Pre-launch 🚀 Launching soon

Pre-launch MahaRERA registered · 3 phases 3 BHK

Godrej Bandra BayPre-launch in Bandra West

📍 off. Bandra Reclamation, Bandra West · by Godrej Properties

Expected ₹1,00,000+ /sq ftindicative · per sq ft carpet

3 BHKConfigurations

2500 sq ftCarpet area

Nov 2033 / Oct 2035Possession (MahaRERA)

238Units (MahaRERA)

17 Sep 2026Last updated

Godrej Bandra Bay is a pre-launch residential project by Godrej Properties at off. Bandra Reclamation, Bandra West. The configurations on record are 3 BHK of 2,500 sq ft carpet. It has not launched sales; it is registered with MahaRERA in 3 phases (PR1181012601775, PR1181012601785, PR1181012601786). This page is Real Estate Mumbai's read on what it is worth against the homes you can buy or rent in Bandra West today.

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Real Estate Mumbai · MahaRERA agent A51800043517 · since 1995

Real Estate Mumbai's readBuy Godrej Bandra Bay for the new building and the Bandra West address at a premium to resale; expect rent of roughly ₹5.72 L a month on a 2,500 sq ft 3 BHK and a gross yield near 2.7%. If yield or an immediate move matters more, the 348 resale homes below are 41% cheaper per sq ft and ready now.

Rental angle

What a flat in Godrej Bandra Bay would rent for

Bandra West has 686 live 3 BHK rentals on Real Estate Mumbai today, at a median of ₹3 L a month — about ₹229 per sq ft of carpet a month (middle half ₹191–₹268).

At today's rates that makes a 2,500 sq ft 3 BHK roughly ₹5.72 L a month.

At the expected ₹1,00,000 per sq ft, that is a gross rental yield of about 2.7% — before maintenance, tax and vacancy. Premium Mumbai homes are bought for capital growth more than yield; treat the rent as the floor under your holding cost, not the return.

Configuration	Carpet	Bandra West rent today	Estimated rent	Gross yield
3 BHK	2,500 sq ft	₹229/sq ft/mo (686 live)	≈ ₹5.72 L/mo	~2.7%

Estimate = carpet area × the live median rent per sq ft for that configuration in Bandra West on Real Estate Mumbai. Indicative; a new building with sea views can command more.

Resale angle

The resale market Godrej Bandra Bay competes with

348 3 BHK resale homes are on the market in Bandra West right now, median ₹8.82 Cr at ₹70,690 per sq ft; the middle half asks ₹58,463–₹90,548. Listings are on average 32 days old.

Godrej Bandra Bay is expected to price at ₹1,00,000 per sq ft — 41% above the resale median and above the top quarter of the resale market. That premium buys a new building, new specification and a longer remaining life; the resale market buys location now, at a discount, ready to live in.

For scale, 4 BHK resale in Bandra West asks a median ₹99,677 per sq ft (161 live).

₹64,2862 BHK resale median /sq ft · 171 live

₹70,6903 BHK resale median /sq ft · 348 live

₹99,6774 BHK resale median /sq ft · 161 live

₹226rent /sq ft/mo · 1354 live rentals

All flats for sale in Bandra West ›Flats on rent ›Bandra West rate card ›

Price index

Where Bandra West prices are moving

Real Estate Mumbai's Bandra West price index reads 110.1 for Sep 2026 (base 100), a median asking ₹70,593 per sq ft across 769 listings, up 4.6% on the month. By configuration: 1 BHK ₹53,842, 2 BHK ₹64,285, 3 BHK ₹69,090, 4 BHK+ ₹95,155 per sq ft.

Sep 2026₹70,593+4.6%

Aug 2026₹67,486+5.2%

Jul 2026₹64,123—

Month	Median asking ₹/sq ft	Index	m/m	Listings
Sep 2026	₹70,593	110.1	+4.6%	769
Aug 2026	₹67,486	105.2	+5.2%	796
Jul 2026	₹64,123	100.0	—	846

Real Estate Mumbai price index, computed monthly from live asking prices in Bandra West (base 100). Asking, not registered, prices.

Registry

Godrej Bandra Bay on MahaRERA — what to check before you book

Godrej Bandra Bay is registered in 3 phases. The registry is the only document that binds the developer on possession dates, carpet areas and what is built; read it before any token.

Phase	MahaRERA no.	Towers · floors	Units	Possession declared	Registered
Phase 1	PR1181012601775	Tower-1 · 34 fl, Tower-2 · 34 fl, Tower-3 · 34 fl	188	Nov 2033	Sep 2026
Phase 2	PR1181012601785	Tower-4 · 20 fl	26	Oct 2035	Sep 2026
Phase 3	PR1181012601786	Tower-5 · 19 fl	24	Oct 2035	Sep 2026

Registry link opens the MahaRERA record. Possession dates on the registry can be revised by the developer under the Act; we refresh this table as the record changes.

Our stock

Ready homes in Bandra West you can buy or rent today

Real Estate Mumbai's own listings — the honest alternative to waiting for a launch. 3 BHK and larger first.

For sale

4 BHK · Satguru Rendezvous1,450 sq ft₹15.25 Cr · ₹105,172/sq ft 3 BHK · Marina795 sq ft₹3.3 Cr · ₹41,509/sq ft 3 BHK · Silver Rock1,300 sq ft₹13 Cr · ₹100,000/sq ft 3 BHK · K L Astoria1,360 sq ft · Unfurnished₹17.65 Cr · ₹129,779/sq ft

On rent

3 BHK · Regiland1,150 sq ft · Semi Furnished₹3 L/mo 3 BHK · Jercelle1,350 sq ft · Semi-Furnished₹4.75 L/mo 3.5 BHK · Belfer1,435 sq ft · Semi-Furnished₹2.5 L/mo 3 BHK · Moru Mahal1,100 sq ft · Fully Furnished₹1.7 L/mo

All for sale ›All on rent ›

About

About Godrej Bandra Bay

New Launch by Godrej in Bandra West near Western Express Highway - Bandra Worli Sea Link

Take it further

Next steps — clarity before you step out

🚀 Register for the launchLaunch date, price list and brochure on WhatsApp the moment they are out 📄 Request e-brochure & floor plansShared on WhatsApp once you tell us your requirement 🎥 Book a video walkthroughIn association with the developer: a briefing with their sales team on Meet, Teams or WhatsApp video — hosted by a Real Estate Mumbai advisor

Want the other side of the argument? Ask for our second opinion on WhatsApp — Godrej Bandra Bay against the ready homes above, for your budget.

FAQ

Godrej Bandra Bay — the questions investors ask

What rent can a flat in Godrej Bandra Bay earn?

Bandra West has 686 live 3 BHK rentals on Real Estate Mumbai today, at a median of ₹3 L a month — about ₹229 per sq ft of carpet a month (middle half ₹191–₹268). At today's rates that makes a 2,500 sq ft 3 BHK roughly ₹5.72 L a month.

Is Godrej Bandra Bay priced above resale in Bandra West?

348 3 BHK resale homes are on the market in Bandra West right now, median ₹8.82 Cr at ₹70,690 per sq ft; the middle half asks ₹58,463–₹90,548. Listings are on average 32 days old. Godrej Bandra Bay is expected to price at ₹1,00,000 per sq ft — 41% above the resale median and above the top quarter of the resale market. That premium buys a new building, new specification and a longer remaining life; the resale market buys location now, at a discount, ready to live in.

Are prices in Bandra West rising?

Should I book Godrej Bandra Bay at pre-launch or buy a ready flat in Bandra West?

Pre-launch buys the newest building in Bandra West at a premium and with a wait to Nov 2033 / Oct 2035; a ready resale flat costs less per sq ft, can be seen, financed and occupied now, and earns rent from day one. Real Estate Mumbai advises on both — the right answer depends on whether you are buying to live, to hold or to let.

Is Godrej Bandra Bay MahaRERA registered?

Yes — PR1181012601775, PR1181012601785 and PR1181012601786, registered Sep 2026, 238 units, possession declared Nov 2033 / Oct 2035. Sales and prices are still to be announced by the developer.

What can I buy in Bandra West today instead?

4 of the 348 live resale homes in Bandra West are listed on this page — 4 BHK in Satguru Rendezvous at ₹15.25 Cr, 3 BHK in Marina at ₹3.3 Cr and 3 BHK in Silver Rock at ₹13 Cr. Real Estate Mumbai shows you both routes before you commit.

How do I get the price list or a site visit for Godrej Bandra Bay?

WhatsApp Real Estate Mumbai on +91 98200 75868 or leave your number on this page. We share the price list, brochure and a site-visit or video-walkthrough slot on WhatsApp — no forms, no developer calls unless you ask.

Who is the builder of Godrej Bandra Bay?

Godrej Bandra Bay is developed by Godrej Properties.

Rents, resale prices and the price index on this page are computed from live listings on Real Estate Mumbai and refresh automatically; project facts are as declared to MahaRERA or recorded by our team (updated 17 Sep 2026). Indicative, not an offer; verify with the developer and on MahaRERA before deciding. Real Estate Mumbai · MahaRERA agent A51800043517 · since 1995.