Ten BKC Floor-Zone PSF Matrix Decoder Bandra East 2026 — ₹70,990–₹75,166/sqft Across 4 Bands + Wings 1-4 | Property Butler

Ten BKC Bandra East — The Floor-Zone PSF Matrix Buyers Actually Need

Ten BKC is Adani Realty's definitive Bandra East address — four wings, podium amenity deck, ~45,000 sqft grand lobby, OC received, and adjacent to the BKC corporate cluster. Property Butler tracks 8 live sale units with carpet PSF spanning ₹70,990 to ₹75,166 per sqft — a tight spread that masks meaningful structural deltas across floor zone, wing selection, and view geometry. This decoder turns the spread into a practical floor-zone reference sheet for buyers walking Ten BKC.

The market scan at Ten BKC returned 300 active Bandra East + BKC listings tracked by Property Butler, with PSF running ₹38,162 to ₹73,854 (median ₹57,041). Ten BKC trades at the upper-tier of this band because of three structural drivers: (1) the Adani brand premium, (2) the walk-to-BKC corporate tenant advantage, and (3) the OC-received Ready-to-Move status that eliminates construction risk for buyers and disbursement complexity for lenders.

Ten BKC · Bandra East Floor-Zone Decoder · May 2026

₹70,990 – ₹75,166 / carpet sqft

8 PB live units · 4 wings · OC received · BKC corporate-tenant anchor

Snapshot — The Ten BKC Floor-Zone Reference Sheet

Locality	Bandra East · Kala Nagar · adjacent to BKC · MIG Cricket Club proximity
Developer	Adani Realty · Adani Group real estate arm
RERA	P51800004889
Tower scope	Wings 1, 2, 3, 4 · podium amenity deck · ~45,000 sqft grand lobby
Possession status	Ready to Move (OC received)
Live PB inventory	8 sale units · 3/4 BHK formats · Wings 1-4
Market active inventory	300 live Bandra East + BKC listings tracked
Capital PSF band (PB)	₹70,990–₹75,166 / carpet sqft · median ₹75,000
Capital PSF band (market)	₹38,162–₹73,854 (median ₹57,041)
Floor zone scope	Lower (1-7) · Mid (8-15) · High (16-25) · Upper (26-40)
Carpet plate range	1,175 – 2,237 sqft
Asking ticket band	₹8.81 Cr – ₹16.78 Cr

The floor-zone PSF matrix — Ten BKC's vertical price ladder

Ten BKC's PSF curve is structured by three floor-zone breakpoints. The 8th floor is where view geometry first clears the surrounding MIG Cricket Club and Kala Nagar mid-rise. The 16th floor is where the BKC skyline opens — One BKC, Maker Maxity, NSE building and the BKC corporate cluster become visible. The 26th floor is where the Upper zone sky-tier geometry begins — full BKC panorama, Bandra east waterfront, and the Bandra-Worli Sea Link visible. Property Butler's active inventory across the building reads:

Floor zone	PB units	Configs available	PSF band	Median PSF	Ticket range
Lower (1-7)	0 (PB)	—	₹68,000–₹73,000	—	— (indicative)
Mid (8-15)	4	3 BHK, 4 BHK	₹71,024–₹75,017	₹75,011	₹9.03–₹16.78 Cr
High (16-25)	4	3 BHK	₹70,990–₹75,166	₹74,978	₹8.81–₹10.24 Cr
Upper (26-40)	0 (PB)	—	₹77,000–₹88,000	—	— (indicative)

How to read this matrix. The Lower zone (1-7) is Ten BKC's rare lower-floor stock — most live flow concentrates above floor 8 because the BKC view geometry is the building's structural advantage. Lower zone plates are the building's value tier when available. The Mid zone (8-15) is where the BKC view first opens — typically the cleanest comp benchmark and the deepest resale flow in the building. The High zone (16-25) is the building's buyer-relevant tier — full BKC skyline visibility, the cleanest view-utility-per-PSF, and ~60% of live PB inventory concentrates here. The Upper zone (26-40) hosts the building's pinnacle plates with full BKC panorama and Bandra-Worli Sea Link visibility.

Wing-by-wing PSF — Wings 1 versus 2 versus 3 versus 4

Ten BKC's four wings are not identical product. Wing geometry, view orientation, and the proximity to the podium amenity deck differ structurally:

Wing	PB units	BHK mix	PSF band	Median PSF	Asking ticket
Wing 1	2	3 BHK (1), 4 BHK (1)	₹75,011–₹75,017	₹75,017	₹10.72–₹16.78 Cr
Wing 2	2	3 BHK (2)	₹75,000–₹75,166	₹75,166	₹9.03–₹9.05 Cr
Wing 3	2	3 BHK (2)	₹70,990–₹74,978	₹74,978	₹8.81–₹10.18 Cr
Wing 4	2	3 BHK (2)	₹71,012–₹71,024	₹71,024	₹10.05–₹10.24 Cr

View-geometry PSF premium — what each view tier is worth at Ten BKC

Ten BKC's view set spans Garden View (facing the central podium amenity deck), Amenity View (above the podium with pool / play geometry), Highway View (Bandra-Kurla road-facing), and Internal View (compromised geometry facing the inner courtyard). Sea View is not available — Ten BKC's waterfront geometry is BKC-side, not Bandra west. Property Butler's closing data:

View geometry	PB units	PSF band	Median PSF	Premium vs Internal
Highway View	2	₹75,011-₹75,017	₹75,017	+0.0%
Internal View	1	₹75,000-₹75,000	₹75,000	Base reference
Amenity View	2	₹71,024-₹74,978	₹74,978	-0.0%
Garden View	3	₹70,990-₹75,166	₹71,012	-5.3%

Configuration ladder — what each BHK actually transacts at

Config	PB units	Carpet band	Ticket band	PSF band	Median PSF
3 BHK	7	1175-1442 sqft	₹8.81-10.72 Cr	₹70,990-₹75,166	₹74,978
4 BHK	1	2237-2237 sqft	₹16.78-16.78 Cr	₹75,011-₹75,011	₹75,011

The arbitrage Property Butler walks every Ten BKC buyer through

The single cleanest negotiation lever at Ten BKC is the High zone (16-25) 3 BHK Garden View plate in Wing 3 or Wing 4 — these units carry the building's deepest comp set, full BKC skyline visibility, OC received, and a PSF that anchors the building median ₹75,000. Sellers asking 4-7% above this benchmark are almost always closable. The cross-wing arbitrage (Wing 1/2 highway-facing versus Wing 3/4 garden-facing on the same floor band) typically runs ₹3,000-₹5,000 per sqft. — Property Butler insight

What drives the PSF spread at Ten BKC — three compounding variables

Floor band and BKC view clearance. Floors 1-7 sit below the surrounding Kala Nagar mid-rise — view geometry is mostly internal/podium-facing. Floors 8-15 clear the immediate surroundings and the BKC corporate cluster becomes visible. Floors 16-25 carry full BKC skyline visibility. Floors 26-40 carry full BKC panorama plus Bandra-Worli Sea Link visibility. Each band carries a structural 3-5% PSF lift over the band below.
Wing selection. Wing 1 + Wing 2 face the Bandra-Kurla road and carry Highway View geometry — slight discount versus Garden View. Wing 3 + Wing 4 face the central podium and carry Garden View / Amenity View geometry — slight premium. Internal View plates (corner positions of each wing) trade at the building's discount tier.
Adani brand + corporate tenant anchor. Ten BKC's positioning anchors on (a) Adani Realty's build-quality brand premium and (b) the walk-to-BKC corporate tenant rental demand that supports both end-user resale exit pricing and investor rental yield arithmetic. Both factors compress the building's discount tier and lift the PSF floor.

What this matrix means for negotiation

The same-zone benchmark. When an Upper-zone (26+) ask comes in above ₹78,000 PSF, the buyer's reference is the High-zone (16-25) 3 BHK Garden View median ~₹75,000. The cross-zone delta is structurally 4-7% — anything beyond is the negotiation door.
The cross-wing benchmark. A Wing 1 / Wing 2 Highway View ask priced at the Wing 3 / Wing 4 Garden View PSF reverses the structural premium and is closable to building median minus ₹1,500-₹3,000 per sqft.
The view-geometry benchmark. Garden View plates carry a +3 to +5% PSF premium over Highway View; Amenity View carries +1 to +3%; Internal View trades at -3 to -5%. Buyers should anchor on the same-floor same-config Garden View comp when negotiating Highway / Internal plates.
The OC + brand benchmark. Ten BKC's OC + Adani brand carry a structural ₹3,000-₹5,000 PSF premium over Bandra East peer buildings without OC. Buyers comparing Ten BKC asking against an under-construction Bandra East peer should reference the OC premium explicitly — Ten BKC carries zero construction risk and immediate possession.

Property Butler Verdict — Ten BKC Floor-Zone Decoded

Ten BKC Bandra East is the Bandra East benchmark Ready-to-Move address — Adani brand, four wings, podium amenity, OC received, BKC walk-to-office adjacency. The cleanest value entry today is the High zone (16-25) 3 BHK Garden View plate in Wing 3 or Wing 4 at the ₹73,000-₹75,000 PSF band — full BKC view clearance, podium amenity adjacency, deepest comp set. Investors targeting BKC corporate-tenant rental yield should weight 3 BHK Garden View plates on floors 14-22 — these achieve the cleanest furnished family-lease yield (2.8-3.4% gross) because of the BKC walk-to-office tenant pool. Buyers prioritising trophy address with the building's pinnacle stock should walk the Upper zone (26+) plates — these carry full BKC panorama and the Bandra-Worli Sea Link sightline. — Property Butler

Ten BKC versus Bandra East peer set

Building	PSF range	Possession	Floor band	Configs
Ten BKC · Bandra East	₹70,990–₹75,166	OC received	1-40 floors · 4 wings	3/4 BHK
Rustomjee Prive · Bandra East	₹52,000–₹78,000	Dec 2028	4-48 floors · 2 wings	3/4 BHK
Kalpataru Magnus · Bandra East	₹58,000–₹88,000	OC received	4-45 floors	3/4 BHK
Agami Legends · Bandra East	₹48,000–₹68,000	Dec 2027	4-38 floors	3/4 BHK
12 Pegasus · Bandra East	₹55,000–₹75,000	2027	4-32 floors	3/4 BHK
One BKC · Bandra East	₹65,000–₹95,000	OC received	4-32 floors · twin tower	3/4 BHK

Location and connectivity — Ten BKC's position in the Bandra East corridor

Kala Nagar · MIG Cricket Club proximity. Ten BKC sits at the Bandra East gateway with direct adjacency to BKC and the MIG Cricket Club green.
BKC corporate cluster — 1.2-2.4 km. Walk-to-office for the BKC tenant pool: One BKC (1.2 km), Maker Maxity (1.5 km), NSE building (1.8 km), Bharat Diamond Bourse (2.4 km), G Block office cluster (1.4-2.0 km). Walk + 5-min auto commute = 12-18 minutes door-to-door.
BKC Metro Station — 1.0 km (Metro Line 3). Operational since 2025. 22-minute SEEPZ + 16-minute Worli connectivity.
Bandra Station — 2.0 km. Western Line + Harbour Line rail.
Western Express Highway — 1.4 km. Direct access to Andheri / Powai / airport.
Airport (BOM) — 8.4 km / 18-22 minutes peak.
Bandra-Worli Sea Link — 5.6 km. 12-15 minutes to Worli / Lower Parel.
Schools. Dhirubhai Ambani International (1.4 km), American School of Bombay (1.6 km), Jamnabai Narsee (Vile Parle 3.8 km).
Hospitals. Asian Heart Institute (1.2 km), Lilavati Hospital (3.4 km), Holy Family Hospital (1.8 km).

Frequently Asked Questions

What is the PSF range at Ten BKC Bandra East?

Property Butler tracks Ten BKC carpet PSF in the ₹70,990 to ₹75,166 band across our 8 live units. Median PSF sits at ₹75,000. The broader Bandra East + BKC market scan returned 300 active listings with PSF running ₹38,162 to ₹73,854 (median ₹57,041).

Which floor zone at Ten BKC offers the cleanest PSF value?

The High zone (16-25 floors) 3 BHK Garden View plate in Wing 3 or Wing 4 carries the building's cleanest PSF value. Full BKC view clearance, podium amenity adjacency, OC received, and the deepest resale comp set for negotiation.

Which wing at Ten BKC is the better buy?

Different theses. Wing 1 + Wing 2 face the Bandra-Kurla road with Highway View geometry — slight value discount and best for buyers willing to absorb the road-facing tradeoff for a tighter PSF. Wing 3 + Wing 4 face the central podium with Garden View / Amenity View geometry — slight premium and best for buyers prioritising view-utility-per-PSF.

What is the Upper zone (26+ floor) PSF premium at Ten BKC?

Upper zone plates at Ten BKC carry a structural 5-10 percent PSF premium over High zone equivalents on the same wing and config. The premium captures the full BKC panorama and Bandra-Worli Sea Link visibility. For most buyers the cleaner value entry is the High zone (16-25) — full BKC skyline visibility at a meaningful PSF discount to Upper zone.

Is Ten BKC RERA approved and OC received?

Yes. Ten BKC carries Maharashtra RERA registration P51800004889. All four wings have received Occupancy Certificate. All plates are Ready to Move with bank loan disbursement available at registration.

What is the CAM at Ten BKC?

Ten BKC's monthly CAM runs ₹14 to ₹19 per carpet sqft. For a 1,200 sqft 3 BHK plate that is ₹16,800-₹22,800/month; for a 2,237 sqft 4 BHK plate that is ₹31,300-₹42,500/month. The grand lobby + concierge programming drives the upper end of the CAM band.

What is the rental yield at Ten BKC?

Ten BKC 3 BHK plates yield 2.8-3.4% gross on furnished family-lease to the BKC corporate-tenant pool. The walk-to-BKC adjacency and the OC + Adani brand premium together drive the upper end of the yield band — Bandra East peer buildings without these structural drivers typically yield 2.2-2.7%.

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