Bandra Bay, the 140-acre master-planned waterfront being developed along Mumbai’s BKC corridor with an estimated development potential of INR 1000 billion , is set to rival globally famed Singapore’s Marina Bay and Dubai’s Palm Jumeirah. 

A report by Lighthouse Luxury and CRE Matrix says that backed by marquee developers and world-class infrastructure, Marina Bay is positioned as India’s most sought – after ultra luxury residential and mixed-use waterfront development of nearly 8 million sq ft of premium residential and retail projects as   Mumbai’s iconic investment destination.

Describing ‘Bandra Bay’ as the only iconic waterfront destination in India, the report highlights that ‘Bandra Bay’, a mega master-planned luxury waterfront redevelopment is set to transform Bandra Reclamation into Mumbai’s most exclusive bay-side destination. Comparable to global landmarks like Dubai Marina, Palm Jumeirah, and Singapore’s Marina Bay, Bandra Bay, as per the report, will offer investors and end-users an unmatched blend of luxury, connectivity, and long-term value creation.

The report has identified nine high-impacting growth drivers behind Bandra Bay’s emergence as the city’s next luxury epicenter — including its strategic location, generational value, iconic sea-facing architecture, elite exclusivity, international amenities, global demand, and sustainability-led design.

According to the analysis, Mumbai’s premium waterfront homes command a 15–20% price premium, and Bandra Bay, with its limited supply and elite positioning, is poised to outperform the market. The area’s luxury sales trends already have surpassed Juhu and Worli, other luxury residential hotspots of Mumbai, with BKC registering a 3.6% CAGR—well above the Mumbai average of 2.2%.

Further,  Bandra Bay’s evolution, according to the report,  has been fuelled by an unprecedented scale of infrastructure investment — over Rs 2,62,889 crore since 2002 — covering 649 km of transport infrastructure including the Coastal Road, Sea Link, Metro (Yellow and Aqua Lines), Atal Setu Bridge, Western and Eastern Expressways, Mumbai International Airport, and the upcoming Bullet Train.

This multi-modal network positions ‘Bandra Bay’ as a seamlessly connected urban hub—linking the Bandra-Worli Sea Link, BKC, South Mumbai, and the Chhatrapati Shivaji Maharaj International Airport at Sahar in minutes. Proximity to major commercial zones, upscale social infrastructure, and luxury retail corridors ensures holistic lifestyle integration — from workspaces and homes to leisure and wellness.

 The BKC’s grade A  office stock is set to add 7 million sq. ft. over the next five years, taking advantage of their proximity to Bandra Bay  . With this, the region will witness shortfall in luxury housing units, fuelling the demand for luxury residences in the proximity to work places, which will further propel housing prices amidst demand  exceeding the supply as about 8000 CXOs would require luxury residences by 2030. 

As the sea-facing and waterfront residences generally claim a premium of 15 to 20%, the upcoming waterfront belt  may well command the price of Rs 1.2 lakh per sq. ft. with a further scope for price appreciation; similarly following the trend in Worli where the prices are 46% above than that of Bandra West. About 11 developers including Adani Realty, Hiranandani Communities, Oberoi Realty, Godrej Properties, L&T Realty, The Wadhwa Group are already part of Bandra Bay and many more are planning massive mix-used developments around it.

Dr. Niranjan Hiranandani, Chairman, Hiranandani Group, believes that Bandra Bay will redfine luxury living at the confluence of Mumbai’s key corridors. “Its proximity to the Sea Link, Coastal Road, and BKC makes it one of the most strategically placed destinations. With curated architecture, sweeping bay views, and modern amenities, Bandra Bay embodies the evolution of urban sophistication. This region will become Mumbai’s next icon for premium living — where time, mobility, and lifestyle converge, he says.”

 Adds Sumesh Mishra, Founder, Lighthouse We believe it will be the most desired address in India, attracting ultra HNIs, NRIs, and global investors seeking a truly iconic lifestyle. Bandra Bay will provide an alternative to Palm Jumeirah and Marina Bay for discerned luxury investors. “Abhishek Kiran Gupta, CEO, CRE Matrix, says that Bandra Bay will emerge as Mumbai’s most valuable waterfront asset as limited curated supply, elite demand, and unparalleled infrastructure synergy will drive sustained capital appreciation.