Prestige Siesta Price: What Ready Luxury 2, 3 and 4 BHK Homes Cost
Where The Prestige Siesta Price Starts In 2026
Developer inventory at the Yogi Hills tower in July 2026 was mostly 3 BHK, quoted from about Rs 2.82 crore for 1,020 sq ft of sales area.
The largest developer 3 BHK on the same sheet was about Rs 4.79 crore for 1,751 sq ft, which marks the top of fresh stock.
The official project page now describes the tower as 3 bedroom flats, which suggests the 2 BHK stock has sold out from the developer.
On resale, 2 BHK homes are listed at about Rs 2.7 crore to Rs 2.75 crore, and that is the realistic entry ticket today.
One channel partner lists all-inclusive 2 BHK prices between about Rs 2.79 crore and Rs 3.34 crore, depending on size and floor.
Resale 4 BHK homes sit between about Rs 4.9 crore and Rs 5.65 crore, while the crown triplexes are not openly priced.
Treat every Prestige Siesta price here as an indicative band from 2026 listings. Ask for a dated cost sheet before relying on any of them.
Why Sales Area And Carpet Area Tell Different Stories
Every home in this tower comes with a sky-lounge deck, and that deck changes how the price per square foot looks.
The MahaRERA mirror shows 2 BHK carpet areas of about 750 sq ft and 3 BHK carpet areas of about 861 to 996 sq ft.
Sales listings quote 1,020 to 1,751 sq ft for the same family of homes, because they fold the deck into the number.
On sales area, developer pricing works out to roughly Rs 27,400 to Rs 27,600 per sq ft.
On RERA carpet alone, the effective rate rises sharply, often above Rs 36,000 per sq ft for entry homes.
Neither number is wrong. The question is how much you value usable outdoor space in a city where few homes have any.
| Config | RERA carpet | Sales area | 2026 price band |
|---|---|---|---|
| 2 BHK | 750 to 751 sq ft | 1,024 to 1,050 sq ft | Rs 2.7 to 3.34 Cr |
| 3 BHK (compact) | 861 to 996 sq ft | 1,020 to 1,441 sq ft | Rs 2.82 to 4.49 Cr |
| 3 BHK (large) | On Request | 1,480 to 1,751 sq ft | Rs 4.25 to 5.10 Cr |
| 4 BHK | On Request | About 2,048 to 2,100 sq ft | Rs 4.9 to 5.65 Cr |
| Triplex | 3,831 to 4,270 sq ft | On Request | On Request |
How The Asking Rate Has Moved
One portal tracked project asking rates at about Rs 31,550 per sq ft in December 2025, falling to about Rs 28,850 in March 2026.
The same dataset showed about Rs 28,350 in June 2026 and about Rs 28,250 by September 2026.
That is a decline of roughly ten percent in nine months, while Mulund West as a whole edged up from about Rs 28,700 to Rs 29,200.
The likely reason is supply. Several owners who bought during the Ariisto rescue phase are now listing homes after completion.
For a buyer that is useful. The current Prestige Siesta price is softer than at any point since the tower was completed.
The state ready reckoner rate for the area is about Rs 24,400 per sq ft, which sets the floor for stamp duty valuation.
What A Ready Home Saves You On Tax
The biggest hidden advantage of buying here is GST. A completed home sold after the occupation certificate is issued attracts no GST.
Under-construction phases in the same township carry five percent GST, which is about Rs 17.5 lakh on a Rs 3.5 crore home.
That saving only holds if the OC is genuinely in place. One portal says it has been received, while others list only the commencement certificate.
Ask the developer to confirm OC status in writing in your allotment letter. If a unit is sold before OC, GST would apply.
Stamp duty does not change. Mumbai charges six percent of agreement value, including the one percent metro cess.
Registration is one percent but capped at Rs 30,000, and women buyers may claim a one percent stamp duty concession.
Confirm current rates on the Maharashtra IGR website, since stamp and cess rules change by notification.
The All-In Prestige Siesta Price For Each Home Type
Add every line item and the realistic uplift over the headline lands between about eight and ten percent on a ready home.
On a Rs 2.75 crore resale 2 BHK that means about Rs 2.97 crore to Rs 3.03 crore before interiors.
On a Rs 3.5 crore 3 BHK it means about Rs 3.78 crore to Rs 3.85 crore.
On a Rs 5.2 crore 4 BHK it means about Rs 5.6 crore to Rs 5.7 crore, since registration stays capped.
Resale purchases usually carry a one to two percent brokerage, which is the main extra cost compared with buying from the developer.
Interiors are extra. Most homes here are handed over bare, so budget Rs 15 to Rs 30 lakh for a fitted 3 BHK.
| Cost line | On a Rs 3.5 Cr home | Notes |
|---|---|---|
| Headline price | Rs 3,50,00,000 | Agreement value |
| GST | Nil after OC | Confirm OC in writing |
| Stamp duty at 6 pct | About Rs 21,00,000 | Includes metro cess |
| Registration | Rs 30,000 | Capped |
| Parking and society | On Request | Ask for cost sheet |
| Advance maintenance | On Request | Not published |
| Brokerage (resale) | About 1 to 2 pct | Resale route only |
| Realistic all-in | About Rs 3.78 to 3.85 Cr | 8 to 10 pct uplift |
Payment Plan, Loans And Down Payment
For a ready home, the plan is short. Expect a booking amount, the balance at registration and possession within weeks.
One channel advertises a 30 to 70 flexi plan and a spot booking offer. We could not verify the terms, so ask for them in writing.
A channel partner quotes a minimum down payment of about Rs 42 lakh including charges on entry units.
For homes above Rs 75 lakh, banks lend up to about 75 to 80 percent of value, so your own money covers the rest plus stamp duty.
SBI holds the project escrow account, and lenders will want the OC and title report before disbursing on a ready home.
Verify the registration on the MahaRERA portal using P51800005285 before you pay any booking amount.
How The Prestige Siesta Price Compares Nearby
In the same township, our Prestige Bellanza price breakdown shows entry homes from about Rs 2.2 crore with possession in 2027.
Add five percent GST and two years of lost rent to Bellanza, and the gap to this completed tower narrows sharply.
Prestige Forest Hills Mulund starts at about Rs 3.17 crore with larger homes and a later handover.
One station closer to the city, our Mahindra Bhandup analysis shows entry homes from about Rs 1.30 crore.
The spread tells you what a ready Yogi Hills address with a private deck is worth, which is a moderate premium rather than a large one.
Our Read On The Prestige Siesta Price
Our assessment is that pricing is fair for a completed branded tower, and better value than it was a year ago.
What you pay for is immediate possession, no GST, a private deck and the oldest address in a growing township.
What you do not get is generous RERA carpet area, so measure the rooms on the floor plan before comparing tickets.
If you want a ready branded home in Mulund West now, the Prestige Siesta price is reasonable. If you want carpet per rupee, look one station south.
Frequently Asked Questions
What is the Prestige Siesta price in 2026?
Developer 3 BHK homes were quoted from about Rs 2.82 crore to Rs 4.79 crore in July 2026, on sales area that includes the deck.
Resale 2 BHK homes are listed at about Rs 2.7 crore to Rs 2.75 crore, and resale 4 BHK homes at about Rs 4.9 crore to Rs 5.65 crore.
These are indicative asking bands, so request a dated cost sheet for your exact unit.
What is the rate per square foot?
Asking rates averaged about Rs 28,250 per sq ft in September 2026 on one portal, down from about Rs 31,550 in December 2025.
Developer pricing works out to about Rs 27,400 to Rs 27,600 per sq ft on sales area.
On RERA carpet alone the effective rate is much higher, because the large private decks are excluded from carpet.
Why have asking prices fallen?
Asking rates fell about ten percent between December 2025 and September 2026 on one dataset. The most likely reason is resale supply after completion, as early buyers list their homes.
Mulund West as a whole rose slightly over the same period. For buyers this creates negotiating room, though it also signals that quick capital gains are unlikely.
Is GST payable on a home here?
Not on a home sold after the occupation certificate is issued, because GST does not apply to completed property. That saves about five percent compared with under-construction phases.
Sources disagree on whether the OC has been received, so ask the developer to confirm it in writing.
If a unit is sold before the OC, five percent GST would apply.
How much is stamp duty?
Mumbai stamp duty is six percent of agreement value, including the one percent metro cess. Registration is one percent, capped at Rs 30,000.
On a Rs 3.5 crore home that is about Rs 21 lakh of stamp duty plus Rs 30,000 registration.
Women buyers may qualify for a one percent concession, so check eligibility with your lawyer before registration.
What is the all-in cost of a 3 BHK?
Budget about eight to ten percent above the headline.
On a Rs 3.5 crore 3 BHK that means roughly Rs 3.78 crore to Rs 3.85 crore, covering stamp duty, registration, parking, society charges, advance maintenance and resale brokerage where relevant.
Interiors add another Rs 15 to Rs 30 lakh if you want a fully fitted home, which many buyers forget to plan for.
What down payment do I need?
Banks lend about 75 to 80 percent of value for homes above Rs 75 lakh.
On a Rs 3.5 crore home that leaves about Rs 70 to Rs 88 lakh of your own funds plus stamp duty and registration.
A channel partner quotes a minimum down payment near Rs 42 lakh on entry units, but that depends on the plan and the lender.
Is the price negotiable?
Often, yes. Falling asking rates through 2026 and competing resale listings give buyers leverage, especially on larger homes.
With the developer, negotiation usually works on floor rise, parking and preferential location charges rather than the base rate. On resale, sellers who bought early may accept lower offers.
Always compare itemised cost sheets rather than headline figures.
