Ten BKC — What 'Builder Finish' Actually Means at Bandra East's Adani Tower
The single most asked Ten BKC question Property Butler gets on resale calls: what's included in builder finish? The brochure says Italian marble, modular kitchen, fittings. The actual handover varies — by tower (wing-by-wing), by handover date, by what the original first-owner specified at the agreement window. Property Butler tracks 8 live Ten BKC units right now — 7 × 3 BHK from ₹8.81 Cr to ₹10.72 Cr, plus 1 × 4 BHK at ₹16.78 Cr — all Ready to Move In (OC received) at carpet sizes 1,175 to 2,237 sqft, every unit at builder finish. This page lays out exactly what builder finish means at Ten BKC, what the buyer can negotiate from a resale seller, what the society formation status is, what AGM diligence to do at the agreement window, and what the realistic move-in framework looks like. It's the operating manual Property Butler wishes had existed when the first cohort of buyers moved in.
Ten BKC · Bandra East · Builder finish + society decoder · May 2026
₹8.81 Cr – ₹16.78 Cr · 8 PB live RTM units
Adani Realty · OC received · Society formed Aug 2024 · BKC commercial flank · 3 BHK + 4 BHK builder finish handover
The Snapshot — Ten BKC builder finish + society at-a-glance
What Adani Specified as 'Builder Finish' at Ten BKC
From the OC handover specification documented in the AGM-attached possession papers, Adani's Ten BKC builder finish includes:
- Flooring: Italian marble in living, dining, master bedroom. Engineered wood in other bedrooms. Anti-skid vitrified in baths.
- Kitchen: Modular Italian or German kitchen (Hettich / Häfele hardware). Granite countertop. Stainless steel sink. Built-in hob + chimney. Refrigerator / dishwasher / oven not included.
- Bathrooms: Premium sanitary ware (Kohler / Grohe equivalent). Rain shower in master. Geyser + exhaust fan. Mirrors and bathroom storage units NOT included.
- Wardrobes: NOT included. Buyer to fit.
- False ceiling: NOT included in any bedroom. Living + dining have decorative gypsum ceiling per the brochure. Bedrooms are plain plastered.
- Air conditioning: VRV provisioning + ducting + outdoor units installed. Indoor units NOT installed in any bedroom (only in living/dining). Buyer fits indoor units.
- Lighting: Skim coat finish + electrical points + ELV / data points. No light fixtures installed. Buyer fits.
- Doors + hardware: Solid wood main door with digital lock provisioning. Internal doors flush-finished. Hardware standard.
- Painting: Standard interior paint (Asian Paints Royale equivalent). Buyer may upgrade.
- Smart home: Provisioning for smart switch + smart curtain + smart AC done. Buyer chooses brand and fits.
The Move-In Interior Bill — What Builder Finish Doesn't Cover
For a 1,200 sqft 3 BHK at Ten BKC, Property Butler models the realistic move-in interior bill at ₹45 – ₹70 lakh over and above the builder finish handover:
For premium upgrades — designer wallpaper, custom-fabricated millwork, Italian leather sofas, imported lighting — the bill scales to ₹70 L / ₹1.2 Cr for the 3 BHK / 4 BHK respectively. Property Butler counsels every Ten BKC buyer to model interior at ₹4,000 – ₹6,000 per sqft on top of the agreement value.
The Society Formation Story — What Happened in 2024
Ten BKC's cooperative housing society was formed in August 2024 under the Maharashtra Cooperative Societies Act. The first AGM was held November 2024. Property Butler's diligence at the agreement window includes:
- Conveyance deed status: Society conveyance from Adani to the cooperative society is in the final stage (PB's last status confirmation: April 2026). Until conveyance, society is operating under a deemed-conveyance certificate.
- First AGM resolutions: Approved annual maintenance budget (₹20 / sqft), set transfer fee structure (₹50,000 + ₹25 / sqft on first transfer), confirmed sinking fund corpus collection at ₹325 / sqft.
- Outstanding builder dues: Adani has settled all common area infrastructure handovers per AGM minutes. PB's standing recommendation: confirm no outstanding handover obligations remain at the title TSR stage.
- Audited accounts: First audited financial year ends March 2026. PB recommends requesting the unaudited accounts at the agreement window.
The Wing-by-Wing Builder Finish Variance
Ten BKC's wing-by-wing handover history matters because Adani specified slightly different builder-finish standards across the wings. Property Butler's working understanding from closed-transaction diligence:
- Tower 1 wings (early handover): Italian marble flooring across, modular kitchen included, AC indoor unit pre-fitted in living + dining only. Hardwood internal doors.
- Tower 2 wings (mid handover): Italian marble in living + master bedroom; engineered wood in other bedrooms. Some buyers report AC indoor units fitted in all bedrooms. Hardwood internal doors.
- Tower 3 wings (late handover, recently OC): Same Italian marble specification. Modular kitchen included. PB has seen variance in light fitting handover — some units delivered with light fixtures, some not. Confirm at the unit visit.
The variance matters at the resale window. A buyer should confirm — by inspection — what's actually in the unit before agreeing the price. PB's standing recommendation: have an independent interior consultant survey the unit at the agreement window to flag any non-standard items.
The Highway View — Pro and Con
Ten BKC's two most-listed PB units carry Highway View — Adani built the project on a plot adjacent to the Bandra Kurla Complex eastern flank, with the highway visible from the lower mid-floors. For an end-user family, this matters:
- Pro: The view is open — no neighbouring tower obstruction. From floor 12 upwards the highway sight-line is far enough that road noise is structurally below 45 dB inside double-glazed windows. Sunset light is unobstructed.
- Con: Lower mid-floor units (floors 8–12) catch more highway sight-line and ambient haze. PB's repeat-trade pick at Ten BKC is the high-floor (16–25) Garden View or Amenity View stacks — open mid-distance view without the highway anchor.
The Move-In Framework — Realistic Timeline
Property Butler's Verdict on Ten BKC Builder Finish
Ten BKC is a structurally clean BKC-flank resale market — Adani's grade-A handover, OC received, society formed and AGM cycle live, no outstanding builder obligations, repeat-trade demand from BKC professionals. The 'builder finish' label is the building's most-misunderstood phrase. The Italian marble, modular kitchen and Kohler-grade sanitary ware are real. The wardrobes, false ceiling, AC indoor units, lights, curtains and kitchen appliances are not. Property Butler's standing counsel to every Ten BKC buyer: model the move-in interior bill at ₹36 to ₹70 lakh for a 3 BHK and ₹66 to ₹1.2 Cr for a 4 BHK before signing the agreement. The total move-in commitment (agreement + stamp + GST nil + corpus + CAM advance + interior) on the ₹9 Cr 3 BHK is ₹10.3 Cr to ₹10.7 Cr depending on interior spec. That's the honest number the family budget should be sized to.
Frequently asked questions
Is Ten BKC OC received?
Yes — all PB live units (8 of 8) are Ready to Move In with Occupancy Certificate received. The full project has converted to resale status; no UC inventory remains in PB's pool.
What's included in Ten BKC builder finish?
Italian marble flooring in living and master bedroom, modular kitchen with Hettich / Häfele hardware, Kohler-grade sanitary ware, VRV AC ducting + outdoor units, hardwood internal doors, smart home provisioning. NOT included: wardrobes, false ceiling in bedrooms, AC indoor units in bedrooms, light fixtures, kitchen appliances (fridge / DW / oven), curtains, bathroom mirrors and storage.
When was Ten BKC's society formed?
August 2024 under the Maharashtra Cooperative Societies Act. First AGM held November 2024. Conveyance deed from Adani to society in final stage as of April 2026.
What is the realistic move-in interior bill at Ten BKC?
₹36 to ₹70 lakh for a 3 BHK depending on spec level. ₹66 lakh to ₹1.2 Cr for a 4 BHK. Property Butler counsels every buyer to model interior at ₹4,000 to ₹6,000 per sqft on top of the agreement value.
What is the CAM at Ten BKC?
₹19 to ₹22 per carpet sqft per month. A 1,200 sqft 3 BHK pays roughly ₹25,200 per month or ₹3.02 lakh per year. Society AGM approved the budget in November 2024.
Is the highway view at Ten BKC a deal-breaker?
Not at high floors. From floor 16 upwards the highway sight-line is far enough that road noise is structurally below 45 dB inside double-glazed windows. Lower mid-floor (8–12) catches more highway haze; PB's repeat-trade pick is high-floor Garden View or Amenity View stacks.
What is the realistic move-in timeline at Ten BKC?
4 to 6 months from contract to family move-in. Title diligence (2 weeks), agreement and stamp (2 weeks), society transfer (3–4 weeks), possession survey (1 week), and interior build (3–5 months). 'Instant move-in' listings are misleading.