August 12, 2025: Once a quiet colony housing government employees on reclaimed land in Bandra West during the 1950s, the Bandra Reclamation area has undergone a remarkable transformation. What started as modest accommodation for engineers and civil servants is now a thriving micro-market, turning into a lucrative goldmine for realtors and homeowners alike, as redevelopment ushers in a cluster of luxury residences.
The original purpose of this colony was to provide affordable housing for public sector workers, with properties primarily serving ONGC engineers and state government officials. Today, these buildings are rapidly being replaced by high-rise towers offering panoramic sea views, sky lounges, and state-of-the-art amenities, with prices for sea-facing homes ranging between Rs 6 crore and Rs 12 crore per unit.
This shift not only mirrors Mumbai’s soaring real estate values but also highlights the city’s pressing need to reclaim and redevelop land in a sustainable and intelligent manner, say property experts.
Bandra Reclamation, particularly around KC Marg, was part of a broader urban planning initiative by the Maharashtra Housing and Area Development Authority (MHADA). The state body developed dozens of housing societies here, aimed at addressing the growing housing demand among Mumbai’s middle and lower-income groups.
“The 26 housing societies on KC Marg were originally built to cater to the housing needs of middle and low-income residents,” explains Virendra Vora, Promoter and Managing Director of Excel Infra Construction, a local developer currently redeveloping one of the ageing buildings. “This land was reclaimed from the sea, making it an ideal location for public sector housing back in the 1950s and ’60s.”
Now, these once modest 5 to 7-storey buildings are being replaced by luxurious high-rises soaring 40 to 50 storeys high. The redevelopment projects benefit from increased Floor Space Index (FSI) allowances, enabling developers to create modern homes with enhanced infrastructure and living standards.
“Bandra West is where legacy meets luxury,” says Mr Vora. “The upcoming sea-facing developments here are some of the most opulent in Mumbai. With seamless connectivity to the Coastal Road, Bandra-Worli Sea Link, and key business districts such as BKC and Worli, KC Marg is quickly becoming one of the most sought-after addresses in the country.” One such example is New Deep CHS Ltd, currently being redeveloped by Excel Infra as Bellissma. This project features three luxury apartments per floor, including two with sea views, each priced at approximately ₹12 crore.
Kailas Sinari, Partner at Surefire, a project management firm, adds, “Properties in and around KC Marg offer residents access to extensive amenities, making it a highly desirable locality. From Bollywood stars to leading bankers, many are attracted to Bandra West’s reclaimed coastline for its exclusivity, scenic beauty, and prime location.” The area’s proximity to landmarks such as Bandra Fort, Bandstand Promenade, and the Arabian Sea further adds to its allure.
Deepak Singh, who operates Bridge the App, a real estate brokerage platform, notes, “Owing to its strategic location, continuous infrastructure developments, and rising demand, property values in KC Marg have appreciated significantly over time.”
Bandra Reclamation’s micro-market exemplifies Mumbai’s dynamic property landscape — a city where, for instance, a pharmaceutical baroness recently purchased two duplex apartments for a staggering ₹639 crore, reflecting the extraordinary value and demand in select neighbourhoods.
Source: The Hindu
