Shapoorji Pallonji Real Estate (SPRE) has established a deliberate, multi-project presence in Kherwadi — a sub-locality within Bandra East, Mumbai, pin code 400051 — that distinguishes it from developers who treat this corridor as an opportunistic single launch. The group, which traces its construction history to 1865, has selected Road Number 8 and Kherwadi Road within this pocket for two separate residential addresses: SHAPOORJI BKC 28 and BKC 9. The repetition of the BKC designation in both project names is intentional: it anchors Shapoorji's Kherwadi work directly to the Bandra–Kurla Complex, the commercial district that makes this address desirable for professionals seeking reduced commute time to India's most concentrated cluster of financial regulators and multinational offices.
SPRE was established as a real estate division in 1970 and has, over more than five decades, delivered residential projects across Mumbai, Pune, Bengaluru, Thane, Kolkata, and beyond. Within Mumbai, the group is also behind The Imperial — the twin residential towers that were India's tallest residential buildings when completed in 2010 — along with Nine Arcs in Santacruz East, The Odyssey off Marine Drive, The Designate in Santacruz West, and Sarova at Kandivali East, among others. The concentration of two separate launches in the same Kherwadi micro-market reflects a deliberate read of sustained demand from BKC-adjacent buyers rather than a one-time opportunity.
Kherwadi itself has changed structurally over the past two decades. The area was originally developed by MHADA as a cluster of 35 buildings with single-room kitchens in a C-shaped chawl typology. Private redevelopment of those plots into high-rises began around 2005–2006, and Shapoorji Pallonji has been among the larger branded operators to enter that wave of transformation. Apartment prices in Kherwadi now range from roughly ₹15,000 to ₹38,000 per sq ft across the broader market, though SPRE's own registered transactions at BKC 28 tracked between ₹34,500 and ₹37,650 per sq ft through 2025 — consistent with, but at the upper end of, the local range.
BKC 28 sits at Plot No. 28, Road Number 8, Kherwadi, Bandra East — Mumbai 400051. It is a single tower of 22 floors with four units per floor, delivering 2 BHK apartments. Carpet areas run from 639 sq ft to 712 sq ft, and the project carries MahaRERA registration number P51800028474. SPRE's own project page lists starting prices from ₹2.20 crore; resale and secondary market data from mid-2025 shows asking prices around ₹37,600 per sq ft, with five registered government transactions completed between January and December 2025 at an average of ₹34,500 per sq ft. Rental values in the building have been cited at ₹81,000 to ₹99,000 per month for 2 BHK units.
The physical specification is built around an earthquake-resistant RCC structure compliant with Seismic Zone III requirements, vitrified tile flooring, modular kitchen, UPVC windows, and air conditioning. The building features a double-height entrance lobby, four high-speed elevators, a smart puzzle parking system, and French windows that open to city views. Amenities across the podium and terrace levels include a swimming pool, gymnasium, clubhouse, badminton court, jogging and cycle track, yoga area, kids' play area, senior citizen area, party hall and lawn, table tennis, snooker, and indoor games. All apartments are Vastu-compliant, with entry and exit orientations treated specifically under that framework.
On Kherwadi Road — also within the same Bandra East 400051 pin — Shapoorji Pallonji launched BKC 9 in January 2024 with a MahaRERA registration number of P51800054573 and a stated possession date of July 2028. The project is a single tower with two wings across 18 to 19 floors on a 0.41-acre plot, offering 2 BHK and 3 BHK apartments ranging from approximately 603 sq ft to 925 sq ft in carpet area, priced from ₹2.25 crore upwards at a stated rate of ₹36,500 per sq ft on flat value. BKC 9 adds 3 BHK configurations and Jodi flat combinations (2+2 and 3+2 units merged) that BKC 28 did not offer — a deliberate widening of the buyer profile at the same address. Like BKC 28, all homes are Vastu-compliant with French windows and panoramic views. The amenity programme includes a swimming pool, jacuzzi, clubhouse, jogging track, landscaped garden, lounge area, and sports court.
Bandra East sits immediately adjacent to BKC, which houses the Reserve Bank of India, SEBI, NSE, and the Indian headquarters of several major multinational corporations. The walk-to-work dynamic this creates is the primary driver of residential demand in the sub-localities closest to BKC — and Kherwadi, on Road Number 8 and Kherwadi Road, is among the closest residential pockets to the complex's perimeter.
Social infrastructure serving both BKC 28 and BKC 9 residents includes Lifeline Hospital at approximately 200 metres from the BKC 28 site, Guru Nanak Hospital at roughly 1.4 km, and Asian Heart and Lilavati Hospitals within the broader Bandra catchment. Educational institutions within proximity include Dhirubhai Ambani International School, Ascend International School, Mount Litera International School, Arya Vidya Mandir, and Podar International School. Retail access includes Bandra West's Hill Road and Linking Road markets within 4–5 km and Phoenix Market City, Kurla within approximately 7 km.
Kherwadi apartment prices have appreciated approximately 11.1% year-on-year in the most recent measured period, with the current broad market average sitting around ₹38,900 per sq ft for apartments. The broader Bandra East market average is cited at around ₹53,250 per sq ft across all property types and ages, which reflects the premium commanded by more established or larger-format addresses within the suburb. Shapoorji's BKC 28 and BKC 9 — both compact, high-specification towers on freshly redeveloped plots — occupy the upper end of the Kherwadi segment while sitting below the Bandra East average, representing an entry point into branded construction at this address before full metro-era pricing is established.
SPRE operates as the real estate arm of Shapoorji Pallonji and Company Private Limited, a conglomerate headquartered in Mumbai at SP Centre, Colaba. The group was originally founded in 1865 as Littlewood Pallonji and has constructed some of Mumbai's best-known institutional buildings: the Reserve Bank of India building, the Bombay Stock Exchange building, Standard Chartered Bank, Mumbai Central Railway Station, and the Taj Intercontinental. In residential real estate, the group was among the first Indian developers to construct 60-storey residential towers. SPRE holds ISO 9001:2015, ISO 14001:2015, and ISO 45001:2018 certifications, covering quality, environmental, and occupational health management respectively. Its current residential footprint spans Mumbai, Pune, Bengaluru, Thane, Kolkata, Mohali, and markets in the Gulf and beyond, with more than 45 ongoing projects across India as of publicly available data.
For a buyer at Kherwadi specifically, the group's engineering parentage — the same organisation that built India's longest sea bridges, underground metro stations, and complex international structures — means construction execution risk is lower than with smaller regional developers operating in the same micro-market. BKC 28's MahaRERA registration and the confirmed registration of BKC 9 (P51800054573) provide the statutory disclosure and accountability framework required under Maharashtra's RERA regime.
