Quick answer: There is no single “rate per sq ft” for Bandra Reclamation. Prices for luxury homes here vary widely with building age, floor, sea view, carpet area and developer. The new Godrej Bandra Bay project starts from ₹29 Cr* for a 4 BHK of approx. 2,900–3,500 sq ft*. To judge any home fairly, compare total cost ÷ RERA carpet area across real shortlisted units, and check actual registered sale prices rather than asking prices.
Last updated: 14 October 2026. Details marked * are indicative and can change; anything not yet confirmed by the developer is clearly labelled.
Bandra Reclamation stands out within Bandra West because of its waterfront setting, the Bandra-Worli Sea Link and quick access to BKC. With new luxury launches arriving, interest in the area – and confusion about its prices – has grown. This guide explains what drives prices here and how to check them yourself.
Why Online Price Figures Disagree
Property portals, news articles and project websites quote very different numbers for Bandra Reclamation. That is because they mix:
- asking prices (what sellers hope for) with registered prices (what buyers actually paid);
- old resale buildings with new sea-facing towers;
- prices quoted on carpet area with prices on built-up or saleable area.
The same is true for the new Godrej project itself: you will find ₹19.5 Cr, ₹27 Cr, ₹34 Cr and ₹40 Cr quoted online. The starting price confirmed on this website is ₹29 Cr* for a 4 BHK.
What Drives Prices in Bandra Reclamation
| Factor | Effect on price |
|---|---|
| New vs old building | New towers with modern amenities usually cost much more than older resale flats |
| Sea view | An open, protected sea view adds a large premium |
| Floor | Higher floors usually cost more (floor rise) |
| Size and layout | Large-format homes are scarce in Bandra; efficient layouts hold value better |
| Developer | Recognised developers often command a premium |
| Homes per floor | More privacy usually means a higher price |
| Parking | Extra car parks can add significantly to cost |
If you are new to the locality, our Bandra Reclamation neighbourhood guide explains the mix of older societies, redevelopment and new towers behind these price differences.
Godrej Bandra Bay Price in Context
| Detail | Godrej Bandra Bay |
|---|---|
| Configuration | 4 BHK only |
| Size | Approx. 2,900–3,500 sq ft* |
| Starting price | ₹29 Cr* (plus taxes and charges) |
| Building | 1 tower, approx. G+26*, on approx. 2.75 acres* |
| Stage | Pre-launch; MahaRERA registration awaited |
*Indicative and subject to change. Full cost breakdown in the Godrej Bandra West price guide. For another summary, see the Godrej Bandra Reclamation property page.
How to Check Real Prices Yourself
- Registered transactions: Maharashtra’s Department of Registration and Stamps (IGR) publishes registered property documents. A lawyer or property advisor can help you look up recent sales in the same building or area.
- Ready reckoner rate: the government’s minimum valuation for stamp duty. It is a floor, not a market price, but helps you understand the base for duty.
- MahaRERA: for new projects, the registration shows carpet areas and the number of units sold.
- Like-for-like comparison: compare total cost per sq ft of RERA carpet area for similar floors and views.
Always compare on the same basis – our guide to RERA carpet area and the loading factor shows how to work out a true price per sq ft.
Is Bandra Reclamation Overpriced?
The premium reflects real factors: a fully developed neighbourhood, BKC and Sea Link access, and very little land for new large homes. But scarcity does not justify any price. A good deal is one where the exact unit’s carpet area, view, floor and total cost stack up well against the best alternatives at the same budget – in Bandra, in other Bandra Reclamation launches such as Adani Bandra Reclamation, or in Worli. See Bandra Reclamation vs Worli.
Will Prices Rise?
No one can promise that. Factors that support long-term demand include limited new supply, steady interest from families who want to stay in Bandra and good connectivity. Factors that can slow growth include a high entry price, longer resale times for luxury homes and new competing launches. Read Godrej Bandra Reclamation investment: is it worth buying?
Price Checklist Before You Book
- Get an itemised cost sheet for the exact unit.
- Confirm the RERA carpet area and work out cost per sq ft.
- Ask what premium you are paying for floor and view.
- Check how many car parks are included.
- Compare with recent registered prices of similar homes.
- Verify the MahaRERA registration before paying.
Full checklist: what to know before booking at Godrej Bandra.
For the project itself, see the Godrej Bandra Reclamation project guide. Official prices are expected at launch, so follow the latest Godrej Bandra Bay updates.
Remember to add taxes to any price you compare – our guide to stamp duty and registration charges in Mumbai shows how much.
Bandra Reclamation Prices 2026: Key Takeaways
Think of Bandra Reclamation property prices as a range, not a single number. The useful question is: “What am I paying for this exact carpet area, floor and view, compared with the best alternative at my budget?” For the new Godrej project, start at ₹29 Cr* and work out the full cost of the unit you like. Visit the Godrej Bandra Bay project page for the overview.
Want the current price sheet? Send an enquiry.
Frequently Asked Questions
What is the property price in Bandra Reclamation in 2026?
There is no single rate. Prices vary widely by building age, floor, sea view, size and developer. Compare total cost per sq ft of RERA carpet area for similar homes and check registered sale prices.
What is the price of Godrej Bandra Bay?
4 BHK homes start from ₹29 Cr*, with sizes of approx. 2,900–3,500 sq ft*. Taxes and charges are extra.
Why do websites show different prices for the same project?
They mix asking and registered prices, old and new buildings, and carpet and saleable area. Some also show outdated launch figures.
How can I check actual sale prices in Bandra?
Registered property documents are available through Maharashtra’s Department of Registration and Stamps (IGR). A lawyer or property advisor can help look up recent sales.
Are sea-facing homes more expensive?
Yes, an open and protected sea view usually adds a significant premium. Verify the view from the exact unit before paying for it.
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