Redevelopment Flat vs New Project in Bandra West: Which Is Safer to Buy?

Quick answer: in Bandra West, most new homes come from either redevelopment of old society buildings or larger new projects on bigger land parcels. Redevelopment often means an established street and a smaller building, but carries more risk of delays and disputes. A larger new project usually offers more amenities and a simpler ownership structure. Either way, check MahaRERA registration, approvals and the agreement before you pay.

Last updated: 29 October 2026. General information only, not legal advice. Have a property lawyer check the documents of any project before you book.

Walk down almost any lane in Bandra West and you will see old buildings coming down and new towers going up. Much of this is society redevelopment. At the same time, a few larger land parcels – such as the one at Bandra Reclamation – are being developed as stand-alone projects. If you are buying, you will probably compare both. Here is how they differ.

What Is a Redevelopment Project?

In a redevelopment, an old housing society agrees with a developer to demolish its building and build a new one. Existing members get new, usually larger, homes. The developer builds extra flats and sells them to new buyers to pay for the project. As a new buyer, you are buying one of those sale-component flats.

What Is a New Developer Project?

Here, the developer owns or controls the whole land parcel and builds the project for sale from the start. There are no existing members to rehouse. These projects are usually on larger plots, which leaves room for more open space and amenities.

Redevelopment vs New Project: Which Is Safer?

Is Every Redevelopment Registered With MahaRERA?

Not always. Under Section 3(2)(a) of RERA, a project does not need registration if the land is no more than 500 sq m or it has no more than eight apartments, including all phases. Some small Bandra redevelopments fall under this limit. If a project is not registered, you lose the easy online checks and some of the regulator’s protections – so the legal check by your lawyer becomes even more important.

Larger redevelopments with a sale component must be registered. Always check the MahaRERA website.

Pros and Cons of Buying in a Redevelopment

Pros

• Often in settled, familiar neighbourhoods and quiet lanes.
• Smaller buildings with fewer homes per floor.
• Can sometimes be priced lower per sq ft than large new projects (prices vary widely).

Cons

• Delays are common – disagreements among members or changes in plans can hold up work.
• More parties and agreements to check: the society, the developer and sometimes tenants.
• Smaller plots mean limited amenities and parking.
• If the developer is small, check its finances and track record carefully.

Pros and Cons of a Larger New Project

For a wider look at building size, compare single-tower projects and large townships.

Pros

• More room for open space, amenities and planned parking.
• A simpler structure – you deal with the developer, not a society and its members.
• Large developers usually have formal processes for documents and payments.

Cons

• Fewer such land parcels in Bandra West, so choice is limited.
• Can be priced higher, especially on the sea front.
• Bigger projects can take longer to build and may be launched in phases.

Checks for a Redevelopment Flat

1. MahaRERA registration of the project – see our RERA verification guide.
2. The development agreement between the society and the developer.
3. Proof that the required share of society members have consented.
4. Approvals: IOD, Commencement Certificate and the approved plans.
5. Which flats are rehab (members) and which are sale – and where yours is.
6. Any court cases or disputes involving the society or the land.
7. Whether rent to existing members is being paid on time – delays here can signal money trouble.

In Maharashtra, housing societies select a developer under directions issued under Section 79A of the Maharashtra Co-operative Societies Act, 1960. They set out the process: a special general body meeting, member approval of the developer and the terms, and a written development agreement. Ask to see the minutes of that meeting and the member consents.

Checks for a New Project

1. MahaRERA registration, the promised completion date and quarterly progress updates.
2. Title of the land and any approvals specific to the location (for sea-front land, coastal rules – see our CRZ and reclaimed land guide).
3. Amenities and specifications written in the Agreement for Sale – see our Agreement for Sale checklist.
4. Carpet area as per RERA – our carpet area guide explains how to read it.
5. The payment plan and how it is linked to construction stages.

For both types, visit the site with a written list of questions – our site visit checklist for luxury flats helps.

Also ask when the society will be formed and the title conveyed – see our society formation and conveyance guide.

Already a Society Member? A Note on Redevelopment Offers

If you live in an old Bandra building that is going for redevelopment, you may be choosing between waiting for your new flat and selling to buy elsewhere. If you sell, the tax rules on capital gains matter – see capital gains and Section 54 basics. Take independent legal and tax advice before signing anything.

Sources and Official References

• MahaRERA (Maharashtra Real Estate Regulatory Authority): check whether a project is registered and read its documents.
• Commissioner for Cooperation, Maharashtra – housing society redevelopment directions.

We link to official sources for rules. Rules can change – check the current position before you pay.

Where Godrej Bandra Bay Fits In

Godrej Bandra Bay is presented as a new project on approx. 2.75 acres* at Bandra Reclamation, with one tower of approx. 26 storeys*, 4 BHK homes only, approx. 2,900–3,500 sq ft* carpet, from ₹29 Cr*. MahaRERA registration is awaited – once it is available, use it to confirm the land, approvals and timeline. See what is confirmed and not confirmed and our checklist before booking.

Comparing sea-front options? Read about Adani Bandra Reclamation, and see another summary of this project on the Godrej Bandra Reclamation property page.

Still choosing an area? Compare Bandra West vs South Mumbai and Pali Hill vs Khar vs Bandra Reclamation, and read about the planned Bandra Bay promenade.

For the complete picture, start at the Godrej Bandra Bay home page, read the Godrej Bandra Reclamation guide or visit the Godrej Bandra Reclamation project page.

Want help comparing options in Bandra West? Send an enquiry for verified details on Godrej Bandra Bay.

Frequently Asked Questions

*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.