Buying an ultra-luxury home is one of the largest decisions a family makes. At this level, the details matter: the exact carpet area, the full cost, how private the home really is, and what is confirmed versus what is still indicative.
This guide sets out twelve questions worth asking before buying a luxury home in Mumbai. Where useful, we show how they apply to Adani Bandra Reclamation, a sea-front project at Bandra Bay that is at the pre-launch stage and pending registration under RERA. This is general guidance, not legal or financial advice.
1. Is the project registered under RERA?
This is the first question for any project. Under the RERA Act 2016, projects must be registered with the state authority – MahaRERA in Maharashtra – before bookings or sales can take place.
For Adani Bandra Reclamation, registration is pending. As per Section 3 of the RERA Act 2016, no bookings, sale agreements or allotments shall be made until registration is granted. Our pre-launch RERA guide explains what this means.
2. What is the carpet area?
Under RERA, homes are sold on carpet area, which has a defined meaning in the Act. Always ask for the carpet area, not only the built-up or super built-up area. Our guide to carpet area vs built-up area explains the difference.
At Adani Bandra Reclamation, carpet areas are shared on request and will be confirmed on registration.
3. What is the total cost, including all charges?
The headline price is rarely the full cost. Ask for a complete cost sheet showing the base price and every statutory charge, tax and levy, along with any other charges such as parking, club membership or maintenance deposits.
For Adani Bandra Reclamation, the 3 BHK sea-facing residences are listed at Rs 29 Cr* onwards – an indicative starting price, exclusive of statutory charges, taxes and other applicable levies.
4. How many homes share each floor?
The number of homes per floor affects privacy, noise and light. At Adani Bandra Reclamation, the 4 BHK Sea Suites have two homes per floor and the 5 BHK Sea Mansions have one per floor. See Sea Suites vs Sea Mansions.
5. How do residents reach their homes?
Ask about lifts and arrival. Are lifts shared with many homes, or private? At Adani Bandra Reclamation, every residence is served by two private lifts. Read more in private lifts and low-density living.
6. What will the view be – and can it change?
For a sea-front or high-floor home, the view is a large part of the value. Ask which direction the home faces, what lies in front of it, and whether anything could be built in the line of sight in future.
7. Who is the developer, and what have they delivered?
Look at the developer’s track record – completed projects, quality and delivery. Adani Bandra Reclamation is developed by Adani Realty. It is reasonable to visit completed projects by any developer you are considering.
8. What is the possession timeline?
Ask for the expected possession date and check it against the registered project details once available. For Adani Bandra Reclamation, the possession date has not been announced yet.
9. What amenities are confirmed?
Amenity lists at the pre-launch stage are often indicative. Ask which amenities are confirmed, where they will be located and how they will be run. At Adani Bandra Reclamation, the indicative amenities include a grand clubhouse, a swimming pool with a dedicated kids’ pool, a gym with an indoor jogging track, a cryotherapy chamber, a sensory deprivation tank and 2.9 acres* of landscaped greens.
10. What are the parking arrangements?
In Mumbai, parking matters. Ask how many parking spaces come with the home and where they are. The tower at Adani Bandra Reclamation is planned above five levels of basement parking; ask for allocation details when you enquire.
11. What will maintenance cost?
Large amenities and high-specification buildings come with running costs. Ask for an estimate of monthly maintenance and what it covers.
12. How does the location fit your daily life?
List the places you and your family go most often – offices, schools, family, the airport – and test the routes yourself. Adani Bandra Reclamation lists connectivity to the Bandra-Worli Sea Link, BKC, Bandra and Khar Road stations, the Western Express Highway, the airport, Juhu and South Mumbai. See our guides to living at Bandra Bay and Bandra West and BKC.
A simple checklist to keep
- RERA registration number and registered details.
- Carpet area, as defined under RERA.
- Full cost sheet with all charges.
- Homes per floor and lift arrangement.
- Orientation and view.
- Developer track record.
- Possession date.
- Confirmed amenities.
- Parking allocation.
- Maintenance estimate.
- Your own commute test.
- An independent review of the agreement by a property lawyer.
Related guides
- Adani Bandra Reclamation: the complete pre-launch guide
- NRI checklist for buying a home in Mumbai
- 3, 4 and 5 BHK residences explained
- Ultra-luxury homes in Mumbai: seven features that set them apart
- Cost of buying a flat in Mumbai: every charge beyond the base price
Frequently asked questions
What is the first thing to check when buying a luxury home in Mumbai?
Check whether the project is registered under RERA. In Maharashtra, registered projects are listed on the MahaRERA website.
Should I compare homes on carpet area or super built-up area?
Compare on carpet area. Under RERA, homes are sold on carpet area, which has a defined meaning in the Act.
Is the listed price the final cost?
Usually not. Ask for a full cost sheet that includes statutory charges, taxes, levies and any other charges.
Is Adani Bandra Reclamation registered under RERA?
Not yet. Registration is pending, and no bookings, sale agreements or allotments shall be made until it is granted.
Should I get legal advice?
Yes. Having a qualified property lawyer review the agreement before you sign is a sensible step for any purchase.
Get the brochure, floor plans and price details
For the Adani Bandra Reclamation brochure, floor plans and the current price position, message us on WhatsApp, call +91 80503 63647 or send an enquiry. Zero brokerage and a priority site visit are available on request.
RERA notice: Adani Bandra Reclamation is pending registration under RERA – as per Section 3 of the RERA Act 2016, no bookings, sale agreements or allotments shall be made until registration is granted, and the information here is for awareness only.
*Indicative, as per developer-authorised listings (September 2026), approximate, exclusive of statutory charges, and subject to change. Areas, layouts and pricing do not constitute an offer and will be confirmed on RERA registration. Images: artist’s impressions, indicative only.
This is a marketing page and is not the official Adani Realty website. The project is developed by Adani Realty; all trademarks and project names belong to their respective owners and are used here solely to identify the project represented.
