Quick answer: in new projects in Mumbai, open parking is a common area and cannot be sold. A garage (roof plus walls on three sides) can be sold. Covered parking – basement, podium, stilt or mechanical – is allotted under the project’s rules, and MahaRERA expects the type, number and size of your parking to be written into the Agreement for Sale. For a luxury 4 BHK, check this before you pay the booking amount.
Last updated: 26 October 2026. A general guide for homebuyers in Maharashtra. Not legal advice – check your agreement with a property lawyer.
Families who buy a large home in Bandra West often own two, three or more cars, and many have a driver. Yet parking is one of the details buyers check last. Once the building is ready, it is very hard to change. This guide explains the types of parking in Mumbai projects, what the law says in plain English, and what to ask the developer.
Types of Parking in Mumbai Projects
| Type | What it is | Can it be sold? |
|---|---|---|
| Open parking | Uncovered space in the compound | No – common area of the society |
| Garage | Space with a roof and walls on three sides | Yes – can be sold to a buyer |
| Stilt parking | Ground level under the building, between columns | Treated as a common area by the Supreme Court (2010) |
| Basement / podium parking | Covered parking levels below or above ground | Allotted under the project rules – check the agreement |
| Mechanical (stack / puzzle) | Machines that lift or move cars to save space | Allotted under the project rules – check the agreement |
Mumbai has very little land, so most new towers use multi-level podiums, basements or mechanical systems. That is normal. What matters is that your allotment is clear, written down and usable.
What the Law Says (In Plain English)
Open parking is a common area
Open parking spaces in the compound are part of the common areas. They go to the society of flat owners, and the developer cannot sell them. If someone asks you to “buy” an open parking slot, ask a lawyer first.
A garage can be sold
The RERA Act defines a garage as a place with a roof and walls on three sides for parking a vehicle. A garage can be sold to a buyer, and its price is usually shown separately from the flat.
Stilt and covered parking
In the Nahalchand Laloochand case (2010), the Supreme Court held that stilt parking is part of the common areas under the Maharashtra flat ownership law and cannot be sold as a separate garage. For other covered parking – basement, podium or mechanical – the rules have been debated for years. MahaRERA has asked developers to mark parking clearly and to write the type, number and size of parking into the Agreement for Sale. Because the position can change, read your own agreement carefully. Our Agreement for Sale checklist explains the other clauses to check.
Parking must be usable
Buyers have taken complaints to MahaRERA when parking was promised on paper but was too small or not ready at possession. A slot your car cannot enter, or cannot turn into, is not much use. Check the size against your car, not just the slot number.
Mechanical Parking: Questions to Ask
Mechanical parking saves space, but it works differently from a normal slot. Ask:
- Is it independent or dependent? In some stack systems, the car on top must be moved before you can take out the car below.
- What are the size limits? Ask for the maximum car height, length, width and weight. Many large SUVs and luxury sedans are close to these limits.
- How long does it take to get your car out at busy times, such as weekday mornings?
- What happens in a power cut? Is the system on backup power?
- Who maintains it, and at what cost? The annual maintenance contract usually becomes the society’s cost after handover. See our maintenance and running costs guide.
- Is the area safe in heavy rain? Ask how basement and pit areas are drained during the monsoon.
What a Luxury Buyer Should Check
- How many slots come with your home, and of which type? Get it in writing.
- Are the slots side by side, or on different levels?
- Are they independent, or will another resident’s car block yours?
- Is any amount charged for parking? Is it shown separately, and does it attract GST? See our stamp duty and GST guide.
- Is there provision for EV charging at your slot, and who pays for the meter?
- Is there space for visitors and for drivers to wait?
- Can an extra slot be bought or rented later, and on what terms?
- Is the parking marked on the approved plan, and does the agreement match it?
Take your car details to the site visit and ask to see the parking levels if construction allows. At handover, check the slot again as part of your possession and snagging checklist.
After Possession: The Society Takes Over
Once the building is handed over, the society manages the parking – our guide to housing society formation and conveyance explains how that handover works. The society can make rules for visitors, drivers, extra cars and charging points, within the law and its bye-laws. Disputes are common in Mumbai societies, so a clear allotment in your agreement saves trouble later. If you plan to let the flat out, also tell your tenant which slot is theirs – see our guide to renting out a luxury flat in Bandra West.
Parking at Godrej Bandra Bay
Godrej Bandra Bay at Bandra Reclamation is planned as one tower of approx. 26 storeys* on approx. 2.75 acres*, with 4 BHK homes only of approx. 2,900–3,500 sq ft* carpet, from ₹29 Cr*. The parking allotment has not been published, and MahaRERA registration is awaited. Once the project is registered, the approved plans on the MahaRERA website should help you check what is planned. Read our guide to verifying the MahaRERA registration and what is confirmed and not confirmed so far.
Thinking about the size of the home too? See our floor plan and size guide, the 4 BHK buyer’s guide for Bandra West and single-tower living vs large townships. You can also read about Adani Bandra Reclamation nearby, and another summary on the Godrej Bandra Reclamation property page.
For the full picture, read the complete Godrej Bandra Reclamation guide or visit the Godrej Bandra Reclamation project page. Want the parking details when they are released? Send an enquiry.
Frequently Asked Questions
Can a builder sell open parking in Mumbai?
No. Open parking spaces are treated as part of the common areas of the project. They belong to the society of flat owners and cannot be sold separately by the developer.
What is a garage under RERA?
The RERA Act defines a garage as a place within a project with a roof and walls on three sides for parking a vehicle. It does not include open or uncovered parking areas. A garage can be sold to a buyer.
Can stilt parking be sold?
In the Nahalchand Laloochand case (2010), the Supreme Court held that stilt parking is part of the common areas under the Maharashtra flat ownership law and cannot be sold as a separate garage. How covered parking is allotted in new projects is still debated, so check exactly what your agreement says and ask a property lawyer.
What parking details should be in the Agreement for Sale?
The type of parking (garage, covered, mechanical), the number of slots, the size or dimensions, the level and location, and whether any amount is charged for it. MahaRERA has asked developers to state these details in the agreement.
Will a large SUV fit in mechanical parking?
Not always. Stack and puzzle systems have limits on car height, length and weight. Ask for the system’s specifications in writing and compare them with the cars you own or plan to buy.
How many parking spaces will Godrej Bandra Bay homes get?
The parking allotment for Godrej Bandra Bay has not been published yet, and MahaRERA registration is awaited. Ask for the number, type and size of parking for your home in writing before you book.
*Prices, sizes and other details are indicative and subject to change. Please verify all details with the developer and on the MahaRERA website before making any decision.
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