At a time when NRIs and investors are looking to preserve their wealth and build their legacy, investing in premium real estate has emerged as a reliable option.
For those considering a spacious property such as a 4 BHK in Bandra, the Mount Mary Road enclave in Bandra West stands out with its proximity to major corporate hubs and large-format residences. With developments such as Rustomjee Cliff that offer both configurations of 4 BHK and 5 BHK, this project combines long-term value with aspirational living.
The Investment Case for Mount Mary: Scarcity Creates Value
The rarity of premium properties in Mount Mary actually works as a strength—it enhances the value of both upcoming and existing 4 BHK and 5 BHK homes in the region substantially.
Land Availability
The locale of Mount Mary falls under low-density and heritage zones, which implies that only a limited number of new developments are allowed. Notably, the few existing plots are either small or need complex redevelopment. As such, a 4 or 5 BHK residence in this area within Bandra West makes for a premium and rare asset that will always stay in demand.
Price Appreciation Trends
Bandra West has seen a consistent rise in property prices, especially for well-located and large homes. While the average price per square foot is ₹59,950, some luxury homes in Mount Mary are priced even higher due to their limited supply.
The area has even witnessed price appreciation at rates as high as 12.6% in the last five years. Thus, having a home in this neighbourhood doesn’t just provide comfort, but makes for a solid investment that strengthens every year.
Social and Cultural Significance
The region also offers top-notch recreational spots and the perfect blend of social and cultural infrastructure.
- Travel enthusiasts and heritage lovers can find spots such as Mount Mary’s Basilica and St. Andrew’s Church.
- Leelavati Hospital, one of the city’s leading health centres, is in close proximity to the region.
- Institutions such as R.D. National College and Dhirubhai Ambani International School blend traditional values with global educational standards.
Read Also: Benefits of Buying Luxury Property in India for Residency Purposes
Why 4 BHK and 5 BHK Configurations Command Premium Returns
Owning a bigger home provides more space while also providing better value in the long term. NRIs, professionals, and high-net-worth families prefer expansive layouts that provide the right blend of flexibility and privacy.
The Growing Demand for Spacious Living
In the post-COVID world, families desire more space for work, entertainment, and relaxation. Owning a 4 or 5 BHK in Bandra offers exactly what they look for: privacy, comfort, and luxury in one of the most thriving areas of Mumbai.
Wellness-Centric Architecture
With well-being becoming an integral part of luxury living, there has been an increased demand for 4- and 5-BHK homes with thoughtful designs in premium residential projects such as Rustomjee Cliff.
Thus, homebuyers now look for features centered around wellness, such as yoga and sun decks, fitness ateliers, green spaces, and meditation rooms. Recent data reveals that India’s wellness real estate sector grew from $6 billion in 2019 to $13 billion in 2024, increasing by an impressive 20.3%.
High Rental Yields & Resale Premiums
In premium areas such as Bandra, large homes are always in demand from elite individuals such as expat tenants, consulate officials, media personalities, and C-Suite Executives. Currently, luxury 4 BHKs in the region are available at rental rates of ₹3 to 7 lacs, while 5 BHK homes command rentals as high as ₹4 to 10 lacs.
The BKC Proximity Premium: Driving Residential Demand
Bandra-Kurla Complex (BKC) is one of Mumbai’s most reputed business centers, as it is home to major banks, tech companies, and international corporations. Mount Mary is located in close proximity to the area, which has significantly helped enhance its popularity as a residential location among senior professionals and expatriates.
A Leading Commercial and Business Hub
- BKC has emerged as India’s leading financial and business district, hosting leading Fortune 500 companies such as Citi Bank, Google, Bank of America, and Tesla.
- U.S. private equity firm Blackstone bought a major stake in a building in BKC in 2019, which highlights the confidence of international investors in the region’s relevance as a business hub.
- The Jio World Centre, a significant luxury destination owned by Reliance Industries, is located within BKC. It hosts many international luxury brands, including Dior, Balenciaga, and Louis Vuitton.
Efficient Connectivity to BKC
- Mount Mary provides easy access to BKC and other regions of Mumbai through the Bandra-Worli Sea Link, arterial roads such as the Western Express Highway.
- The recently opened Metro Line 3 connects Worli to BKC, providing a direct link from the Business Hub to the Bandra Region.
- The line also provides quick access to the airport, with a 100-metre footbridge connecting it directly to Terminal 2.
Read Also: Why Prime Location is Key When Investing in a Luxury Property
Configuration Deep Dive: 4 BHK and 5 BHK at Rustomjee Cliff.
Purchasing a 4 or 5 BHK in Bandra at the Rustomjee Cliff tower offers a blend of sustainability, luxury, and spaciousness that very few premium properties can offer.
- High Ceilings: Homes of both configurations have a 12-foot floor-to-ceiling height, which enhances the sense of grandeur and space, creating an expansive ambience.
- High-End Finishes and Fittings: As flagship luxury homes, both 4 and 5 BHK residences include top-tier materials, fittings, and fixtures used throughout the kitchen, bathrooms, and living spaces.
- Spectacular Sea Views: The tower is located atop a natural cliff in the Mount Mary area in Bandra West, which is why it provides uninterrupted, magnificent views of the Arabian Sea. Its 4 and 5 BHK residences also incorporate lavish sun decks that make for personal spaces to enjoy sunsets and the sea breeze.
Rustomjee Cliff: Investment-Grade Asset with Tangible Differentiators
Rustomjee Cliff Tower presents a lucrative investment opportunity both for investors looking to leverage Bandra’s rental market or families considering property appreciation in the long run. Here’s what sets this project apart from other luxury developments in the area:
- Pricing Advantage: Rustomjee Cliff is a newly launched project, and as such, it offers a major advantage in property costs over established projects in Mount Mary. The advantages include a lower initial pricing and a low premium attached to the superior amenities and high-end construction materials.
- Transparent Registration: The project is registered under MahaRERA (P51800080156). This ensures compliance with safety, transparency, and timely delivery standards.
- Rustomjee’s Track Record: Having delivered over 25 million sq. ft. across 280 buildings since 1995, Rustomjee has catered to more than 17,000 families with thoughtfully designed, sustainable, and community-oriented residential projects.
Conclusion
Purchasing a 4 or 5 BHK in Bandra at Rustomjee Cliff, Mount Mary, is not just a lifestyle decision but a solid investment for the future. Mount Mary’s limited land availability and proximity to BKC, coupled with Rustomjee’s legacy of delivering sustainable and thoughtfully designed projects, make it the perfect choice for real estate investors and families alike.
So, now is the time to explore Rustomjee Cliff—schedule a one-to-one consultation with our experts today to discuss booking your slot in one of Mumbai’s most iconic addresses.
FAQs
- What is the level of exclusivity that investors can expect at the Rustomjee Cliff Tower?
Just 37 homes have been planned in the entire tower, and each floor would include only two units. Thus, the project emphasises better privacy, resale-rarity, and lower density—factors that support the long-term value of a property.
- Can NRIs purchase 5-BHK properties at Rustomjee Cliff, and what is the process?
Yes, NRIs can purchase homes under FEMA, and need to follow a straightforward procedure for the same. First of all, they’ll need to confirm their eligibility for owning the property, sign a POA, and open an NRE/NRO account. The later stages include completing a KYC procedure, repatriation planning, and lender checks.
- How does Rustomjee’s Lease Smart service help investors maximize rental income?
Lease Smart offers end-to-end leasing services, which include sourcing of a tenant, background checks, leasing documentation, regular inspections, and support for moving in or out. This helps reduce vacancy periods and improves net rental yields.
- What payment plans are available for investors purchasing at Rustomjee Cliff?
Rustomjee provides possession-linked and milestone-linked plans, and periodic flexible schemes (20:80 scheme or festive 20% booking offers). This helps align payment to construction stages and lowers upfront cash.
- Is Rustomjee Cliff a better investment compared to other luxury projects in Bandra?
Rustomjee Cliff stands out among other properties in Bandra owing to its strong delivery record and well-documented disclosures. That said, the choice of a home will depend on factors such as the exact pricing of the unit, its micro-location, and the buyer’s horizon.
