Quick answer: floor rise is an extra charge for homes on higher floors, usually added per sq ft for each floor above a set level. PLC (preferential location charge) is a premium for a better position – for example a sea-facing side or a corner unit. Both are added to the base price, both raise your stamp duty and GST, and both should appear line by line on the cost sheet. For Godrej Bandra Bay – one tower of approx. 26 storeys* with 4 BHK homes from ₹29 Cr* – a floor-wise price chart has not been released yet.
Last updated: 29 October 2026. Details marked * are indicative and subject to change.
In a tall tower, two homes with the same floor plan can have very different prices. The difference usually comes from the floor and the side of the building. This guide explains how floor rise and PLC work, how to check them on a cost sheet, and how to choose the right floor in a Bandra West high-rise without overpaying for height you do not need.
What Is Floor Rise?
Floor rise is a step-up in the rate per sq ft as you go higher. A developer typically keeps the lower floors at the base rate and then adds a fixed amount per sq ft for each floor above a starting floor. The idea is simple: higher floors usually get more light, more privacy and better views, so they cost more.
How it is calculated differs from project to project, so always ask the sales team to show the working. A common pattern is:
| Item | How it is usually worked out |
|---|---|
| Base rate | Price per sq ft for the starting floors |
| Floor rise | Rate per sq ft per floor × number of floors above the starting floor |
| Floor rise amount | Floor rise per sq ft × carpet area of the home |
| PLC | Fixed amount, or a rate per sq ft, for a preferred side, view or corner |
Because a 4 BHK in Bandra West is large, even a small per-sq-ft step adds up quickly over many floors. On a home of approx. 2,900–3,500 sq ft*, the floor you choose can be one of the biggest price decisions after the home itself. Our guide to carpet area vs built-up vs super built-up area explains which area the rate should be applied to.
What Is PLC (Preferential Location Charge)?
PLC is a premium for a home that is better placed than others on the same floor. Common reasons for a PLC are:
- View – sea-facing, park-facing or open-view sides of the tower.
- Corner position – more windows and cross-ventilation.
- Orientation – for example a west-facing side towards the sea.
- Special floors – homes with terraces, larger decks or private features, if offered.
A home can carry more than one PLC, and PLC is usually charged on top of floor rise. Godrej Bandra Bay is reported as west-facing towards the sea, but not every home will have a full sea view. Our guides to sea-facing flats in Bandra West and west-facing homes in Mumbai explain how to judge a view before paying a premium for it.
How Floor Rise and PLC Affect Your Total Cost
Floor rise and PLC are not small extras sitting outside the deal. They become part of the price of the flat, which means:
- Stamp duty is calculated on the agreement value, which includes them.
- GST applies to them in an under-construction purchase.
- TDS of 1% applies on the full amount you pay the developer.
- Your home loan is based on the total cost, so a higher floor may need a bigger down payment.
Use our stamp duty, GST and registration guide and home loan guide for luxury flats to work out the real number. The Godrej Bandra West price guide shows how the starting price of ₹29 Cr* is only the first line of the cost sheet.
How to Choose the Right Floor in a Bandra West Tower
The best floor is not always the highest one. Think about how you will live in the home every day.
Lower floors
- Lower price per sq ft, often with no floor rise.
- Less dependence on lifts and quicker access to the lobby and podium amenities.
- Views may be blocked by nearby buildings or trees, and road noise can be higher.
Middle floors
- Often a good balance of price, light and privacy.
- Views may open up above surrounding buildings – check this on site, not only on renders.
- Usually the widest choice of homes at launch.
Higher floors
- Usually the most light, privacy and widest views – the reason for the floor rise.
- Stronger wind and driving rain in the monsoon; window and balcony design matters more.
- More dependence on lifts; ask about the number and speed of lifts and the backup power.
- Very high floors in a tall tower may need more planning for fire safety and evacuation – ask how the building is designed.
At Bandra Reclamation, the open side towards the sea is the main reason buyers look at higher floors. Read about the Bandra Reclamation area and nearby Coastal Road, Sea Link and Metro projects to understand what is around the site and what may change.
Questions to Ask Before You Pick a Floor
- Can I see the floor-wise price chart for every floor and side, not only the starting price?
- From which floor does floor rise start, and what is the rate per floor?
- Which homes carry a PLC, how much is it, and why?
- Is the floor rise applied on carpet area? Please show the working.
- Are floor rise and PLC included in the agreement value, and what GST and stamp duty apply?
- Will the developer adjust or waive any of these charges at launch?
- What will the view be from this floor – can I visit a sample flat or a view deck at that height?
- Is the payment schedule the same for every floor? See our payment plans guide.
Bring this list to your visit along with our site visit checklist. Do not pay an EOI or token amount for a specific floor until you have the floor-wise chart in writing – our guide to EOI and pre-launch booking explains why.
What Is Known About Godrej Bandra Bay So Far
| Detail | Status (29 Oct 2026) |
|---|---|
| Tower | One tower, approx. 26 storeys (G+26)* |
| Homes | 4 BHK only, approx. 2,900–3,500 sq ft* carpet |
| Starting price | ₹29 Cr* |
| Orientation | West-facing towards the sea (not every home has a full sea view) |
| Floor-wise price chart / PLC | Not published yet |
| MahaRERA | Registration awaited |
See the Godrej Bandra Bay project details, the floor plan guide and the brochure guide for more. 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 receive the floor-wise price chart when official pricing is released.
Frequently Asked Questions
What are floor rise charges?
Floor rise is an extra amount a developer adds to the base rate for homes on higher floors. It is usually quoted per sq ft for every floor above a starting floor, so the price per sq ft goes up step by step as you go higher in the tower.
What is PLC in real estate?
PLC means preferential location charge. It is a premium for a home with a better position, for example a sea-facing side, a corner unit or a better view. A home can carry more than one PLC, and it can also carry a floor rise at the same time.
Do stamp duty and GST apply on floor rise and PLC?
Generally yes. Floor rise and PLC are part of the price you pay for the flat, so they are part of the agreement value on which stamp duty is calculated, and GST applies to them in an under-construction purchase. Ask for a cost sheet that shows every item and the tax on it.
Are floor rise and PLC charges negotiable?
Sometimes. Developers set their own charges and may adjust or waive them during a launch or for slower-selling floors. There is no rule that forces them to. Whatever is agreed must be written into the cost sheet and the agreement for sale.
What is the floor rise for Godrej Bandra Bay?
A floor-wise price chart for Godrej Bandra Bay has not been published yet, and MahaRERA registration is awaited. What is known so far: one tower of approx. 26 storeys*, 4 BHK homes of approx. 2,900–3,500 sq ft*, starting from ₹29 Cr*. Ask for the floor-wise chart when official pricing is released.
Is a higher floor always better?
Not always. Higher floors usually give more light, more privacy and wider views, but they cost more, depend more on lifts and face stronger wind and rain in the monsoon. Choose the lowest floor that gives you the view and light you actually want.
*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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