Property Rates in Bandra: West, East and BKC Compared
Bandra has no single rate. Published averages run from about Rs 44,780 to about Rs 64,950 per sq ft depending on the pocket, the portal and the month. This guide gives each range with its source and date, so you can see where the figures agree and where they do not. For pocket-level detail see Bandra West rates and Bandra East rates.
Bandra rates at a glance
The table lists the locality-level figures we found for 2026. Every number is a listing or asking average published by a portal or broker guide. None is a registered-sale index, and they are not comparable to one another without checking how each was built.
Read each row as one source's view, not as a market price. We do not average them.
| Area | Source | Figure per sq ft | Date |
|---|---|---|---|
| Bandra West | Property Butler | about Rs 63,250 | May 2026 |
| Bandra West | HomeBazaar | about Rs 64,950 | Aug 2026 |
| Bandra West | Square Yards | about Rs 67,450 | Jun 2026 |
| Bandra East | NoBroker | about Rs 44,780 | Aug 2026 |
| Bandra East | Property Butler | about Rs 51,577 | May 2026 |
| Bandra East | HomeBazaar | about Rs 52,800 | Aug 2026 |
| Bandra East | Square Yards | about Rs 56,150 (asking) | Jun 2026 |
| BKC | Square Yards | about Rs 59,700 | data to Aug 2026 |
Listing and asking averages from the named portals. They differ by method and sample, so they are not averaged here.
Bandra West: wide bands inside one locality
Property Butler's May 2026 guide splits Bandra West into pockets. Carter Road and Bandstand run from about Rs 55,000 to Rs 1,15,000 per sq ft. Bandra Reclamation runs from about Rs 50,000 to Rs 90,000. Linking Road and Hill Road, the busiest commercial belt, run from about Rs 45,000 to Rs 65,000.
Pali Hill is the most disputed pocket, with sources ranging from the mid Rs 30,000s to well above Rs 1,50,000. The Bandra West page shows each view in a table.
Browse the verified New & Upcoming list or ask for a shortlist for your budget and pocket.
Bandra East and the BKC fringe
Bandra East portal averages sit lower and cluster closer together than the West. The BKC-facing pockets such as Kala Nagar and the BKC annexe are priced above the East average, while Kherwadi and Santosh Nagar sit below it.
RealtyPromoo (April 2026) reports both a transacted figure of about Rs 50,401 and a listing figure of about Rs 54,800 for Bandra East. That gap of roughly Rs 4,400 per sq ft is a reminder that asking prices are not the same as deal prices.
| Bandra East pocket | Source | Range per sq ft | Date |
|---|---|---|---|
| Kala Nagar / BKC annexe | RealtyPromoo | about Rs 55,000 to 65,600 | Apr 2026 |
| Gandhi Nagar | RealtyPromoo | about Rs 45,000 to 55,000 | Apr 2026 |
| Santosh Nagar / Kherwadi | RealtyPromoo | about Rs 35,000 to 48,000 | Apr 2026 |
| Kherwadi | Aurum PropTech Pulse | avg about Rs 20,410; range about Rs 10,450 to 39,800 | undated, page current in 2026 |
The Aurum figure conflicts with the RealtyPromoo band for the same area. Both are shown as published.
Why the sources disagree
Square Yards also lists government registration (ready reckoner) rates of about Rs 49,150 per sq ft for Bandra West and about Rs 37,700 for Bandra East. These are tax valuation rates, not market prices.
- Method: some portals average live listings, others use transaction records or user submissions.
- Sample: a handful of sea-facing trophy flats can lift a small pocket's average sharply.
- Unit type: old society flats, builder floors and new towers are priced very differently and are mixed in most averages.
- Date: figures from 2025 and mid 2026 are not the same market.
- Area basis: some rates are on carpet area, others on saleable area. See price per sq ft explained.
How to use these numbers
Treat the ranges as a starting filter. Ask any seller for recent registered deals in the same building or lane, and compare those with the asking price. Our own listings on Bandra West projects and Bandra East projects carry prices only where a developer or a second source publishes them, so most of the 105 projects we list show price on request.
Frequently Asked Questions
What is the average property rate in Bandra per sq ft?
There is no single figure. Bandra West averages from about Rs 63,250 to Rs 67,450 per sq ft across three portals, and Bandra East from about Rs 44,780 to Rs 56,150. Each is a listing or asking average that differs by method and date.
Is Bandra West more expensive than Bandra East?
On every portal we found, yes. The gap in Square Yards data for June 2026 is about Rs 11,300 per sq ft between the two averages. The BKC annexe pockets of the East are the closest to West prices.
Why do property portals show different Bandra rates?
Portals use different samples, dates and area bases. Some count only listings, others include transactions. A few high-priced sea-view flats can also move a small pocket's average a lot.
Are registration rates the same as market rates in Bandra?
No. Square Yards shows ready reckoner rates of about Rs 49,150 (Bandra West) and Rs 37,700 (Bandra East) per sq ft, which are lower than market asking averages. Stamp duty is calculated on the higher of the deal value and the government valuation.
Compare projects against these ranges
Browse the projects we list in Bandra and ask each developer for the full price sheet before you compare.