The Baya Midtown — Dadar West's RERA-Live 22-Storey Tower
The Baya Midtown by The Baya Company is the cleanest RERA-credentialed mid-rise tower currently transacting in Dadar West. Registered under MahaRERA P51900035023, sited on the Senapati Bapat Marg / JK Sawant Marg corridor, it is a single 22-storey tower with 114 units split across one wing. Property Butler is currently transacting five live units in this building, all 2 BHK formats, with carpets running from 587 sqft asking ₹2.99 crore at the entry to 686 sqft asking ₹3.99 crore at a high-floor 20th-stack premium. Four of the five units are ready-to-move-in; one is targeted for April 2026 handover. For the buyer who wants RERA-clean documentation, a credible mid-rise tower spec, and a Dadar West address inside the ₹4 crore ceiling, The Baya Midtown is one of the highest-conviction picks in our central Mumbai inventory today.
The Baya Midtown — Dadar West — May 2026
₹2.99 Cr — ₹3.99 Cr
2 BHK · 587 – 741 sqft carpet · Ready & Apr 2026 · 22-storey RERA-live tower · 114 units
Snapshot — At a Glance
Why The Baya Midtown — The Buyer Perspective
Dadar West is the cultural heart of central Mumbai — Shivaji Park's open expanse, the Marathi-arts heritage of Plaza and Shivaji Mandir, the Dadar Hindu Colony residential blocks, and a five-minute drive to Siddhivinayak Temple at the Prabhadevi border. The catchment supply is dominated by 30-to-50-year-old society buildings — fresh-construction RERA-approved towers in this micromarket are genuinely scarce. Most new launches in the area have either been pre-launches priced at Worli-adjacent PSFs or compact-format compromises on carpet size. The Baya Midtown lands in the cleanest spot in this map. A 22-storey tower with 114 units in a single wing, MahaRERA registered with zero open complaints, an amenity stack that includes a gymnasium, jogging and cycling track, kids play areas, large green area, library and business centre, indoor games, reflexology and yoga deck, and 24x7 CCTV surveillance — this is genuine premium-mid-rise infrastructure rather than the bare-bones spec of most legacy redevelopments.
The buyer profile is tightly defined. The Baya Midtown is a 2 BHK-only tower — five carpet variants from 587 sqft to 741 sqft, all in the ₹3 to ₹4 crore range. The 587 sqft 2 BHK at ₹2.99 crore is the entry-level pick, ideal for a young couple, the parent buying for an adult child working in Lower Parel or BKC, or the investor anchored on RERA-clean ready-stock. The mid-stack 656 sqft and 686 sqft 2 BHKs at ₹3.38 to ₹3.99 crore open up the small-family segment with materially better usable carpet. The 741 sqft 2 BHK at ₹3.70 crore is the sweet-spot for a family-of-three or a buyer prioritising room-flex for a home office. Floor allocation is significant — three of the five units sit on the upper stack (floors 19, 20, 20) with open-view orientation, and two are on the fourth-floor stack with city-view orientation. The high-floor units carry a small premium for the view differential.
The honest cons. The Baya Midtown is a 2 BHK-only tower — there are no 3 BHK, 4 BHK or 1 BHK formats in the building. Buyers needing a larger family configuration must look elsewhere in the catchment. The April 2026 unit (PB158, 587 sqft) was originally targeted for December 2025 possession — possession dates have shifted, and any buyer of this specific unit must verify the current handover status with the developer before booking, including OC stage, completion certificates, and the milestone-linked payment status. The single-tower, 114-unit scale means there is no swimming pool or large clubhouse package — the amenity stack is mid-rise rather than luxury-tower scale. The Dadar West catchment, while culturally rich and connectivity-strong, is meaningfully denser than Worli or Prabhadevi — buyers who want a more curated luxury-residential vibe with low-density frontage may find the area's everyday traffic and density a meaningful adjustment.
Configurations and Pricing Ladder
| Config | Carpet | Asking price | Implied PSF | Floor / unit notes |
|---|---|---|---|---|
| 2 BHK | 587 sqft | ₹2.99 Cr | ₹50,936 | Floor 20 · Wing B · Unit 2003 · Open View |
| 2 BHK | 691 sqft | ₹3.38 Cr | ₹48,914 | Floor 4 · Wing B · Unit 03 · City View |
| 2 BHK | 741 sqft | ₹3.70 Cr | ₹49,932 | Floor 4 · Wing B · Unit 01 · City View |
| 2 BHK | 656 sqft | ₹3.89 Cr | ₹59,298 | Floor 19 · Wing B · Unit 02 · Open View |
| 2 BHK | 686 sqft | ₹3.99 Cr | ₹58,163 | Floor 20 · Wing B · Unit 04 · Open View |
Reading The Baya Midtown pricing ladder
Property Butler benchmarks Dadar West RERA-approved new-construction PSFs in 2026 between ₹42,000 (legacy redevelopment, low floor) and ₹62,000 (premium tower, high floor). The Baya Midtown sits across the ₹49,000–₹60,000 PSF band, with material variation by floor and view orientation. The 587 sqft 2 BHK at ₹50,937 PSF is a relatively clean pricing for a high-floor open-view unit. The 686 sqft 2 BHK at ₹58,163 PSF and the 656 sqft 2 BHK at ₹59,299 PSF carry a 15–20% per-sqft premium versus the larger 741 sqft 2 BHK at ₹49,932 PSF — partly because of the high-floor open-view orientation, partly because of compact-format pricing dynamics where smaller units command higher PSFs at the same total ticket. The 741 sqft 2 BHK at ₹3.70 crore is the highest-conviction value pick in the building on a per-sqft basis. The 686 sqft 2 BHK on the 20th floor at ₹3.99 crore is the highest-conviction view-and-floor pick. Buyers should triangulate against the live-stock market PSF range Property Butler tracks for The Baya Midtown — between ₹38,535 and ₹45,007 per sqft for older resale stock — to understand the premium they are paying for ready-fresh-construction supply.
Comparison vs Two Nearest Peer Buildings
| Building | Asking PSF range | Possession | Standout factor |
|---|---|---|---|
| The Baya Midtown (Dadar West) | ₹49,000 — ₹60,000 | Ready · Apr 2026 | RERA-live 22-storey tower with 114 units · 2 BHK-focused product |
| The Palette (Dadar West) | ₹52,000 — ₹62,000 | Ready | Premium ready-to-move tower with broader 1, 2, 3 BHK config mix |
| Promesa West End (Dadar West) | ₹52,000 — ₹62,000 | Under construction | Premium new-launch with Shivaji Park proximity |
Location and Connectivity
The Baya Midtown's address on the JK Sawant Marg / LBS Road corridor places it inside the Dadar West catchment with strong multi-modal connectivity. Dadar Railway Station — the only mainline Mumbai station that catches both Western and Central railway lines — is a six-minute drive. The Senapati Bapat Bus Station gives direct access to the Lower Parel commercial district. The Eastern Express Highway on-ramp is four minutes — South Mumbai (Nariman Point) is twenty-five minutes off-peak, the Bandra Kurla Complex is fifteen minutes, the international airport is twenty-five minutes. The Bandra-Worli Sea Link is ten minutes, and the Coastal Road interchange at Worli adds a second high-speed connectivity vector to South Mumbai.
For schools, Mumbai Public School (ICSE) is within two kilometres — that is the school cluster The Baya Midtown buyers most commonly anchor on. Balmohan Vidyamandir Dadar, Indian Education Society, and Don Bosco High School Matunga are all within a fifteen-minute drive. For healthcare, Thakur Hospital and Dhanwantari Hospital and Research Centre are both within two kilometres; Tata Memorial Hospital, KEM and P.D. Hinduja Mahim are within a fifteen-minute drive. For everyday retail, the Nakshatra Mall is within two kilometres, with the Dadar TT, Plaza precincts and Hindmata cluster anchoring the area's F&B and apparel ecosystem. For luxury retail, Lower Parel's Phoenix Palladium and Worli's Kamala Mills are both under twelve minutes. The Shivaji Park ground itself, anchoring the Marathi-cultural arts ecosystem, is a six-minute drive.
Property Butler's Verdict
Property Butler — verdict on The Baya Midtown
The Baya Midtown is the right answer for the 2 BHK buyer who wants RERA-clean documentation, ready-stock possession, and a credible mid-rise tower in central Dadar West, inside the ₹4 crore ceiling. Our two highest-conviction picks in this inventory are the 741 sqft 2 BHK at ₹3.70 crore (the cleanest PSF math in the building, family-usable carpet) and the 686 sqft 2 BHK on the 20th floor at ₹3.99 crore (the best view-and-floor allocation in our active stock). The 587 sqft 2 BHK at ₹2.99 crore is a credible entry-level pick but every buyer must reconcile the original December 2025 possession schedule against current site progress before signing — an OC verification, RERA status check, and milestone payment audit are mandatory. The 656 sqft 2 BHK at ₹3.89 crore is fully priced — buyers should anchor any negotiation on the 741 sqft and 686 sqft units, where the floor-and-view value is most cleanly visible. The Baya Company's track record of 1,800-plus delivered homes is a genuine confidence signal; for buyers who prioritise developer track record over sea-facing premium, The Baya Midtown is the cleanest pick in the Dadar West RERA-live 2 BHK segment today.
Property Butler Inventory in The Baya Midtown
The Baya Midtown — 2 BHK
587 sqft · Floor 20 · Wing B · Unit 2003 · Open View · Apr 2026
₹2.99 Cr
The Baya Midtown — 2 BHK
691 sqft · Floor 4 · Wing B · Unit 03 · City View · Ready to Move In
₹3.38 Cr
The Baya Midtown — 2 BHK
741 sqft · Floor 4 · Wing B · Unit 01 · City View · Ready to Move In
₹3.70 Cr
The Baya Midtown — 2 BHK
656 sqft · Floor 19 · Wing B · Unit 02 · Open View · Ready to Move In
₹3.89 Cr
The Baya Midtown — 2 BHK
686 sqft · Floor 20 · Wing B · Unit 04 · Open View · Ready to Move In
₹3.99 Cr
What The Baya Midtown Buyers Commonly Miss
Open-view orientation matters more than carpet on the high-floor stack. The 656 sqft and 686 sqft 2 BHKs on the 19th and 20th floors carry an explicit open-view orientation — that is meaningfully different from the city-view orientation of the 4th floor 691 sqft and 741 sqft units. For buyers who anchor on light, ventilation and horizon view, the high-floor open-view stack is worth the per-sqft premium. Possession-date drift on the April 2026 unit needs explicit verification. The 587 sqft unit was originally targeted for December 2025 possession and is now showing April 2026 — buyers should obtain the current site progress report, the OC stage status, and the developer's revised RERA-mandated possession commitment before booking. 114 units in a single tower is a credible community scale. Most legacy Dadar West buildings are 30-to-60-unit walk-up societies; a 114-unit modern tower has the social density to support real club amenities, a self-managing society structure, and meaningful resale liquidity over the long hold. The Senapati Bapat Marg corridor is the Worli connection-point. Buyers often underestimate this — Senapati Bapat Marg connects The Baya Midtown directly into the Lower Parel commercial cluster (Phoenix Palladium, Kamala Mills, Indiabulls Centre) in under ten minutes, which is a genuine commute advantage for buyers working in the Lower Parel-Worli corporate corridor.
Talk to Property Butler about The Baya Midtown
We hold five live 2 BHK units across the 4th and 20th floor stacks. Floor plans, RERA P51900035023 verification, OC documentation, payment schedule, bank approvals — handled by our team in-house.
See our Baya Midtown unitsWhatsApp UsFrequently Asked Questions about The Baya Midtown
Is The Baya Midtown RERA approved?
Yes. The Baya Midtown is registered under MahaRERA P51900035023 with zero open complaints at the time of writing. Project status, approved plans and milestone progress can be verified at maharera.mahaonline.gov.in.
What is the price per sqft at The Baya Midtown?
Property Butler is currently transacting The Baya Midtown in the ₹49,000–₹60,000 per sqft band across 2 BHK formats. The 741 sqft 2 BHK at ₹49,932 PSF is the cleanest math; the 656 sqft 2 BHK on the 19th floor at ₹59,299 PSF carries a high-floor open-view premium.
When is The Baya Midtown possession?
Four of the five Property Butler units in The Baya Midtown are ready-to-move-in. One unit (PB158, 587 sqft) is currently scheduled for April 2026 handover — the original December 2025 possession date has shifted, and buyers should verify current site progress with the developer before booking.
What configurations does The Baya Midtown offer?
The Baya Midtown is a 2 BHK-only tower with carpet variants from 587 sqft to 741 sqft. The tower is 22 floors with 114 units in a single Wing B configuration — there are no 1 BHK, 3 BHK or 4 BHK formats in the building.
What amenities are at The Baya Midtown?
The amenity package includes a gymnasium, jogging and cycling track, kids play areas and sand pits, a large green area, library and business centre, indoor games, reflexology and yoga area, and full CCTV / video surveillance. There is no swimming pool given the single-tower, 114-unit scale.
Are home loans approved for The Baya Midtown?
Yes. SBI, HDFC, ICICI, Axis and LIC Housing all underwrite RERA-approved Mumbai residential projects subject to individual eligibility. Property Butler can arrange in-principle approval and disbursement on a per-buyer basis.
How does The Baya Midtown compare to Worli or Lower Parel 2 BHKs?
The Baya Midtown's 2 BHK ticket of ₹2.99–3.99 crore is meaningfully below comparable Worli 2 BHKs (₹4.09–6.59 crore range) and roughly in line with Lower Parel mid-band 2 BHK ready-stock. The Baya Midtown does not offer sea views, but provides RERA-clean documentation, a six-minute drive to Dadar Station and a four-minute drive to the Eastern Express Highway — strong central-Mumbai connectivity for the price point.