Quick answer: on a site visit for a luxury under-construction project, check five things: (1) MahaRERA registration and approvals, (2) the real site and its surroundings, (3) the sample flat vs the written specifications, (4) your unit’s carpet area, floor and view, and (5) the full cost sheet and payment plan. Take notes, ask for everything in writing, and never pay a token amount under pressure.
Last updated: 29 October 2026. A general checklist for buyers in Mumbai. Site visit details for Godrej Bandra Bay have not been announced yet.
A site visit is where a project stops being a brochure and becomes real. For a home costing tens of crores, it is worth going in prepared. Sales teams are trained to show you the best of a project in an hour; this checklist helps you see the rest. Print it, or keep it open on your phone.
What Should You Check Before a Site Visit?
- Check MahaRERA first. Look up the project on the MahaRERA website – our RERA verification guide shows how. If it is not registered, the developer cannot legally sell flats in it.
- Fix your budget including stamp duty, registration, GST and other charges – see our total cost guide.
- Shortlist the unit types you want (size, floor range, direction).
- Take someone with you – a family member, and ideally someone who understands construction.
- Plan two visits: one on a weekday during office hours and one in the evening or at the weekend.
1. At the Site Office: Documents and Approvals
Ask to see, and ideally take copies of:
- MahaRERA registration certificate and number (it should also appear on all ads and brochures).
- Commencement Certificate and approved building plans.
- For sea-front land, coastal (CRZ) clearances – see our CRZ and reclaimed land guide.
- Unit-wise carpet area as per RERA – our carpet area guide explains the terms.
- The specification list – flooring, kitchen, bathrooms, windows, lifts, power back-up.
- A draft Agreement for Sale – check it with our Agreement for Sale checklist.
2. The Actual Site
Ask to see the real construction site, not just the sales gallery:
- How far has work progressed? Compare it with the stage in the RERA quarterly updates – registered developers must upload progress to their MahaRERA project page every quarter.
- Is there steady activity – workers, machines, materials – or does the site look idle?
- How is safety managed on site? A well-run site is often a sign of a well-run project.
- Where exactly will your tower and unit be? Ask the team to point it out.
3. The Sample Flat: Look Past the Styling
Sample flats are designed to impress. Separate what is included from what is decoration:
| Usually shown in the sample flat | Ask: is it included? |
|---|---|
| Designer furniture and lighting | Usually not – check the specification list |
| Premium flooring and wall finishes | Compare with the written specification |
| Modular kitchen and appliances | Which brands and items are included? |
| Wardrobes and false ceilings | Often extra or optional |
| Room sizes | Is the sample built to the same carpet area as your unit? |
Measure a room or two. Walk the layout as if you lived there: where would the dining table go, how far is the kitchen from the bedrooms, how much storage is there? Our floor plan and size guide and 4 BHK buyer’s guide help you judge a large layout.
4. Your Unit: Floor, Direction and View
- Which direction does your unit face? Read our guide to west-facing homes.
- Is the sea view full, partial or none – and could future buildings block it? See our sea-facing flats checklist.
- Which floor, and how many homes per floor and per lift?
- Where are the service areas, shafts and the refuge floor in relation to your home?
If possible, visit around 4 pm to judge afternoon light and heat on the sea-facing side.
5. The Surroundings
- Traffic on the approach road at office hours.
- Noise from roads, construction or events nearby.
- Distance to the schools, hospitals and offices you use – see our schools and hospitals guide.
- Upcoming public works, such as the planned Bandra Bay promenade or road projects, that could mean construction nearby for a while.
- Drainage and waterlogging in the monsoon – ask locals, not only the sales team.
6. Money: Cost Sheet and Payment Plan
Ask for a written cost sheet for your exact unit. It should show:
- Base price and any floor-rise or view premium.
- Parking, club membership and other charges.
- Advance maintenance and corpus fund – see our running costs guide.
- GST, stamp duty and registration.
- The payment schedule, linked to construction stages.
If you are funding the purchase by selling your current home, check the timing with your CA first – read capital gains and Section 54 basics. For loans, see our home loan guide.
Site Visit Scorecard: Compare Projects Fairly
After two or three visits, projects blur together. Score each one out of 5 on the same day you visit, and add a one-line note:
| Area | What a 5 looks like | Score (1–5) |
|---|---|---|
| Documents | RERA number, approvals and draft agreement shared without fuss | |
| Construction | Active, safe, well-organised site that matches the RERA progress update | |
| Sample flat vs spec list | Clear list of what is included; sample built to the same size as your unit | |
| Your unit | Direction, floor and view confirmed on the plan | |
| Surroundings | Approach road, noise and drainage acceptable at peak time | |
| Cost sheet | Every charge listed in writing, payment linked to construction | |
| Sales conduct | No pressure, no cash requests, answers in writing |
A low score on documents or sales conduct should outweigh a high score on the sample flat. Styling can be changed; a missing approval or a pushy payment demand is a warning sign. Since 2023, MahaRERA also requires a QR code with the registration number on project advertisements – scan it and check that it opens the right project.
Questions to Ask the Sales Team
- What is the RERA completion date, and what is the expected possession date?
- Is the price fixed, and what exactly does it include?
- What happens if the project is delayed?
- Which amenities are written in the agreement, and when will they be ready?
- Can I see the actual unit I am booking on the floor plan?
- What is the cancellation policy and refund timeline?
Red Flags to Walk Away From
- No MahaRERA number, or a number that does not match the project.
- Pressure to pay a token “today only”.
- Refusal to share the specification list or draft agreement.
- Big promises on returns or appreciation.
- Payment requested in cash or to a personal account.
If a project is still in the pre-launch stage, read our guide to EOI and pre-launch booking before paying anything.
Sources and Official References
- MahaRERA (Maharashtra Real Estate Regulatory Authority): search the project, read the quarterly progress updates and uploaded approvals.
We link to official sources for rules. Rules can change – check the current position before you pay.
Godrej Bandra Bay: Current Status
Godrej Bandra Bay at Bandra Reclamation offers 4 BHK homes only, approx. 2,900–3,500 sq ft* carpet, from ₹29 Cr*, in one tower of approx. 26 storeys*. MahaRERA registration is awaited, and site visit details have not been announced. See what is confirmed and not confirmed and our checklist before booking.
Comparing projects on the same stretch? Read about Adani Bandra Reclamation, and see another summary on the Godrej Bandra Reclamation property page.
Still choosing the area or the type of building? Compare Bandra West vs South Mumbai and redevelopment flats vs new projects. For everything in one place, start at the Godrej Bandra Bay home page, read the complete Godrej Bandra Reclamation guide or visit the Godrej Bandra Reclamation project page.
Want to visit when site visits open? Send an enquiry and we will share verified details as soon as they are announced.
Frequently Asked Questions
What should I check during a site visit for an under-construction flat?
Check the MahaRERA registration and approvals on display, the actual site and construction progress, the sample flat’s specifications, the carpet area of your unit, the view and direction, the surroundings at different times of day, and the payment plan. Ask for everything important in writing.
Is the sample flat the same as the actual flat?
Not always. Sample flats often show upgraded furniture, lighting and finishes that are not part of the standard specification. Ask for the written specification list and check what is actually included in the price.
What documents should I ask for at the site office?
Ask for the MahaRERA registration number, the unit-wise carpet area, the floor plan of your unit, the specification list, the payment plan, the cost sheet with all charges, and a draft Agreement for Sale.
Should I visit the site more than once?
Yes. Visit at least twice – once on a weekday during office hours and once in the evening or on a weekend – to judge traffic, noise, light and the neighbourhood. For a sea-front home, an afternoon visit also shows heat and glare.
Should I pay a token amount on the first site visit?
It is better not to. Take the documents home, check the RERA registration, read the draft agreement and talk to your lawyer and CA first. Never pay under pressure or for a project without verified MahaRERA registration.
Can I visit Godrej Bandra Bay now?
Site visit details for Godrej Bandra Bay have not been announced yet. Send an enquiry and we will share verified details once they are released.
*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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