Prestige Bellanza Price: What Luxury 2, 3 and 4 BHK Homes Cost
Where The Prestige Bellanza Price Starts In 2026
Current listing data puts entry 2 BHK homes between about Rs 2.12 crore and Rs 2.52 crore, depending on wing, floor and view.
Those homes carry MahaRERA carpet areas of about 703 to 763 sq ft, which is compact for the ticket even by Mumbai standards.
3 BHK homes of about 815 to 1,063 sq ft carpet are quoted from about Rs 2.75 crore to Rs 3.35 crore.
4 BHK duplexes of about 1,355 to 1,642 sq ft carpet are quoted from about Rs 4.64 crore to Rs 5.51 crore.
One Phase 2 listing shows a larger 4 BHK at about Rs 6.59 crore, which marks the current ceiling we could find.
Garden villa formats filed in Phase 2 are not openly priced, so we treat them as On Request.
Treat every Prestige Bellanza price here as an indicative band from 2026 listings. Ask for a dated cost sheet before relying on any of them.
How The Price Has Moved Since The 2022 Launch
When Prestige launched the first Yogi Hills phase in May 2022, pricing opened at about Rs 1.59 crore and ran to about Rs 2.01 crore.
The developer’s 2023 investor presentation assumed an expected selling price of about Rs 23,000 per sq ft of carpet for the phase.
By March 2026 project asking rates had reached about Rs 27,050 per sq ft, and about Rs 27,400 by September 2026.
That puts the entry ticket roughly 35 to 40 percent above launch in about four years on asking data.
The pace of the Prestige Bellanza price has slowed sharply. Asking rates barely moved between June and September 2026, which tells you the easy gains are behind.
| Config | RERA carpet | 2026 price band | Notes |
|---|---|---|---|
| 2 BHK | 703 to 763 sq ft | Rs 2.12 to 2.52 Cr | Volume product |
| 2.5 BHK | About 887 sq ft (listing) | About Rs 3.0 Cr | Study room |
| 3 BHK | 815 to 1,063 sq ft | Rs 2.75 to 3.35 Cr | Family format |
| 4 BHK duplex | 1,355 to 1,642 sq ft | Rs 4.64 to 5.51 Cr | Top-floor stock |
| Large 4 BHK (Ph 2) | About 2,100 sq ft (listing) | About Rs 6.59 Cr | Upper ceiling |
| Garden villa | 1,513 to 3,627 sq ft | On Request | Podium homes |
The Effective Rate Per Square Foot
Divide quoted prices by RERA carpet area and most homes land between about Rs 27,000 and Rs 31,000 per sq ft.
All-inclusive quotes from one channel partner work out higher, near Rs 31,000 to Rs 34,000 per sq ft, because they include taxes.
Mulund West apartments averaged about Rs 29,150 to Rs 29,200 per sq ft in asking data through mid-2026.
Another portal places the suburb at Rs 18,000 to Rs 26,000 per sq ft, because it blends older resale stock.
Against new-build branded stock, the project sits at the upper middle of the suburb rather than at a premium extreme.
Watch the carpet figure closely. Listings that quote 781 or 842 sq ft for a 2 BHK are often including deck area.
What The Prestige Bellanza Price Excludes
The headline quote is never the cost of ownership, and at Rs 2 crore plus the gap is large.
GST at five percent applies on under-construction homes without input tax credit. On a Rs 2.3 crore home that is Rs 11.5 lakh.
If your wing has received its occupation certificate, GST falls away. Ask directly, because status reports on this project conflict.
Mumbai stamp duty is six percent including the one percent metro cess, so the same home attracts about Rs 13.8 lakh.
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.
Parking, society formation, legal fees and advance maintenance add another one to three percent.
The All-In Budget For Each Home Type
Add every line item and the realistic uplift over the headline lands between about thirteen and fifteen percent.
On a Rs 2.2 crore 2 BHK that means about Rs 2.49 crore to Rs 2.53 crore before interiors.
On a Rs 3 crore 3 BHK it means about Rs 3.39 crore to Rs 3.45 crore.
On a Rs 5 crore duplex it means about Rs 5.65 crore to Rs 5.75 crore, since registration stays capped.
Interiors are extra. Budget Rs 15 to Rs 25 lakh for a fitted 2 BHK if you want modular wardrobes and a finished kitchen.
| Cost line | On a Rs 2.3 Cr home | Notes |
|---|---|---|
| Headline price | Rs 2,30,00,000 | Agreement value |
| GST at 5 pct | About Rs 11,50,000 | Under construction only |
| Stamp duty at 6 pct | About Rs 13,80,000 | Includes metro cess |
| Registration | Rs 30,000 | Capped |
| Parking and society | On Request | Ask for cost sheet |
| Advance maintenance | About Rs 1 to 2 lakh | Rs 7,800 to 8,400 monthly |
| Realistic all-in | About Rs 2.6 to 2.65 Cr | 13 to 15 pct uplift |
Payment Plan, Loans And Down Payment
A construction-linked plan is the standard structure reported, which ties instalments to slab progress.
One listing quotes a 20 percent, 50 percent and 30 percent split across booking, construction and handover. We could not verify it.
A channel partner quotes a minimum down payment of about Rs 36 lakh inclusive of taxes on entry units.
SBI holds the escrow account, and HDFC, ICICI, Axis and Kotak are reported as approving lenders.
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 taxes.
Verify the phase registration on the MahaRERA portal before any payment, using P51800045339 or P51800046488.
How The Price Compares Nearby
Within the same township, Prestige Forest Hills Mulund starts at about Rs 3.17 crore with larger homes and later handover.
One station closer to the city, our Mahindra Bhandup analysis shows entry homes from about Rs 1.30 crore.
At Kanjurmarg, compare our Mahindra Rainforest price breakdown for a large township with December 2029 possession.
The spread tells you what earlier possession and a Yogi Hills address are worth, which is a modest premium rather than a large one.
Our Read On The Prestige Bellanza Price
Our assessment is that pricing is fair for a listed developer’s 2027 handover, but it is not cheap per usable square foot.
What you pay for is the address, the elevated amenity deck and earlier possession than the newer township phases.
What you do not get is generous carpet area, so measure the rooms on the floor plan before comparing tickets.
If you want a branded central-suburb home within two years, the Prestige Bellanza price is reasonable. If you want space per rupee, it is not.
Frequently Asked Questions
What is the Prestige Bellanza price in 2026?
2026 listing data shows 2 BHK homes at about Rs 2.12 crore to Rs 2.52 crore.
3 BHK homes are at about Rs 2.75 crore to Rs 3.35 crore and 4 BHK duplexes at about Rs 4.64 crore to Rs 5.51 crore.
One larger Phase 2 home is listed near Rs 6.59 crore. These are indicative asking bands, so request a dated cost sheet for the exact unit you want.
What is the rate per square foot?
Asking rates averaged about Rs 27,400 per sq ft in September 2026 on one portal.
Dividing quoted prices by RERA carpet area gives roughly Rs 27,000 to Rs 31,000 per sq ft. All-inclusive quotes run higher because they include taxes.
Mulund West new-build asking rates averaged about Rs 29,150 to Rs 29,200 per sq ft in the same period.
How much has the price risen since launch?
At launch in May 2022 entry homes opened near Rs 1.59 crore.
By 2026 comparable homes were quoted near Rs 2.2 crore, which is roughly 35 to 40 percent higher on asking data.
Growth has slowed, with project asking rates almost flat between June and September 2026. Actual resale transactions may settle below asking figures.
What is the stamp duty on a home here?
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 2.3 crore home that is about Rs 13.8 lakh of stamp duty plus Rs 30,000 registration.
Women buyers may qualify for a one percent concession under state rules, so check eligibility before registration.
Is GST payable?
Yes, at five percent, while the wing you buy in remains under construction. On a Rs 2.3 crore home that is about Rs 11.5 lakh.
GST does not apply on a completed home sold after an occupation certificate is issued.
Status reports on this project conflict, so ask the developer in writing whether your wing has an occupation certificate.
What is the all-in cost of a 2 BHK?
Budget about thirteen to fifteen percent above the headline.
On a Rs 2.2 crore 2 BHK that means roughly Rs 2.49 crore to Rs 2.53 crore, covering GST, stamp duty, registration, parking, society charges and advance maintenance.
Interiors add another Rs 15 to Rs 25 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 2.3 crore home that leaves Rs 46 to Rs 58 lakh of your own funds plus stamp duty, registration and GST.
A channel partner quotes a minimum down payment of about Rs 36 lakh including taxes, but that depends on the plan and lender.
Is the price negotiable?
Sometimes, mainly on floor rise, parking and preferential location charges rather than the base rate.
Supply from the newer Forest Hills phase in the same township gives buyers some leverage through 2027. Resale units from early investors may also be priced flexibly.
Always compare the itemised cost sheet rather than the headline when negotiating.
