bring them to current fitout standards.
Property Butler Inventory in Ten BKC
Ten BKC — 3 BHK
1,429 sqft · Floor Mid (8–15) · Highway view · Wing 1
₹10.72 Cr
Ten BKC — 3 BHK
1,175 sqft · Floor High (16–25) · Amenity view · Wing 3
₹8.81 Cr
Ten BKC — 3 BHK
1,434 sqft · Floor High (16–25) · Garden view · Wing 3
₹10.18 Cr
Ten BKC — 3 BHK
1,415 sqft · Floor Mid (8–15) · Amenity view · Wing 4
₹10.05 Cr
Ten BKC — 4 BHK
2,237 sqft · Floor Mid (8–15) · Highway view · Wing 1
₹16.78 Cr
What Ten BKC Buyers Commonly Miss
The wing matters more than the floor. Most online listings lead with the floor number, but at Ten BKC the wing identity (1 vs 2 vs 3 vs 4) is the bigger price-and-life-quality variable. Wings 2 and 3 sit deeper inside the podium, which means lower traffic noise, better garden views and quieter mornings — pay for the wing, not just the floor. The clubhouse is genuinely under-used. The 45,000 sqft lobby and amenity spine is one of the most under-used in Bandra East — most evenings the squash courts and reflexology paths are empty. For families with school-going kids, this is one of the few Mumbai complexes where you can actually cycle and run inside the gate without calling a slot. The original Adani agreement structure is unique. Many resale units transact on tripartite assignments rather than fresh sale deeds — the title chain runs through a developer-side mortgage discharge process that is well-understood by the regular Bandra East lending banks but trips up first-time buyers and out-of-city solicitors. We walk every buyer through the assignment-vs-deed call before LOI; the wrong choice can cost ₹3–5 lakh in stamp duty differential.
Talk to Property Butler about Ten BKC
We handle Ten BKC transactions in-house. Floor plans, agreement copies, bank approvals, registration — handled by our team.
See our Ten BKC unitsWhatsApp UsFrequently Asked Questions about Ten BKC
Is Ten BKC RERA approved?
Yes. Ten BKC is registered under MahaRERA with registration number P51800004889 and has received Occupancy Certificate. All units transact on a registered Sale Deed with full title chain and clear society membership.
What is the price per sqft at Ten BKC in 2026?
Across the Mumbai resale market, sale listings cluster between ₹50,000 and ₹65,000 per sqft for the typical 3 BHK and 4 BHK stack, with the median asking at ₹57,375 per sqft. Garden-view and amenity-view wings (2, 3, 4) trade at a 10–20% premium over highway-facing stacks. Property Butler's curated inventory averages ₹71,000–₹76,000 per sqft.
Is Ten BKC ready to move in or under construction?
Ten BKC is fully ready and OC-received. Possession is immediate on registration. There are no under-construction wings in the complex as of April 2026.
Which Ten BKC wing has the best view?
Wings 2 and 3 are predominantly garden-and-amenity-view facing the internal podium — these are the quietest and the most family-friendly. Wing 4 has a mix of amenity and garden views. Wing 1 is closest to the Western Express Highway side and gets the most traffic noise on lower floors. High-floor units in any wing get partial city skyline views.
What is the maintenance charge at Ten BKC?
Society maintenance ranges between ₹14 and ₹17 per sqft per month depending on the wing, working out to ₹18,000–₹38,000 monthly for typical 3 BHK and 4 BHK floor plates. This includes podium upkeep, club, security, water and DG backup. Reach out and our team will share the latest society circular.
Are home loans approved at Ten BKC?
Yes. SBI, HDFC, ICICI, Axis, and LIC Housing are all approved for Ten BKC. Loan-to-value typically goes up to 80% subject to individual eligibility. Disbursement is fast because the project is OC-received and society conveyance is in place.
What is the rental yield at Ten BKC?
Resale 3 BHKs at ₹9–10 Cr rent for ₹2.4–3.2 lakh per month, putting gross rental yield in the 3.0–3.6% band and net (post-maintenance, tax) at roughly 2.6–3.0%. This is materially higher than most South Mumbai luxury buildings and is one of the strongest reasons NRIs and HNIs use Ten BKC as a yield asset rather than a capital-appreciation play.