Bandra West · 09 Nov 2026
Gulnar: ₹54,900 a sq ft launch against ₹68,407 resale in Bandra West
The launch is priced 20% under resale in Bandra West; 3,169 new homes are due there by 2032; 134 people asked us for a home there in 90 days.
Developer imagePCPL in Bandra West
Gulnar is under construction, with possession Dec 2028. It is one of 40 new projects on our books in Bandra West, where launches ask a median ₹77,981 a sq ft.
Time to pay in stages
An under-construction home is paid for against construction milestones, so most of the money goes in later. Once ready, a flat here would rent for about 5.1% a year of its launch price, going by today's rents.
Priced 20% under resale
The launch rate is below the suburb's resale median. Check what the gap is about: location within the suburb, size, or timing.
The story
Gulnar is PCPL's project in Bandra West, on our books at an indicative ₹54,900 a sq ft of carpet. Flats already standing in Bandra West ask a median ₹68,407 a sq ft, across 799 resale listings with us in the last four months. A quarter earlier the median was ₹68,421.
So the launch is priced below resale in the suburb. That can reflect the micro-location, the size of the homes, or an early-launch price.
Supply: how many homes are coming to Bandra West
MahaRERA filings show 3,169 new homes in Bandra West due for possession by 2032, across 80 registered projects. The peak year is 2029, with 947 homes.
Source: MahaRERA project filings, latest declared possession date, Bandra West. Read 09 Nov 2026.
Demand: who is asking
In the last 90 days, 134 people came to Mumbai Property Exchange looking for a home in Bandra West. 83 of them want to buy, and 49 want 3 BHK or larger. Set against 3,169 homes due over the coming years, that is the demand one firm sees; the market as a whole is larger.
Rent: what it earns
Bandra West homes listed for rent with us in the last 12 months asked a median ₹233 per sq ft of carpet a month, across 1059 listings. At the resale median that is a gross yield of about 4.1% a year, before maintenance, property tax and vacancy. At the launch rate it is about 5.1%.
Where it sits among Bandra West launches
| Project | Developer | ₹ / sq ft* | Possession |
|---|---|---|---|
| 9 Divine | Sach Developer | 55,970 | Mar 2027 |
| Gurukrupa Marque | Gurukrupa Realcon Builder | 54,956 | Dec 2028 |
| Queen Of Spaces | Space India Builders And Developers Llp | 54,918 | Jun 2027 |
| Gulnar | PCPL | 54,900 | Dec 2028 |
| Citizen Apartment | PCPL | 53,676 | Dec 2028 |
| Excel Bellissima | Excel Infra Construction LLP | 51,500 | Dec 2028 |
| Resale median | — | 68,407 | Ready |
*Indicative rates on Mumbai Property Exchange, may change 5–10%. Plus GST, stamp duty and registration.
Getting there
- Versova-Bandra Sea Link: 0.8 km away · Under construction · due 2028
- Line 3 Aqua: 2.5 km away · Opened 2025
- Coastal Road (Phase 1): 2.7 km away · Opened 2024
Straight-line distance from the project's map point.
Gulnar, as the developer shows it
These images come from PCPL. Our own photos and films from the site will replace them after our visit.
Every launch has a brochure. We read the market around it.
The Real Launch Story is Sandeep Sadh's record of Mumbai's new launches. Each story sets the launch price against flats already for sale in the suburb, counts the homes MahaRERA says are coming, shows who is asking us for homes there and what they rent for. It is kept apart from our listings, and it is updated as the numbers move.
Resale, rents, demand, the MahaRERA pipeline and infrastructure, read from our data.
Our team walks the site, the sample flat and the street, and films on a phone.
Photos and films go up from the myipl app, dated and tagged to the project.
Sandeep adds his own take. The quoted take appears only when he has written it.
The story and its films go to WhatsApp, Instagram, LinkedIn and our press list.
- The MahaRERA registration of the exact phase and tower you buy in.
- The carpet area on the cost sheet against the MahaRERA filing.
- Whether the price is all-in or plus GST, stamp duty, registration and floor rise.
- The possession date written in the agreement, not only the brochure.
- How much is due before the agreement is registered.
- Whether any offer has a written end date.
Send it to someone looking in Bandra West
Figures as read on 09 Nov 2026. Our launch rates are indicative and may change 5–10%. Resale rates and rents are medians of asking figures on Mumbai Property Exchange, not registered transactions. Confirm every figure with the developer and on MahaRERA before deciding. This is not an advertisement by the developer.
Talk to Sandeep
Journalists, investors and NRIs can reach Sandeep Sadh about this story or Mumbai's launch market. The data behind every chart is available on request.
