Bandra West vs Bandra East: Price, Rent and Supply
Bandra West is the sea-facing, low-supply side, and Bandra East is the corporate side around BKC with more redevelopment launches. Our pool lists 62 projects in the West and 43 in the East. The table below sets them side by side with a source and date for each number.
Comparison table
Portals publish different figures for the same area, so we show each source separately and never average them. A cell marked date not stated comes from a source page that did not show a date in our notes.
| Measure | Bandra West | Bandra East |
|---|---|---|
| Asking price per sq ft | Rs 67,450 (SquareYards, Jun 2026); Rs 64,950 (HomeBazaar, Aug 2026); Rs 63,250 (Property Butler, May 2026) | Rs 56,150 (SquareYards, Jun 2026); Rs 52,800 (HomeBazaar, Aug 2026); Rs 44,780 (NoBroker, Aug 2026) |
| Listing vs transacted | Not published separately | Listing Rs 54,800, transacted about Rs 50,401 (RealtyPromoo, Apr 2026) |
| Government registration rate | Rs 49,150 (SquareYards, date not stated) | Rs 37,700 (SquareYards, date not stated) |
| Rent | 2 BHK about Rs 1.45 lakh, 3 BHK about Rs 2.40 lakh per month (SquareYards, Jun 2026) | 2 BHK about Rs 1.01 lakh (SquareYards, Jun 2026); 3 BHK Rs 1.25 to 2 lakh (NoBroker, Aug 2026) |
| Gross yield | 3.7 percent (SquareYards, date not stated); 2.0 to 2.5 percent (Property Butler, May 2026) | 4.2 percent (SquareYards, date not stated); 4 to 5 percent (RealtyPromoo, Apr 2026) |
| Five-year appreciation | About 19.5 percent (Property Butler, May 2026) | About 29.4 percent (Property Butler, May 2026); about 25.8 percent (HomeBazaar, Aug 2026) |
| Recent growth | About 7.9 percent year on year (HomeBazaar, Aug 2026) | About 8.6 percent over one year (RealtyPromoo, Apr 2026) |
| Typical flat price | 3 BHK about Rs 8 to 15 crore (Property Butler, May 2026) | 3 BHK from about Rs 6.4 crore (RealtyPromoo, Apr 2026) |
Sources: SquareYards, HomeBazaar, Property Butler, NoBroker and RealtyPromoo pages for Bandra West and Bandra East. All values are asking, listing or portal estimates and differ by method.
Price, rent and yield
Every source in the table puts the West above the East on price per sq ft. The gap is roughly Rs 11,000 to 12,000 on the SquareYards and HomeBazaar figures, but the NoBroker East figure is lower still, so the spread depends on whom you ask.
Yield runs the other way. The East is quoted at 4 to 5 percent gross by RealtyPromoo, against about 2 percent for the West by Property Butler, and SquareYards narrows the gap to 3.7 and 4.2 percent. For rent, the West commands more for a 2 BHK, while 3 BHK rents sit closer together.
Browse the verified New & Upcoming list or ask for a shortlist for your budget and pocket.
Appreciation
Property Butler reports about 19.5 percent over five years for the West and 29.4 percent for the East, and HomeBazaar's East series points the same way. The East started from a lower base, which helps percentage growth. Property Butler expects 4 to 6 percent a year across 2026 to 2028 for Bandra West, which is a forecast and not a result.
Costs and risks to plan for
Stamp duty in Mumbai is about 6 percent for male buyers and 5 percent for female buyers, including a 1 percent metro cess (Sobha Limited blog, Sep 2026, a builder site, so confirm with IGR Maharashtra). GST is about 5 percent on non-affordable under-construction homes and nil on ready homes with an occupancy certificate (HomeFirst India, Jun 2026).
Home loans above Rs 75 lakh carry a loan-to-value cap of about 75 percent, so expect a down payment of roughly 25 percent (Godrej Capital, Jun 2023, an older source, verify with your lender).
Each side has its own risks. Property Butler (May 2026) flags redevelopment risk on stock more than 25 years old in the West. RealtyPromoo (Apr 2026) lists high entry price, traffic, delivery delays and maintenance of about Rs 8,000 to 15,000 per month in the East.
Lifestyle, supply and connectivity
The West is sea-front, with restaurants, heritage lanes and schools. The East is a corporate and legal district around BKC and the Family Court, with MHADA colonies and mid-income redevelopment pockets.
Supply differs by type. West launches are few and mostly luxury or boutique redevelopment of old buildings and bungalows. The East has more large launches through MHADA and SRA redevelopment, Government Colony and premium towers near BKC.
For connectivity, the West has Bandra station, the Sea Link start and the Linking Road and SV Road corridors. The East has Bandra Terminus, the BKC Metro Line 3 station, the Western Express Highway and the SCLR, with a bullet-train terminal planned at BKC.
- West: Bandra station, Sea Link, Linking Road.
- East: Bandra Terminus, BKC Metro, Western Express Highway, SCLR.
Who it suits
Choose the West if you want the established sea-front address and accept a thin choice of new launches and a lower yield. Choose the East if you work at BKC, want a lower entry price or care about rental income.
Start with the Bandra West projects or the Bandra East projects, and check West rates and East rates for locality detail.
Frequently Asked Questions
Which is cheaper, Bandra East or Bandra West?
Bandra East is cheaper on every source we reviewed. SquareYards shows Rs 56,150 against Rs 67,450 per sq ft for the West (Jun 2026), and HomeBazaar shows Rs 52,800 against Rs 64,950 (Aug 2026).
Which Bandra side gives better rental yield?
The East is quoted higher: 4.2 percent by SquareYards and 4 to 5 percent by RealtyPromoo, against 3.7 percent and 2.0 to 2.5 percent for the West. The sources use different methods, so compare within one source.
Which side has more new projects?
Our pool lists 62 projects in Bandra West and 43 in Bandra East. The East has more large redevelopment launches, while the West mostly offers boutique and luxury redevelopment.
Is Bandra East good for investment?
It offers a lower entry price, BKC job demand and higher quoted yields. Cons from RealtyPromoo (Apr 2026) include traffic, delivery delays, high maintenance and a thin resale market for units above Rs 6 crore.
Compare projects on both sides
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