Bandra Property Price Trends, 2021 to 2026
The only multi-year price series we found for Bandra comes from HomeBazaar, covering Bandra West and Bandra East from July 2021 to August 2026. Here are the data points, what they show and why a portal series is not the same as a sale index.
Bandra West series
HomeBazaar's Bandra West series dipped between 2021 and 2022, then rose. It reports a year-on-year change of about 7.9 percent in August 2026.
| Date | Bandra West per sq ft | Source |
|---|---|---|
| Jul 2021 | about Rs 54,550 | HomeBazaar |
| Jul 2022 | about Rs 52,100 | HomeBazaar |
| 2025 | about Rs 60,950 | HomeBazaar |
| Aug 2026 | about Rs 64,950 | HomeBazaar |
Listing-based averages. Year-on-year change reported by HomeBazaar for Aug 2026: about 7.9 percent.
Bandra East series
The Bandra East series rose faster from a lower base. HomeBazaar reports a five-year rise of about 25.8 percent. A simple check of the two end points in the table gives a slightly different result, which shows how rounded portal summaries can be.
Between July 2021 and H1 2022 the East series rose by about Rs 9,250 per sq ft, which is about 22 percent in roughly half a year. A jump that sharp in a listing average more likely reflects which flats were advertised than a market-wide move.
| Date | Bandra East per sq ft | Source |
|---|---|---|
| Jul 2021 | about Rs 41,500 | HomeBazaar |
| H1 2022 | about Rs 50,750 | HomeBazaar |
| 2025 | about Rs 51,000 | HomeBazaar |
| Aug 2026 | about Rs 52,800 | HomeBazaar |
Listing-based averages. Five-year rise reported by HomeBazaar: about 25.8 percent.
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What the two series show
These are shifts in a single portal's average, which can move because the mix of listings changed, not only because prices did.
One more check: the 2022 reading for Bandra West (about Rs 52,100) is lower than July 2021 (about Rs 54,550), but the 2025 reading (about Rs 60,950) is about 11.7 percent above July 2021. Anyone using a start date of mid 2022 would see a much steeper climb than someone starting in mid 2021. Always ask which base year a quoted gain uses.
- Bandra West fell from Jul 2021 to Jul 2022 in this series, then recovered past its 2021 level by 2025.
- Bandra East jumped between Jul 2021 and H1 2022, then moved only slightly from H1 2022 to Aug 2026 (about Rs 50,750 to Rs 52,800).
- The gap between West and East in the data points above narrowed in 2022 and widened again by 2026.
How to read a portal series
A listing average rises when owners raise asking prices or when more premium flats come to market, even if actual deals stay flat. Sources also disagree on level: for August 2026, HomeBazaar shows about Rs 52,800 for Bandra East while NoBroker shows about Rs 44,780. See Bandra property rates.
For gains over one, three and five years from other sources, including Property Butler and RealtyPromoo, go to Bandra property appreciation. Property Butler expects annual growth of about 4 to 6 percent for 2026 to 2028 in Bandra West, which is a forecast and not a guarantee.
Government registration rates move on a different schedule from market asking prices, so they are not a substitute for a trend line either.
Gaps in the record
We did not obtain a 99acres, Magicbricks or Square Yards price index series, because those rate pages were not accessible. We have no dated series for Pali Hill, BKC or Kherwadi beyond single-point averages. Treat the trend above as one portal's view, and check registered deals for any flat you are considering. The 2026 market snapshot covers the wider Mumbai picture.
Frequently Asked Questions
How much have Bandra property prices risen since 2021?
HomeBazaar shows Bandra West rising from about Rs 54,550 per sq ft in July 2021 to about Rs 64,950 in August 2026. Bandra East moved from about Rs 41,500 to about Rs 52,800 over the same period. Both are listing averages.
Did Bandra West prices fall in 2022?
In HomeBazaar's series, yes: from about Rs 54,550 in July 2021 to about Rs 52,100 in July 2022. This is one portal's average and may reflect listing mix as well as prices.
Which grew faster, Bandra West or Bandra East?
Bandra East grew faster in HomeBazaar's data, with a five-year rise of about 25.8 percent. Property Butler (May 2026) also puts the East ahead of the West over five years.
Can I use these figures to predict next year's prices?
No. They describe past listing averages. Property Butler's forecast of about 4 to 6 percent a year for 2026 to 2028 is an estimate by one broker and may not hold.
Look at current Bandra listings
See the projects we list in Bandra and ask developers for their present price sheets.