Property Butler · Building Deep-Dive
Ten BKC Maintenance & Society CAM Decoder — Bandra East 2026
Adani Realty's Ten BKC is the most corporate-tenant-attractive ready inventory in Bandra East, sitting 5 minutes from BKC across 4.98 acres with 15 wings of 22–29 floors. Property Butler tracks 8 active units, predominantly 3 BHK in the 1,175–2,237 sqft band. What CAM does this 15-wing scale carry, what does it cover, and how does it compare to the BKC-rental-yield economics?
The Snapshot
Why CAM at Ten BKC has a different shape than at a Worli ultra-luxury tower
Ten BKC is a Bandra East mid-luxury estate, not a Worli single-tower ultra-luxury asset. The CAM math reflects that. Fifteen wings of 22–29 floors mean roughly 1,200–1,500 residences in total, which delivers genuine economies of scale on common costs. The 4.98-acre site with 2.9 acres of open space gives meaningful estate-scale landscaping; the 45,000 sqft grand lobby is a real cost; and the amenity stack — swimming pool, gymnasium, squash courts, spa, salon, clubhouse, reflexology path — is full-service but not ultra-luxury (no seven-pool sky-deck story here).
Property Butler's indicative band for Ten BKC sits at ₹18–₹24 per sqft per month, which on a 1,429 sqft 3 BHK translates to roughly ₹25,700–₹34,300 per month. That is materially lower than a Rustomjee Crown or Lodha World Towers CAM, and roughly in line with peer Bandra East / Bandra West gated estates of similar vintage and scale. For corporate-tenant rental landlords (a meaningful subset of Ten BKC buyers), this CAM band is critical to the gross-to-net yield calculation.
What CAM at Ten BKC actually covers
What CAM does not cover at Ten BKC: in-unit electricity, gas, broadband, property tax, parking charges if billed individually, and the one-time society / corpus / share-purchase contributions levied at handover.
The CAM ladder by Property Butler-active configurations
CAM relative to rental yield
On a Ten BKC 1,429 sqft 3 BHK with an indicative gross rental of ₹2.5–3.0 lakh/month for a BKC corporate tenant, CAM of ₹28,580 is ~10% of gross rental income. After CAM, property tax, society and broker costs, net rental yield typically settles in the 2.4–2.9% band. Property Butler runs the unit-level computation case-by-case during the buyer due-diligence stage.
Ten BKC CAM vs peer Bandra East / BKC-proximate estates
Translation: Ten BKC's CAM premium versus peer Bandra East estates is roughly ₹1–2 / sqft / month — a small absolute number that buys you the full-service amenity stack of a much larger estate. For corporate-tenant landlords, that scale also delivers higher rental absorption because BKC tenants prefer the brand-grade infrastructure.
Location, BKC adjacency and the corporate-tenant economics
Ten BKC's positioning is the address's commercial heartbeat. Kala Nagar sits 5–7 minutes from BKC's G-block and 8–10 minutes from One BKC / Bharat Diamond Bourse / NSE. For multinational corporate tenants — Citi, JP Morgan, Bank of America, Bain, McKinsey, the legal majors — the address is in the gold-band of BKC-proximate rentals. The metro Line 3 station at BKC, once commissioned, brings Worli and Lower Parel into a 15-minute window from Ten BKC, materially extending the tenant catchment.
The 4.98-acre footprint matters here. Corporate expat tenants used to international gated communities (Singapore, Hong Kong, Dubai) typically prefer the estate-scale of Ten BKC over the boutique-tower competitors in Bandra West because the on-estate amenity stack, security and management infrastructure feel familiar. Property Butler's rental data across 2025–26 supports this: Ten BKC 3 BHK occupancy among MNC-tenant landlords runs in the 92–96% range, ahead of peer Bandra East 3 BHKs in the 86–92% band.
Practical CAM logistics — what residents notice in the first six months
A 15-wing estate at 4.98 acres carries a daily operating footprint that is fundamentally different from a single-tower address. Property Butler's on-the-ground observations from buyers who have completed their first 6 months at Ten BKC:
Property Butler's view: these operational details do not show up in the headline CAM number, but they shape resident-experience quality and influence the corporate-tenant willingness-to-pay. Ten BKC's management has invested visibly in the estate-operations layer; this is one of the reasons net rental absorption sits ahead of single-tower peers in Bandra East.
Property Butler's verdict on Ten BKC CAM economics
Ten BKC offers one of the strongest CAM-to-amenity ratios in South Mumbai's east-bay luxury inventory. The ₹18–24 / sqft / month band is appropriate for a 15-wing 4.98-acre estate with full-service amenity and the BKC-corporate-tenant draw. For end-users, it is materially lighter than ultra-luxury Worli CAM. For investor / rental landlords, the CAM-to-rental ratio is workable and the corporate-tenant absorption keeps net yields in the 2.4–2.9% band — competitive for South Mumbai.
What we negotiate for Ten BKC buyers: a copy of the most recent society notice (the formal CAM by wing can vary by ±5–8% between wings depending on handover phase), clarity on whether car-parking is bundled or separately invoiced, and the share-purchase / corpus computation at agreement stage. — Property Butler
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What is the monthly society maintenance at Ten BKC?
Property Butler tracks an indicative CAM band of ₹18–24 per sqft per month at Ten BKC. On a 1,429 sqft 3 BHK, this works out to ~₹25,700 – ₹34,300 per month, depending on wing and the live society circular.
Does Ten BKC CAM include property tax?
No. CAM covers common-area running cost — security, lift AMC, amenity utilities, housekeeping, common lighting, DG and a sinking-fund allocation. Property tax, in-unit electricity, gas and broadband are billed separately.
How much is the one-time society / corpus charge at handover?
Indicative range across Property Butler's Ten BKC transactions: ₹4–6 lakh of one-time society / corpus / share-purchase contributions, depending on configuration and wing. We pull the exact sheet during the legal due-diligence stage.
Is CAM the same across all 15 wings of Ten BKC?
CAM is largely unified across the estate, but small wing-by-wing variations of ±5–8% are normal — driven by wing-specific lift / amenity allocations and handover phasing. The society AGM ratifies the unified circular each financial year.
What is the typical gross rental yield at Ten BKC?
Property Butler tracks 2.4–2.9% net rental yields on Ten BKC 3 BHKs after CAM, property tax and management costs. Gross rentals on a 3 BHK to a BKC corporate tenant typically run ₹2.5–3.0 lakh per month, depending on furnishing and floor.
Is Ten BKC RERA approved?
Yes — Ten BKC is registered with MahaRERA under P51800004889. The project is ready to move with OC received.
Does Ten BKC charge separate amenity fees on top of CAM?
No standard per-use amenity fees for pool / gym / clubhouse — these are bundled in CAM. Optional services like banquet-hall hire for private events are billed à la carte.