How to Buy Property in Bandra: A Step-by-Step Guide
Buying in Bandra means large cheques, redevelopment projects and tax add-ons, so the order of checks matters. This guide goes from budget to registration, with source flags on the tax and loan figures that you should verify before paying.
Step 1 and 2: set the budget and shortlist
Work out the all-in cost, not just the base price. Use the rate ranges on the Bandra rates page and the totals on the flat price page to set a realistic band, then add taxes (see below).
Shortlist by stage. We list 105 projects, of which 35 are ready and 21 are under construction. Ready flats avoid GST and delivery risk, while under-construction flats usually offer staged payments.
Step 3: check RERA on MahaRERA
Of the 105 projects we list, 43 show a RERA registration. Check the rest yourself. On the MahaRERA website, search the project's registration number and confirm the promoter, the project status, the stated possession date, the carpet areas and any complaints.
Match the registration number in the sale agreement to the one on MahaRERA. For older Pali Hill builder floors, Property Butler warns of pre-RERA title risk, so a title search by a lawyer is essential. Browse RERA-registered projects to start.
Browse the verified New & Upcoming list or ask for a shortlist for your budget and pocket.
Step 4: understand the taxes
The figures below come from a builder blog and finance sites, not the state registration department. Verify them on the Maharashtra IGR website and with your adviser before paying.
| Item | Figure | Source and date | Flag |
|---|---|---|---|
| Stamp duty, male buyer | about 6 percent incl. 1 percent metro cess | Sobha Limited blog, Sep 2026 | Builder site, verify with IGR |
| Stamp duty, female buyer | about 5 percent incl. 1 percent metro cess | Sobha Limited blog, Sep 2026; ClearTax, Apr 2025 | Verify with IGR |
| Registration fee | about 1 percent, capped at Rs 30,000 | Sobha Limited blog / ClearTax | ClearTax notes 1 percent flat below Rs 30 lakh |
| GST, under construction | about 5 percent, no input credit (non-affordable) | HomeFirst India, Jun 2026 | Verify with a tax adviser |
| GST, ready with completion certificate | nil | HomeFirst India, Jun 2026 | Verify with a tax adviser |
Joint buyers: female plus female is 5 percent, other combinations 6 percent, per the Sobha blog.
Step 5: arrange the home loan
RBI loan-to-value (LTV) limits in the source we found are about 90 percent up to Rs 30 lakh, about 80 percent from Rs 30 to 75 lakh and about 75 percent above Rs 75 lakh. This source (Godrej Capital) is from June 2023, so it is older, and you should confirm the up-to-date RBI position with your lender.
At 75 percent LTV, a Bandra-priced home needs a down payment of about 25 percent. For a hypothetical Rs 5 crore flat that would be about Rs 1.25 crore, before taxes. BankerMart (August 2026) lists home loan starting rates of about 7.00 to 7.50 percent for banks and about 7.15 percent for LIC HFL for borrowers with a credit score of 750 or above, with upper ranges varying widely.
| Loan amount band | Maximum LTV (older source) | Minimum down payment |
|---|---|---|
| Up to Rs 30 lakh | about 90 percent | about 10 percent |
| Rs 30 to 75 lakh | about 80 percent | about 20 percent |
| Above Rs 75 lakh | about 75 percent | about 25 percent |
Godrej Capital, June 2023. Older source, verify.
Step 6 and 7: payment plan, agreement and what to ask
After the agreement, pay stamp duty and register it. Keep every payment receipt and the GST invoice for under-construction purchases.
- Ask for the payment schedule in writing and tie each payment to a construction milestone.
- Ask for the RERA carpet area, the rate on that basis and a full cost sheet including parking and maintenance deposits. See price per sq ft.
- Ask for the promoter's earlier Bandra deliveries and their dates. Property Butler observed 28 to 48 months for Pali Hill against 24 to 30 advertised.
- Ask whether the society, MHADA or SRA approvals are in place for a redevelopment project.
- Ask for the title report and the commencement certificate before you pay a booking amount.
Frequently Asked Questions
How do I check if a Bandra project is RERA registered?
Search the project name or registration number on the MahaRERA website. Confirm the promoter, status, possession date, carpet areas and complaints. Match the number to your sale agreement.
How much stamp duty will I pay on a Bandra flat?
Sources say about 6 percent for male buyers and about 5 percent for female buyers, including a 1 percent metro cess. The figures come from a builder blog and ClearTax, so confirm with IGR Maharashtra.
How much down payment do I need for a Bandra home loan?
An older source (Godrej Capital, June 2023) gives a maximum LTV of about 75 percent above Rs 75 lakh, so about 25 percent down. Your lender's policy may differ.
Is GST payable on a Bandra resale flat?
Per HomeFirst India (June 2026), a ready property with a completion or occupancy certificate attracts no GST, while a non-affordable under-construction flat attracts about 5 percent without input credit. Check your case with a tax adviser.
Start with RERA-registered projects
Shortlist projects that show a RERA registration and verify them on MahaRERA before you pay.