The Palette Dadar West Sea-View Sky-Tier Stack Decoder 2026 — ₹74,590–₹87,342/sqft Ultra-High Floor & Penthouse | Property Butler

The Palette Dadar West — The Sea-View Sky-Tier Stack Decoder

The Palette is Property Butler's deepest live read on the Dadar West sea-view sky-tier — the band where view geometry, carpet plate scale and PSF compound to deliver the strongest South Mumbai trophy-tier value outside the Worli sea-face. All 6 live PB units at The Palette sit in the Ultra High Floor (25+) and Penthouse band with full Sea View geometry over Mahim Bay — the building's defining structural advantage. Carpet plates run 905-2,932 sqft, asking PSF lands in the ₹74,590 - ₹87,342 per carpet sqft band, median ₹74,983/sqft. Possession is staggered between December 2025 and December 2026; the building is in its final handover wave.

The market scan returned 20 live listings across the building, market PSF band ₹33,667 - ₹83,757 (median ₹65,082). Property Butler's units sit in the highest-tier sea-view configuration set — A Wing pinnacle plates that price at the building's upper-PSF tier because the view geometry over the Mahim sea-face is unobstructed and the floor band (25+) clears the surrounding Dadar West mid-rise. Suraj Estate Developers is the builder; The Palette is the firm's flagship Dadar West tower.

The Palette · Dadar West Sea-View Sky-Tier · June 2026

₹74,590 - ₹87,342 / carpet sqft

6 PB live units · 20 market active · Ultra High Floor 25+ / Penthouse · 100% Sea View

Snapshot — The Palette Sky-Tier Reference Sheet

Locality	Dadar West · Shivaji Park corridor · Mahim Bay sea-front
Developer	Suraj Estate Developers — 4-decade Mumbai redevelopment specialist
Wing scope	A Wing · single-tower vertical · 40-51 floor count
Possession status	Staggered handover · Dec 2025 to Dec 2026 · final fit-out wave
Live PB inventory	6 sale units · 2/3/5/5+ BHK + Penthouse · 100% Sea View
Market active inventory	20 live listings tracked by Property Butler
Capital PSF band (PB)	₹74,590 - ₹87,342 / carpet sqft · median ₹74,983
Capital PSF band (market)	₹33,667 - ₹83,757 (median ₹65,082)
Floor zone scope	Ultra-High Floor (25+) · Penthouse · 40-51 storey tower
Carpet plate range	905-2,932 sqft · 2 BHK 905 · 3 BHK 1,106-1,466 · 5 BHK 2,011 · 5+ BHK 2,932
Asking ticket band	₹6.84 - ₹21.99 Cr
RERA	Maharashtra RERA registered · search "The Palette Dadar" on maharera.maharashtra.gov.in

The sky-tier stack — Ultra-High Floor vs Penthouse PSF behaviour

The Palette's 40-to-51 storey vertical is the tallest single-tower Suraj Estate vertical in Dadar West. Property Butler's allotted inventory concentrates entirely in the sky-tier — Ultra-High Floor (25+) plus the Penthouse plate. This is the band where the building's sea-view geometry over Mahim Bay clears the surrounding Dadar West and Shivaji Park mid-rise, and where the trophy-tier ticket arithmetic anchors. The stack reads:

Floor band	PB units	Configs	Carpet band	PSF band	Ticket band
Ultra-High Floor (25+) · floor 35	1	2 BHK	905 sqft	₹75,580	₹6.84 Cr
Ultra-High Floor (25+) · stack	3	3 BHK + 5 BHK	1,106-2,011 sqft	₹74,963-₹87,341	₹9.66-₹15.00 Cr
Ultra-High Floor (25+) · 3 BHK (E)	1	3 BHK (Express)	1,466 sqft	₹74,966	₹10.99 Cr
Penthouse · pinnacle	1	5+ BHK	2,932 sqft	₹75,000	₹21.99 Cr

How to read this stack. The Palette's structural feature is that the entire sky-tier inventory sits at a tight PSF band — ₹74,963 to ₹87,341/sqft median, with the 2 BHK Ultra-High Floor plate pricing at the building's top PSF (smaller carpet structural premium). The PSF compression across the sky-tier reflects the uniform view geometry — every plate above floor 25 carries full Mahim Bay sea-view, so the view-premium component is consistent across the stack. The PSF spread is driven by carpet format (smaller = higher PSF) and plate scarcity (Penthouse + 5 BHK pinnacle plates carry the trophy-tier premium).

Configuration ladder — sky-tier 2 BHK through 5+ BHK Penthouse

Config	PB units	Carpet band	Ticket band	PSF band	Median PSF
(E) 3 BHK	1	1,466 - 1,466 sqft	₹10.99 - ₹10.99 Cr	₹74,966 - ₹74,966	₹74,966
2 BHK	1	905 - 905 sqft	₹6.84 - ₹6.84 Cr	₹75,580 - ₹75,580	₹75,580
3 BHK	2	1,106 - 1,466 sqft	₹9.66 - ₹10.99 Cr	₹74,966 - ₹87,342	₹81,154
5 BHK	1	2,011 - 2,011 sqft	₹15.00 - ₹15.00 Cr	₹74,590 - ₹74,590	₹74,590
5+ BHK	1	2,932 - 2,932 sqft	₹21.99 - ₹21.99 Cr	₹75,000 - ₹75,000	₹75,000

The Palette's sky-tier configuration ladder is built for distinct trophy-tier buyer cohorts:

2 BHK Ultra-High Floor (905 sqft, ₹6.84 Cr). Single-couple or empty-nester sky-tier plate — Mahim Bay view geometry, walking ticket below ₹7 Cr, the cleanest sub-₹7 Cr Dadar West sea-view sky-tier entry on the live market.
3 BHK Ultra-High Floor (1,106-1,466 sqft, ₹9.66-10.99 Cr). Small-family or DINK sky-tier plate — the building's deepest sample at the 3 BHK format, walking ticket below ₹11 Cr for the Sea View configuration. The (E) Express format at 1,466 sqft is the larger 3 BHK layout with an additional powder room and study workstation.
5 BHK Ultra-High Floor (2,011 sqft, ₹15.00 Cr). Multi-generation or NRI sky-tier plate — the building's pre-Penthouse trophy tier. Sea View geometry, walking ticket below ₹15.5 Cr.
5+ BHK Penthouse (2,932 sqft, ₹21.99 Cr). The building's pinnacle plate — single-floor Penthouse, walking ticket below ₹22 Cr, the trophy-tier sky-mansion configuration with private terrace and unobstructed Mahim Bay panoramas.

Sea-view geometry — The Palette's Mahim Bay axis

The Palette's sea-view geometry is its defining structural advantage. The building's west face above floor 25 carries unobstructed sight lines over Mahim Bay and the Bandra-Worli Sea Link. The view corridor extends to:

Mahim Bay seafront. Direct uncompressed view of the Mahim Bay coastline and the Bandra-Worli Sea Link cable-stay (visible at night as a defining South Mumbai feature).
Shivaji Park. Direct sight line over the historic 28-acre park to the south-west — view geometry uncommon at this scale in Dadar West.
Mahim Causeway and Bandra Reclamation. West-north panorama spanning the Bandra Worli causeway corridor to the BWSL anchor.
Distant Worli sea-face skyline. South-west panorama showing the Worli sea-face high-rise cluster (Birla Niyaara, Lodha World Towers, Indiabulls Blu).

The view-geometry arbitrage at The Palette

The Palette's entire sky-tier inventory carries the same fundamental view geometry — full Mahim Bay sea-view above floor 25. This makes the building's PSF spread structural-not-view-driven: the buyer pays for carpet format and plate scarcity, not for view tier. By contrast, most Worli sea-face buildings force buyers to choose between sea-view plates (premium 18-32%) and non-sea-view plates (discount tier). At The Palette, every sky-tier plate is sea-view; the PSF reference flattens; and the buyer's negotiation lever shifts from view selection to carpet format and floor band micro-selection. — Property Butler insight

What drives the PSF spread at The Palette — three compounding variables

Carpet format and plate scarcity. The 2 BHK sky-tier plate at 905 sqft carries the building's top PSF (₹75,580/sqft) because smaller-carpet sky-tier plates are scarce in Dadar West and because the per-sqft structural premium compounds with sky-tier positioning. The Penthouse at 2,932 sqft carries the building's trophy-tier premium for absolute-scarcity (one Penthouse plate in the building).
Floor band micro-positioning. Within the Ultra-High Floor (25+) band, the higher the floor, the wider the panoramic geometry. The Penthouse pinnacle carries the building's defining sky-tier positioning; the 3 BHK and 5 BHK plates between floor 30 and 45 carry the building's deepest sample of sky-tier sea-view inventory.
Staggered handover proximity. The Palette's handover is staggered between December 2025 and December 2026 — the first wave is already complete. Buyers walking today see fully-finished sky-tier plates (the December 2025 wave) and final-fit-out plates (the December 2026 wave). The fit-out wave carries a marginal PSF discount versus the completed wave (3-5 percent) reflecting the remaining carry cost.

What this matrix means for negotiation

The Palette sky-tier PSF stack gives buyers four practical negotiation tools:

The flat-PSF anchor. The Palette's sky-tier inventory trades in a tight ₹74,963-87,341 PSF band. Sellers asking above ₹78,000/sqft for the 3 BHK Ultra-High Floor configuration are above the building's median anchor. The buyer's reference is the median 3 BHK PSF of ₹81,154/sqft.
The carpet-format benchmark. Smaller carpet formats (2 BHK at 905 sqft) carry the building's top PSF. A 5 BHK ask at the same PSF as the 2 BHK is structurally overpriced — large-format plates should price at a 6-10% discount to small-format on PSF basis within the same view tier.
The handover-wave benchmark. December 2025-wave plates trade at the building's full PSF (already-complete). December 2026-wave plates carry a 3-5% PSF discount reflecting remaining carry. Buyers prioritising delivery certainty should walk the 2025-wave; buyers comfortable with 6 months of handover risk capture the 2026-wave discount.
The Penthouse trophy benchmark. The Penthouse at ₹21.99 Cr / ₹75,000 PSF is the building's pinnacle plate. The trophy-tier ticket arithmetic competes with Worli sea-face Penthouse inventory (Lodha World One Penthouse, Birla Niyaara Sky Mansion, Indiabulls Sky Forest 5 BHK Penthouse) on Mahim Bay vs Worli sea-face axis — different views, comparable trophy-tier ticket.

Property Butler Verdict — The Palette Sky-Tier Decoded

The Palette Dadar West is the South Mumbai building where the sky-tier sea-view PSF math is cleanest — a tight ₹74,963-87,341 PSF band across every Ultra-High Floor plate, every plate Sea View, every plate A Wing pinnacle. The cleanest value entry is the 3 BHK Ultra-High Floor at ₹9.66-10.99 Cr — the deepest sample, Mahim Bay view geometry, sub-₹11 Cr Dadar West sky-tier ticket. The cleanest trophy entry is the 5+ BHK Penthouse at ₹21.99 Cr — the building's pinnacle plate, single-floor sky-mansion, unobstructed sea-view panorama. Buyers ticket-constrained to sub-₹7 Cr should walk the 2 BHK Ultra-High Floor — the cleanest sub-₹7 Cr Dadar West sea-view sky-tier entry on the live market today. — Property Butler

The Palette versus Dadar West / sea-view peer set

Building	PSF range	Sky-tier	Configs	Position vs The Palette
The Palette · Dadar West	₹74,590 - ₹87,342	40-51 floors · Mahim Bay sea-view	2/3/5/5+ BHK	Base reference
Pearl Bay View · Dadar West	₹52,000 - ₹85,000	Ready · sea-view	2/3/4 BHK	−10-20% PSF, smaller scale
Janai Heritage · Dadar West	₹48,000 - ₹68,000	Ready · sea-view	3/4 BHK	−18-28% PSF
The Baya Midtown · Dadar West	₹38,000 - ₹52,000	Ready · city-view	2/3 BHK	−35-45% PSF (no sea-view)
Mansion 835 · Dadar West	₹46,000 - ₹64,000	Ready · part sea-view	3/4 BHK	−22-32% PSF
Promesa West End · Dadar West	₹38,000 - ₹62,000	UC · sea-view	1/2 BHK	−30-38% PSF, smaller format

Location and connectivity — The Palette's position in the Dadar West sea-front

Shivaji Park corridor frontage. The Palette sits in the Dadar West sea-front cluster with direct access to Shivaji Park (0.8 km) and Mahim seafront (1.0 km).
Mahim Causeway — 1.2 km. Direct connection to Bandra Reclamation and the Bandra-Worli Sea Link approach (3.4 km).
Dadar Station — 1.8 km. Western + Central Line rail junction — South Mumbai's busiest rail interchange.
Mahim Station — 1.4 km. Western + Harbour Line — direct rail to CST and Vasai.
Coastal Road Worli Interchange — 3.6 km. Operational since 2024. Nariman Point in 20-26 minutes peak.
BKC commute. 5.8 km via Bandra-Worli Sea Link or Mahim Causeway — 18-22 minute peak.
School cluster. Bombay Scottish Mahim (1.2 km), Don Bosco Matunga (2.6 km), Activity High School Lower Parel (3.4 km), Aditya Birla World Academy Tardeo (5.4 km).
Hospital cluster. Hinduja Mahim (1.4 km), Hira Mongi Navneet Mehta (2.2 km), KEM (3.4 km).
Airport — Domestic Terminal 1. 9.6 km via Western Express Highway — 22-28 minutes peak.

Frequently Asked Questions

What is the PSF range at The Palette Dadar West?

Property Butler tracks The Palette carpet PSF in the ₹74,590 - ₹87,342 band across our 6 live units in the Ultra-High Floor and Penthouse band. Median PSF sits at ₹74,983/sqft. The broader market scan returned 20 active listings with a PSF band running ₹33,667 - ₹83,757 (median ₹65,082/sqft).

When is The Palette possession?

The Palette's handover is staggered between December 2025 and December 2026. The first wave (December 2025) is already complete and Property Butler's buyers can walk fully-finished sky-tier plates today. The final wave (December 2026) is in fit-out — plates in this wave carry a 3-5 percent PSF discount versus completed plates.

Are all The Palette sky-tier plates sea-view?

Yes. Property Butler's 6 live PB units at The Palette — every Ultra-High Floor (25+) and Penthouse plate — carry full Mahim Bay sea-view geometry. The west face of the A Wing pinnacle above floor 25 clears the surrounding Dadar West mid-rise. View corridor includes Mahim Bay seafront, Shivaji Park, Bandra-Worli Sea Link, and distant Worli sea-face skyline.

What is the Penthouse plate at The Palette?

The Penthouse plate is a 5+ BHK single-floor sky-mansion at 2,932 sqft carpet with a walking ticket of ₹21.99 Cr (₹75,000/sqft). The plate carries a private terrace and unobstructed Mahim Bay panorama. There is one Penthouse plate per building — absolute-scarcity trophy-tier inventory.

Is The Palette RERA approved and OC received?

Yes. The Palette is registered under Maharashtra RERA. The first wave (Dec 2025) has OC received; the final wave (Dec 2026) is in OC application. Buyers can verify the live RERA registration on maharera.maharashtra.gov.in by searching "The Palette Dadar West" or developer "Suraj Estate".

What is the difference between the 3 BHK and 3 BHK (E) at The Palette?

The standard 3 BHK plate at The Palette is 1,106 sqft carpet (₹9.66 Cr / ₹87,341 PSF). The 3 BHK (Express) plate is 1,466 sqft carpet (₹10.99 Cr / ₹74,966 PSF) — a larger 3 BHK layout with an additional powder room, study workstation and wider master bedroom envelope. The (E) format prices at the building's value-PSF tier despite the larger carpet — Suraj Estate's structural release pattern on the larger format.

What rental yield should I expect at The Palette?

Post-handover, Property Butler's expected gross rental yield band for The Palette sky-tier is 2.4-2.8 percent for the 3 BHK Ultra-High Floor (₹2.20-2.60 lakh/month) and 2.0-2.4 percent for the 5 BHK and Penthouse plates (₹3.20-4.50 lakh/month). Sky-tier sea-view rental at Dadar West sits between Worli sea-face (3.0-3.4% yield) and Bandra West sea-face (2.0-2.4% yield) — Mahim Bay rental pool is shallower than Worli but deeper than Bandra West because Dadar carries dual-line rail access and the corporate-tenant catchment from BKC and Lower Parel.

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