The Presidential — Bandra West's SV Road Office Suite Ladder Decoded for the Sub-30-Crore Commercial Buyer
The Presidential by Webtech Realty LLP is the under-construction office-grade tower on SV Road, Bandra West, that Property Butler holds the cleanest suite-size pricing visibility on in the entire western corridor between Mahim Causeway and Khar Danda. Across the four live office floor-plates Property Butler is actively transacting — 800 sqft, 2,000 sqft, 3,000 sqft, and 4,000 sqft — the asking PSF compresses into a remarkably tight band of Rs 69,500 to Rs 70,000 per sqft carpet. That is a flat PSF curve across a 5x suite-size differential, which is rare in Bandra West's pre-OC commercial market. For the buyer evaluating a Bandra West office address against BKC, Andheri, or Worli alternatives, the question is no longer 'which building' — it is which suite size on which floor-plate, structured for which use-case, at what ticket. This is the office suite PSF decoder.
The Presidential — Bandra West — May 2026
Rs 69,500 – Rs 70,000 PSF carpet
800 / 2,000 / 3,000 / 4,000 sqft suites · Bare shell · SV Road · July 2026 possession · Mid-Floor (8–15)
Snapshot — At a Glance
The Presidential Suite-Size PSF Ladder — Why The Curve is Flat
The first thing a sub-30-crore commercial buyer needs to understand about The Presidential is that the PSF curve does not bend with suite size. Property Butler tracks the four suite-size tiers at near-identical asking PSF: the 800 sqft suite at Rs 5.60 Cr trades at Rs 70,000 carpet PSF; the 2,000 sqft suite at Rs 14 Cr trades at Rs 70,000 PSF; the 3,000 sqft suite at Rs 21 Cr trades at Rs 70,000 PSF; and the 4,000 sqft floor-plate at Rs 28 Cr trades at Rs 70,000 PSF. The compression of the curve is structural — Webtech Realty has priced the floor uniformly to allow combinations across suite sizes (an SMB tenant can combine 800 + 800 + 800 to build a 2,400 sqft suite, or a single corporate tenant can take the 4,000 sqft full-floor without overpaying for size). For the buyer, the strategic implication is consequential: you do not get a discount for buying larger, and you do not pay a premium for buying smaller. Suite size becomes a pure capital-allocation decision, not a PSF arbitrage.
That flat curve is the diametric opposite of the BKC commercial market, where 5,000+ sqft floor-plates trade at a 15–25% PSF discount to smaller suites because institutional take-up dominates. The Presidential's pricing posture is built for the SV Road buyer — owner-occupier professionals, single-office practitioners, and growing SMBs that want the Bandra West address without committing to a BKC-scale floor-plate. That is the structural arbitrage on the building.
The Suite-Size Decision Tree — Which Tier For Which Buyer
| Suite | Ticket (Cr) | Carpet PSF | Best Fit |
|---|---|---|---|
| 800 sqft | Rs 5.60 Cr | Rs 70,000 | Solo practice · single-doctor clinic · boutique CA / law office · single-team start-up of 10–14 desks |
| 2,000 sqft | Rs 14.00 Cr | Rs 70,000 | Multi-partner professional firm · 25–32 seat business · D2C brand HQ · multi-doctor polyclinic |
| 3,000 sqft | Rs 21.00 Cr | Rs 70,000 | Mid-size product company · 40–48 seats with conference + cabins · diagnostic centre · single-tenant lease |
| 4,000 sqft full-floor | Rs 28.00 Cr | Rs 70,000 | Full-floor identity tenant · 60–72 seats · brand HQ relocation from BKC at materially lower TCO · investor-syndicated lease asset |
Why The Presidential Works — Buyer Perspective
The Presidential's structural pitch is the SV Road footprint at a Bandra West postcode. The building sits on Swami Vivekanand Road in the stretch that runs between the National College junction and the Khar railway underpass — a corridor that has matured into Bandra West's secondary commercial spine over the last 8–10 years, with Bandra Kurla complex absorbing the institutional A-grade demand and SV Road absorbing the owner-occupier and small-corporate demand. The buyer profile that converts on The Presidential is well-defined: professionals running healthcare practices, legal and accounting firms scaling from 4–12 partners, D2C and digital brands that want a Bandra address without the BKC monthly run-rate, and family offices acquiring suites to lease back as long-hold yield assets.
The honest cons buyers should accept up front: this is not a BKC building, so it will not attract MNC corporate tenants or the institutional rental ladder that BKC commands. Floor-plate efficiency is calibrated for SMB use, not for 200-seat MNC fit-outs. Footfall and signage visibility are good but not best-in-class — buyers who need streetfront retail or a ground-floor showroom should look at the Linking Road or Hill Road corridors instead. And the SV Road traffic is the SV Road traffic — peak-hour ingress is slow even with the Khar Danda flyover. None of these are deal-breakers for the right buyer; they are simply the trade-offs to accept against a Bandra West office address at Rs 70,000 PSF carpet.
PSF Comparison vs Two Nearest Bandra West Office Alternatives
| Building | Address | PSF Band (Carpet) | Suite Size Range | Possession |
|---|---|---|---|---|
| The Presidential | SV Road, Bandra West | Rs 69,500 — Rs 70,000 | 800 — 4,000 sqft | July 2026 |
| BKC core (institutional A-grade) | G Block / E Block | Rs 85,000 — Rs 140,000 | 5,000 — 50,000 sqft | Ready · OC |
| Linking Road A-Grade Office (Bandra West) | Linking Road / 32nd Road | Rs 78,000 — Rs 95,000 | 600 — 3,200 sqft | Ready / select OC |
Read the table this way: The Presidential offers a 17–25% PSF discount to ready Linking Road A-grade office, and a 30–50% discount to BKC core institutional. That discount is the trade — you accept a non-BKC institutional ladder and an SV Road traffic profile, and you keep Rs 15,000–Rs 70,000 PSF of capital. On a 2,000 sqft suite, that is Rs 3–14 Cr of saved ticket against BKC equivalents — capital you can deploy into the fit-out, into an additional yield asset, or against the owner-occupier savings cycle versus continuing to lease.
The Suite-Combination Play — How Owner-Occupiers Are Stacking
Because the PSF curve is flat across suite sizes, the most strategically interesting transactions Property Butler is seeing on The Presidential are suite-combination plays. A growing professional firm at 14–18 partners can stack 800 + 800 to create a 1,600 sqft footprint at Rs 11.20 Cr, with the option to add a third 800 sqft suite at year 3 as headcount expands — a flexible scaling structure that a 2,000 sqft single take cannot replicate. Conversely, a mid-size company that wants to lock identity at 3,000 sqft can take the full suite as one — and at year 5–7, sub-lease 1,000 sqft of it to another professional firm at a 15–20% sub-lease premium without giving up brand presence on the floor.
Property Butler's suite-combination call
If your team is 12–18 desks and growing — start with one 800 sqft suite at Rs 5.60 Cr and reserve right-of-first-refusal on the adjacent 800 sqft suite for year 2–3. If your team is 25–35 desks today — take the 2,000 sqft suite at Rs 14 Cr as a single transaction and skip the combination complexity. If you are a mid-size brand HQ at 50+ desks — take the 3,000 sqft suite at Rs 21 Cr and reserve the 4,000 sqft full-floor option in writing. The flat PSF curve means combination plays don't penalise the buyer.
Location and Connectivity — The SV Road Equation
The Presidential's address on SV Road, Bandra West, sits at the intersection of three transport arteries that materially shape the building's usability for Bandra-MMR commuters. The Bandra suburban railway station is a 6-minute drive in non-peak conditions and a 12-minute drive in peak. Bandra Kurla Complex is reachable in 18–22 minutes via Khar Danda flyover and Western Express Highway off-peak, and in 28–35 minutes at peak. The Western Express Highway entry at Khar is 4 minutes, compressing Andheri East to 18 minutes off-peak. The Mumbai Metro Line 3 (Aqua Line) Bandra station on the alignment, when fully commissioned, brings BKC to under 8 minutes via metro and Worli/Lower Parel to sub-20 minutes. For senior staff and clients commuting from Worli, Lower Parel, or South Mumbai, the Sea Link via Reclamation entry is 8 minutes — putting Worli at 25 minutes off-peak.
Daily-life infrastructure within a 1.5 km walk: Holy Family Hospital and Lilavati Hospital are 10 and 12 minutes respectively, supporting both employee healthcare and client-meeting proximity for medical-practice tenants. Hill Road and Linking Road retail spines are within a 4-minute drive for client lunches and post-meeting hospitality. The Bandra Gymkhana, Otters Club, and the Khar Gymkhana are within an 8-minute radius — important amenity infrastructure for senior partner-track professionals and HNI clients hosted at the office.
The Office Operating Economics — Owner-Occupier vs Continuing-to-Lease
For the buyer comparing The Presidential acquisition against continuing to lease a Bandra West office, the operating math is direct. A 2,000 sqft Bandra West Grade-A lease at Rs 250–Rs 320 per sqft per month carpet costs Rs 60–Rs 76.8 Lakhs per year in rent plus ~Rs 6–8 Lakhs in CAM and society — a fully-loaded Rs 66–85 Lakhs per year in lease run-rate. Buying the 2,000 sqft suite at Rs 14 Cr involves stamp duty + registration of ~Rs 84 Lakhs, brokerage of ~Rs 14 Lakhs, and fit-out at Rs 2,500–3,500 per sqft (Rs 50–70 Lakhs). Total acquisition + fit-out: Rs 15.5 Cr.
On a 12% cost-of-capital assumption, the carry cost on Rs 15.5 Cr is Rs 1.86 Cr per year — meaningfully higher than the Rs 85 Lakh lease cost on a pure cash-flow comparison. The owner-occupier math works only if (1) the asset appreciates at 7–9% per year through the next holding cycle (consistent with Bandra West commercial historic), (2) the buyer values the optionality of sub-leasing post-OC if business plans change, and (3) the buyer captures the working-capital benefit of a depreciable commercial asset on the balance sheet. For a stable, multi-decade Bandra-anchored firm, the buy decision compounds well; for a 3–5 year operating outlook, leasing remains cleaner.
Property Butler's Suite-Size Verdict
Property Butler — verdict on the suite ladder
Our highest-conviction call on The Presidential is the 800 sqft entry suite at Rs 5.60 Cr. The price point is below the Bandra West office investment-threshold — meaning the secondary resale market and the leasing market both have deep buyer / tenant pools for the suite size, which protects exit liquidity. The 2,000 sqft suite at Rs 14 Cr is the right anchor for the established multi-partner firm that wants a Bandra West owner-occupier identity without sub-leasing complexity. We push back on the 3,000 sqft and 4,000 sqft suites unless the buyer is genuinely a single-tenant-identity user — the secondary exit pool for 3,000+ sqft Bandra West commercial floor-plates is thinner and the sub-leasing assumption needs to be tested before the buy. Across all four suite tiers, our recommendation is to commit only after walking the floor on a structure-progress visit and confirming the actual proposed suite cuts with the developer in writing. The PSF curve flat-line is the structural arbitrage on the building — but suite-cut quality varies, and the buyer needs to verify before committing the down-payment.
Property Butler Inventory at The Presidential
The Presidential — 800 sqft Office Suite (Entry Tier)
800 sqft · Bare shell · Road facing · Mid Floor 8–15 · July 2026 possession · Rs 70,000 PSF
Rs 5.60 Cr
The Presidential — 2,000 sqft Office Suite
2,000 sqft · Bare shell · Road facing · Mid Floor 8–15 · July 2026 possession · Rs 70,000 PSF
Rs 14.00 Cr
The Presidential — 3,000 sqft Office Suite
3,000 sqft · Bare shell · Road facing · Mid Floor 8–15 · July 2026 possession · Rs 70,000 PSF
Rs 21.00 Cr
The Presidential — 4,000 sqft Full-Floor Office
4,000 sqft · Bare shell · Road facing · Mid Floor 8–15 · July 2026 possession · Rs 70,000 PSF
Rs 28.00 Cr
Talk to Property Butler about The Presidential office acquisition
We hold four live suites across the 800–4,000 sqft ladder, all road-facing mid-floor, July 2026 possession. Suite-combination structuring, fit-out sequencing, and stamp duty advisory — handled in-house.
See our Presidential suitesWhatsApp UsFrequently Asked Questions about The Presidential Bandra West
What is the PSF at The Presidential Bandra West?
Property Butler is transacting four suite tiers — 800, 2,000, 3,000, and 4,000 sqft — at a flat Rs 69,500 to Rs 70,000 per sqft carpet. The PSF curve does not bend with suite size at The Presidential, which is structurally rare in Bandra West's pre-OC office market.
Is The Presidential RERA approved?
Yes. The Presidential is registered with MahaRERA under registration number P51800050188. Property Butler verifies the registration, approved plans, and milestone schedule on a per-buyer basis before booking.
When is The Presidential possession?
Target possession is July 2026. The project is under construction with internal finishing in progress. Property Butler holds Webtech Realty to milestone-linked payments with quarterly site progress visibility through to OC.
Can I combine multiple suites into a larger floor-plate?
Yes. The flat PSF curve across 800–4,000 sqft is engineered to support combinations. Property Butler structures combination transactions with adjacent-suite right-of-first-refusal for scaling buyers. We recommend documenting the adjacent-suite reservation in writing at the time of the initial booking.
Is the suite bare shell or finished?
All four PB suite tiers are bare shell — the buyer fits out to their own brand and use-case specification. Budget Rs 2,500–Rs 3,500 per sqft carpet for a Grade-A fit-out covering flooring, HVAC, ceiling, partitioning, electricals, and basic furniture; Rs 3,500–Rs 5,000 per sqft for premium finishes including wood-veneer cabins and high-spec audiovisual.
Is The Presidential suitable for medical or healthcare use?
Yes, with caveats. The road-facing mid-floor positioning, 800 sqft entry suite, and SV Road footfall make it well-suited to single-doctor clinics, multi-doctor polyclinics, dental practices, and diagnostic centres. Buyers planning healthcare use should confirm BMC commercial-use permission classifications and load-bearing tolerances for diagnostic equipment with Property Butler at the time of suite selection.
What is the expected rental yield on The Presidential?
Property Butler estimates a stabilised post-OC gross rental yield of 5.5–6.8% on the 800 sqft suite (Rs 250–Rs 320 per sqft per month carpet), with the 2,000 sqft and 3,000 sqft suites compressing slightly to 5.2–6.3% as the tenant pool narrows. Net yield after CAM, society, and vacancy provisioning typically lands 75–125 bps below gross.