Quick answer: you can book a new home in Mumbai either directly with the developer or through a channel partner (a registered real estate agent working with the developer). In a new project the price should be the same either way, and the developer usually pays the agent’s commission. What matters most is that the agent is registered with MahaRERA, the project is registered, and every rupee goes only to the developer’s official bank account.
Last updated: 29 October 2026. This is general information, not legal advice. Check current MahaRERA rules on the official website.
If you are looking at a luxury launch such as Godrej Bandra Bay at Bandra Reclamation, you will hear from many people offering “best price”, “priority allotment” or “early access”. This guide explains what a channel partner does, when it helps to use one, and the checks that protect your money whichever way you book.
What Is a Channel Partner?
A channel partner (CP) is a real estate agent, broker or firm that a developer has tied up with to sell homes in its projects. For buyers, a CP usually:
- Shares project details and arranges site visits.
- Compares several projects and areas for you.
- Helps with the cost sheet, negotiation, home loan and paperwork.
- Stays in touch through booking, agreement and registration.
Under the Real Estate (Regulation and Development) Act, 2016, an agent who helps sell homes in a registered project must be registered with MahaRERA in Maharashtra. MahaRERA has also made a Certificate of Competency (a training and exam requirement) part of agent registration and renewal.
Booking Direct vs Through a Channel Partner
| Point | Direct with developer | Through a channel partner |
|---|---|---|
| Price of the home | Developer’s official price | Should be the same official price |
| Who pays brokerage | No brokerage | Usually paid by the developer in a new project – confirm in writing |
| Choice of projects | Only that developer’s projects | Can compare several developers and areas |
| Help with paperwork and loan | Developer’s sales and CRM team | Agent plus the developer’s team |
| Who you pay | Developer’s project bank account | Still only the developer’s project bank account |
Neither route is “better” for everyone. If you already know the project and are comfortable dealing with the developer’s team, booking direct is simple. If you want to compare options – for example Bandra Reclamation vs Worli or Pali Hill vs Khar vs Bandra Reclamation – a good registered agent can save you time.
How Site Visit Tagging Works
Many developers record which agent first brought a buyer to the project, often at the first site visit or enquiry. That agent may then be linked to your booking. This affects who gets the commission, not the price you pay. Still, it is worth knowing:
- Decide early whether you want to use an agent, and which one.
- If you visit with an agent, that agent may be linked to your booking.
- If you want to book direct, tell the developer’s team at your first visit.
Plan your visit with our site visit checklist for a luxury flat in Mumbai.
7 Checks Before You Deal With Any Agent
- Agent registration: ask for the MahaRERA agent registration number in writing and search it on the MahaRERA website. The name must match the person or firm you are dealing with.
- Project registration: the project itself must be registered with MahaRERA before homes are sold. For Godrej Bandra Bay, registration is still awaited – see our guide to verifying the Godrej Bandra Bay RERA number.
- Official cost sheet: ask for the cost sheet issued by the developer, not a typed sheet from the agent. Check every line – see our price and total cost guide.
- Brokerage in writing: confirm in writing that you do not pay any brokerage, or exactly how much and when if you have agreed to pay.
- Offers in writing: discounts, waived charges, parking or payment terms promised by an agent must appear in the developer’s documents and the agreement for sale.
- Payments only to the developer: pay by cheque or bank transfer to the developer’s official project account. Never pay cash, and never pay an agent’s account.
- Advertisements: project ads in Maharashtra must show the MahaRERA registration number and QR code. Be careful with ads and messages that do not.
Red Flags to Watch For
- “Pay a token today to lock the launch price” before the project is registered.
- Requests to pay into a personal account, a different company account or by cash.
- “Guaranteed” returns, buy-back promises or assured rental from an agent.
- Prices, towers or sizes very different from what the developer has announced.
- Pressure to decide on the same day.
Our guide to EOI and pre-launch booking explains how to protect any early payment, and our booking checklist for Godrej Bandra project lists the questions to ask the sales team.
After Booking: Paperwork You Should Receive
- Booking form and receipt in the developer’s name for every payment.
- Allotment letter and payment schedule – read our payment plans guide.
- A registered agreement for sale before you pay more than 10% of the cost – the limit under RERA.
- Proof of TDS deposited on each payment – see our TDS on property purchase guide.
Keep your KYC ready with our documents checklist for buying a flat in Mumbai. If you live abroad, our NRI guide to buying in Bandra West covers the extra steps.
Godrej Bandra Bay: Where Things Stand
As of 29 October 2026, MahaRERA registration for Godrej Bandra Bay is awaited and no official price list has been released. What is known so far: 4 BHK homes only of approx. 2,900–3,500 sq ft* carpet in one tower of approx. 26 storeys* at Bandra Reclamation, starting from ₹29 Cr*. Read the latest project update and the project details.
You can also read about Adani Bandra Reclamation nearby, or see another summary on the Godrej Bandra Reclamation property page. Visit the Godrej Bandra Reclamation project page, or send an enquiry to be told when registration and official pricing are out.
Frequently Asked Questions
What is a channel partner in real estate?
A channel partner is a real estate agent or broker who works with a developer to bring buyers to a project. In a new project the developer usually pays the channel partner a commission, so the buyer normally does not pay brokerage unless it is agreed in writing.
Is the price different if I book through a channel partner?
It should not be. Ask for the developer’s official cost sheet on the developer’s letterhead or system, and compare it with what the agent shows you. Any discount or offer must be written into the cost sheet and the agreement for sale.
How do I check if an agent is registered with MahaRERA?
Ask the agent for their MahaRERA agent registration number in writing and search it on the MahaRERA website. Check that the name matches the person or firm you are dealing with and that the registration is valid on the date of your deal.
Should I ever pay the booking amount to an agent?
No. Booking amounts and instalments should be paid only to the developer’s official bank account for the project, by cheque or bank transfer, in the developer’s name. Never pay cash or transfer money to an agent’s personal or company account.
Can I complain about an agent to MahaRERA?
Yes. Agents who are registered with MahaRERA must follow the duties set out in the RERA Act and MahaRERA rules. If an agent misleads you, you can raise a complaint with MahaRERA, so keep all messages, brochures and receipts.
Can I book Godrej Bandra Bay now?
As of 29 October 2026, MahaRERA registration for Godrej Bandra Bay is awaited and no official price list has been released. Do not pay any amount for this project until the project registration number can be verified on the MahaRERA website.
*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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