One number crystallises the spring 2026 Bandra story: ₹75,000. That is what Adani Realty is asking per square foot for a 3BHK at Ten BKC in Bandra East — OC received, ready for immediate possession. It is also, to the nearest hundred rupees, what Ekta World is asking for a 3BHK at EKTA VICTORIA in Bandra West — which will not get possession until December 2027. Two buildings, two addresses, two delivery timelines, same price per square foot. Property Butler’s spring 2026 inventory data shows the premium tier of Bandra East has fully closed its traditional discount to the West — and in the OC-vs-UC comparison, flipped it. In a week with no major new SoBo launches, the active spring 2026 inventory is where the real market signal lives.
02 May 2026 — The Bandra Price Convergence: OC vs UC, East vs West
| Ten BKC 3BHK (Bandra East · OC received) | ₹74,979–75,018 PSF |
| EKTA VICTORIA 3BHK (Bandra West · Dec 2027 UC) | ₹74,958–75,040 PSF |
| DLH Signature 3BHK Sea View (Bandra West · OC) | ₹67,725–67,797 PSF |
| Silver Rock 3BHK Sea View (Bandra West · Jun 2026) | ₹85,072 PSF |
| Kalpataru Magnus 3BHK (Bandra East · OC) | ₹64,193 PSF |
| Paradigm Superstar 4BHK Sea View (Bandra West · Dec 2027) | ₹1,27,849–1,38,133 PSF |
| Rustomjee Stella 3BHK (Bandra East · Dec 2026) | ₹43,002 PSF — entry tier |
The Bandra Price Stack: What’s Active Right Now
Across Property Butler’s 44 active sale listings spanning Bandra West and Bandra East, the spring 2026 picture shows a market segmented not by compass direction but by possession status and BKC proximity.
| Project | Side | Config | Asking | PSF | Status |
|---|---|---|---|---|---|
| Paradigm Superstar | Bandra W | 4 BHK · 1,799–2,389 sqft | ₹23–33 Cr | ₹1,27,849–1,38,133 | UC · Dec 2027 |
| Silver Rock | Bandra W | 3 BHK · 1,293 sqft | ₹11 Cr | ₹85,072 | Jun 2026 |
| DLH Signature (4BHK) | Bandra W | 4 BHK · 2,380 sqft | ₹21.08 Cr | ₹88,571 | OC received |
| Mio Miraya | Bandra W | 4 BHK · 1,603–2,230 sqft | ₹12.24–16.94 Cr | ₹75,964–76,357 | UC · Dec 2027 |
| EKTA VICTORIA | Bandra W | 2–3 BHK · 904–1,242 sqft | ₹6.78–9.32 Cr | ₹74,958–75,040 | UC · Dec 2027 |
| DLH Signature (3BHK) | Bandra W | 3 BHK · 1,180–1,560 sqft | ₹8–10.57 Cr | ₹67,725–67,797 | OC received |
| Ten BKC (3BHK) | Bandra E | 3 BHK · 1,175–1,442 sqft | ₹8.81–10.72 Cr | ₹74,979–75,018 | OC received |
| Kalpataru Magnus | Bandra E | 3–4 BHK · 1,321–1,800 sqft | ₹8.48–11.87 Cr | ₹64,193–71,393 | OC received |
| Agami Legends | Bandra E | 3–4 BHK · 1,307–1,835 sqft | ₹7.53–10.85 Cr | ₹57,612–59,128 | UC · Dec 2028 |
| Rustomjee Prive | Bandra E | 3 BHK · 1,088–1,315 sqft | ₹5.40–6.70 Cr | ₹49,632–50,950 | UC · Dec 2028 |
| Rustomjee Stella | Bandra E | 3 BHK · 942 sqft | ₹4.05 Cr | ₹43,002 | Dec 2026 |
The data exposes a structural split. The ₹75,000 PSF band is now occupied by two OC-ready projects — one on each side of the suburb. Adani’s Ten BKC commands the East’s premium tier on the strength of its BKC adjacency: a 3BHK here at ₹8.81 crore is 15 minutes from the largest office cluster in India. For the buyer whose calculus is commute-to-BKC rather than sea-view, Ten BKC OC at ₹75,000 PSF is a more direct value proposition than Ekta Victoria UC at the same price per square foot, with an 18-month construction wait attached.
The Bandra West OC stack tells its own story. DLH Signature prices its sea-view 3BHKs at ₹67,725–67,797 PSF — materially below Ekta Victoria (₹75,040 PSF), which is under construction. The OC premium has inverted: you pay more for a future delivery than for a ready possession with a sea view. The driver is branding and scale — Ekta Victoria is a newer project with modern amenities; DLH Signature is completed, sea-facing, and priced for buyers who want a Bandra West address with immediate possession without the Paradigm Superstar or Mio Miraya price commitment.
Locality Movers
₹75,000–1,38,000
active PSF range · spring 2026 tracked
Three tiers in the current active sale stack: entry-OC (DLH Signature 3BHK at ₹67,725 PSF), mid-UC (Ekta Victoria / Mio Miraya at ₹75,000–76,357 PSF), and ultra-luxury-UC (Paradigm Superstar Sea View at ₹1,27,849–1,38,133 PSF). Silver Rock (S Raheja Realty) is the near-term play: sea view 3BHK at ₹85,072 PSF with Jun 2026 possession — delivery in 7 weeks.
₹34,711–75,018
active PSF range · 23 tracked listings
The floor is Aarambh’s 1BHK at ₹1.26 Cr (363 sqft, ₹34,711 PSF, Jun 2029) and the ceiling is Ten BKC at ₹75,018 PSF OC. The ₹40,000 gap between entry and premium represents the BKC proximity premium. Rustomjee Stella (3BHK, ₹43,002 PSF, Dec 2026) is among the cheapest Bandra East options with a short construction window.
₹68,950
locality avg PSF · up 37.9% since 2021
Worli’s locality average (₹68,950 PSF) now sits 9% below Bandra East’s premium tier (Ten BKC OC at ₹75,000 PSF). Five years ago, Bandra East at Worli-plus pricing would have been unthinkable. The BKC office cluster has repriced the suburb structurally, not cyclically.
What We Are Watching
THREE ICC (Bombay Realty / Wadia Group), Dadar — new launch. Bombay Realty launched THREE ICC in Dadar this week, an ultra-luxury residential tower with asking prices from ₹5.75 crore and a stated revenue potential of ₹6,500 crore. Wadia Group’s entry into the Dadar luxury segment — on the same stretch where Sugee’s JANAI HERITAGE is asking ₹86,426 PSF — signals that developers read Dadar as the next SoBo locality where high-conviction luxury pricing can hold. Property Butler is tracking both projects. Three developers are now simultaneously active in the Dadar luxury tier within a 2-km corridor.
April 2026 registration data — 13,864 transactions, best April in 14 years. Mumbai’s registration office recorded 13,864 transactions in May 2026 — a 6% year-on-year increase and the best April since 2012. March 2026 (15,516) was the strongest March in 14 years. The question for May: whether financial-year-end urgency explains the surge, or whether the rate environment (5.25% repo, 125 bps in cumulative cuts since early 2025) is sustaining volumes independently. May’s first-week data will be the first read.
Sewri–Worli elevated road: 62% complete. The 4.5-km Sewri–Worli connector is on track for an end-2026 operational target. Full completion would directly link Worli’s luxury towers to the Eastern Freeway, cutting Worli-to-Eastern-suburbs travel by 15–20 minutes. For buyers evaluating Raheja Riviera or Embassy Citadel 4BHK units in Worli (Dec 2029 possession), infrastructure timing is embedded in the investment thesis: buy in spring 2026, receive possession after the connector is operational.
From the Inventory
Ten BKC (Adani Realty) — 3 BHK, ₹8.81 Cr, Bandra East. 1,175 sqft carpet. OC received — immediate possession. ₹74,979 PSF. Amenity view. Property Butler’s best-positioned OC-ready option in the ₹8–11 Cr Bandra East tier for buyers wanting BKC-adjacent living without UC risk. The full 3BHK range at Ten BKC runs 1,175–1,442 sqft; the largest at ₹10.72 Cr (1,429 sqft, Highway view) delivers the same ₹75,018 PSF with a bigger footprint. All units OC received, Adani Realty.
DLH Signature — 3 BHK Sea View, ₹8 Cr, Bandra West. 1,180 sqft carpet. OC received — immediate possession. ₹67,797 PSF. Sea view. For the buyer who wants a Bandra West sea-facing address at an OC discount to the current UC market, DLH Signature delivers that trade-off: 10.3% less per square foot than Ekta Victoria (UC Dec 2027), ready to move in, sea view included. The mid-tier 3BHK at ₹9.59 Cr (1,416 sqft) and 4BHK at ₹21.08 Cr (2,380 sqft, ₹88,571 PSF) complete the DLH Signature stack in Bandra West.
Search Bandra West and Bandra East Properties
Property Butler tracks 44 active sale listings across Bandra — from ₹1.26 Cr 1BHK to a ₹40 Cr penthouse. Filter by possession status, BHK, and budget.
Search Bandra ListingsTomorrow’s edition tracks whether THREE ICC’s Dadar launch triggers a competitive wave from other developers in that corridor — and whether May’s first-week registrations confirm the April record was structural demand, not year-end pull-forward.
Frequently Asked Questions
Is Bandra East now as expensive as Bandra West?
At the premium tier, yes. Property Butler tracks Ten BKC (Adani Realty, Bandra East, OC received) at ₹74,979–75,018 PSF — identical to EKTA VICTORIA (Bandra West, UC Dec 2027) at ₹74,958–75,040 PSF. The traditional East discount has fully closed at the ₹75,000 PSF band. Below that tier, Bandra East still ranges from ₹34,711 PSF (entry 1 BHK) to ₹71,393 PSF (Kalpataru Magnus), while Bandra West's OC floor is DLH Signature at ₹67,725 PSF.
Which is better — Ten BKC or EKTA VICTORIA in Bandra West?
The decision turns on priorities: Ten BKC (Bandra East) is OC received — immediate possession, no GST, BKC in 15 minutes. EKTA VICTORIA (Bandra West) delivers December 2027 with Bandra West's sea-side address and proximity to Linking Road. Same ₹75,000 PSF. If you need the key today or want to rent it out immediately, Ten BKC wins. If the Bandra West address and 18-month wait are acceptable, EKTA VICTORIA wins.
What is the price of DLH Signature Bandra West?
Property Butler tracks 4 active DLH Signature units: 3 BHK sea-view at ₹8 Cr (1,180 sqft, ₹67,797 PSF), ₹9.59 Cr (1,416 sqft), and ₹10.57 Cr (1,560 sqft). 4 BHK sea-view at ₹21.08 Cr (2,380 sqft, ₹88,571 PSF). All OC received — immediate possession. This is the only OC-ready sea-view option in Bandra West under ₹22 Cr.
What is the cheapest 3 BHK in Bandra East with immediate possession?
As of May 2026, Property Butler tracks Rustomjee Stella (3 BHK, 942 sqft, ₹4.05 Cr, ₹43,002 PSF, Dec 2026 possession — not yet OC) as the lowest-price Bandra East 3 BHK. For OC-received options, Kalpataru Magnus starts at ₹8.48 Cr (3 BHK, 1,321 sqft, ₹64,193 PSF). Ten BKC is the premium-OC option at ₹8.81 Cr.
Has the Bandra East vs Bandra West price gap permanently closed?
The premium tier has converged — ₹75,000 PSF is now achievable on both sides. But the full market hasn't equalised: Bandra East still has 3 BHK entry at ₹43,000 PSF (Rustomjee Stella) while Bandra West's lowest OC listing is ₹67,725 PSF (DLH Signature). The convergence is specific to the BKC-adjacency premium tier; the broader market still shows a West discount of 15–25% at the mid-market.
Data Notes
- All PSF figures: Property Butler calculation — asking price divided by carpet_area from active spring 2026 inventory. No new launches recorded in the 48 hours prior to publication; article reflects the standing spring 2026 active inventory picture.
- Ten BKC PSF (₹74,979–75,018): Adani Realty asking prices across 3BHK configurations (1,175–1,442 sqft); all OC received; Bandra East
- EKTA VICTORIA PSF (₹74,958–75,040): Ekta World asking prices across 2–3BHK (904–1,242 sqft); UC possession Dec 2027; Bandra West
- DLH Signature 3BHK (₹67,725–67,797 PSF): sea-facing; OC received; 1,180–1,560 sqft
- Paradigm Superstar (₹1,27,849–1,38,133 PSF): Paradigm Realty; UC Dec 2027; sea-facing 4BHK 1,799–2,389 sqft; Bandra West
- THREE ICC / April 2026 registration data: based on press reports as of 2 May 2026
- Worli locality avg PSF (₹68,950): Property Butler market intelligence baseline
Related Reading
→ Bandra West Property Guide — Sea Views, Luxury High-Rises and Price Trends 2026→ Bandra East Property Guide — BKC Proximity, Kalpataru Magnus and Price Benchmarks→ Yesterday’s Pulse — Malabar Hill’s ₹90,900 PSF Paradox: Highest Price, Lowest Appreciation→ Kalpataru Magnus vs Shivalik Gulmohar Avenue — Bandra East Comparison 2026