Under Construction 1 BHK Flats in Andheri East: Projects, Prices and RERA Checks
Dasadia Editorial Team · Updated October 2026
You’re in a sample flat off Andheri-Kurla Road on a Sunday morning. The sales manager has quoted Rs 1.2 crore, and there’s a QR code printed under the project name on the brochure.
Scan it before you pay a token. Under construction 1 BHK flats in Andheri East currently run from about Rs 70 lakh to Rs 1.9 crore, with carpet areas of 300 to 665 sq ft, as of October 2026. The price matters less than what that QR code opens, which is the project’s MahaRERA record.
This roundup lists live 1 BHK projects with their registration numbers, then walks through the RERA checks worth doing on any of them. For the full mix of configurations, see our list of under-construction projects in Andheri East.
Key takeaways
- Listed under-construction 1 BHK prices in Andheri East run from about Rs 70 lakh to Rs 1.9 crore (October 2026).
- Every project must show a MahaRERA number and a QR code on its ads, linking to the portal record.
- A developer can't take more than 10% of the flat's cost before a registered sale agreement.
- Under-construction flats above Rs 45 lakh attract 5% GST, which ready flats with an OC do not.
Under construction 1 BHK projects in Andheri East (October 2026)
These are 1 BHK projects marked under construction on Mumbai Property Exchange on 22 October 2026, where the listing showed a MahaRERA number, a carpet area and a price.
Look at the last column. Romell Orbis listed possession for September 2026, which has already passed, so check its MahaRERA page for an extension before you read anything into the date. Mahakali Hills is close to its date too.
The spread of pockets tells you something as well. Kondivita and the Mahakali side offer the smallest tickets but sit further from the metro. Sahar Road and J.B. Nagar are a short drive from the airport, with Chakala (J.B. Nagar) station on Metro Line 1. Saki Naka gives you the largest 1 BHK carpet in this list, at the cost of the Andheri-Kurla Road traffic that builds around the Saki Naka junction. If your office is in SEEPZ or MIDC, a project near Marol Naka, where Metro Line 1 meets the Aqua Line, will save you more time than an extra 50 sq ft.
Other live projects with 1 BHK units include The Sky Heights in Mogra (listed from Rs 91 lakh, though we couldn’t find its MahaRERA number on the listing) and 153 East by Dasadia Developers LLP in J.B. Nagar (PR1180002502968), which also offers larger configurations. We publish this site for 153 East, so verify it on the portal the same way you would any other project.
RERA checks for an under construction 1 BHK in Andheri East
MahaRERA is the state regulator under the Real Estate (Regulation and Development) Act, 2016. Every project with more than eight flats or 500 square metres of land must register with it. Every advertisement for a registered project also has to carry its registration number and a QR code that opens the portal record.
Search the project number on the MahaRERA portal and work through the record in order. Confirm the registration is active, not lapsed or suspended, because MahaRERA suspended more than 1,900 projects in 2025-26, mostly over bank account and disclosure lapses. Note the proposed completion date and any extension already granted. Open the quarterly progress reports and see whether each quarter was filed, since gaps often show up before delays do. Match the carpet area in your draft agreement to the area registered for that flat type. Check the complaints tab and any litigation listed against the land. Finally, ask the developer for the designated bank account where 70% of buyer payments must sit for construction and land costs.
A missed quarterly report is a reason to walk away.
Don’t let a sales team talk you past it, however good the price. Our explainer on what RERA covers goes deeper into your rights as a buyer.
Source: MahaRERA • PropNewz, MahaRERA checks 2026
What an under construction 1 BHK costs beyond the price
On a Rs 1.2 crore flat, 5% GST adds Rs 6 lakh, stamp duty at 6% for a male buyer adds Rs 7.2 lakh, and registration adds Rs 30,000. A woman buying alone pays 5% stamp duty instead.
If you take a loan, you’ll also pay pre-EMI interest on each disbursement until possession, while possibly paying rent elsewhere. The RBI raised the repo rate to 5.50% on 7 October 2026, so repo-linked loan rates may tick up during a two or three year build.
Ask your lender how pre-EMI is worked out before you sign.
Delays carry a cost too, but RERA gives you a remedy. If the developer misses the registered date, you can claim interest for every month of delay, or withdraw and seek a refund with interest. Keep every receipt and the registered agreement, because MahaRERA will ask for them if you file a complaint.
The bottom line? Shortlist on the MahaRERA record first and the price second. A project with clean quarterly filings and a realistic date is worth more to you than a cheaper one with gaps. At the site office, ask for the latest quarterly report and compare the floors it claims with the floors you can count.
Source: IGR Maharashtra • CBIC GST • Reserve Bank of India
Under construction 1 BHK: pros and trade-offs
Pros
- Lower entry price than comparable ready flats in the same pocket
- Construction-linked payments spread the outflow over the build
- Newer building, lifts, parking and fire systems built to current codes
- More choice of floor and view if you book early
Trade-offs
- 5% GST on flats above Rs 45 lakh, which a ready flat with an OC avoids
- Delay risk, so the listed possession date is a target and not a promise
- Pre-EMI interest and rent can overlap for two or three years
- You can't inspect the finished flat before you commit
Frequently asked questions
Live projects with 1 BHK units include Mahakali Hills, Vira Sky Vista, Rakshi Elanza, Lalani Goodwill, Romell Orbis, Kabra Residency Park and 153 East, among others. Check each one’s status on the MahaRERA portal before booking.
As of October 2026, listed prices run from about Rs 70 lakh for a 325 sq ft unit in Kondivita to about Rs 1.9 crore for larger units in Saki Naka. Most new 1 BHK flats sit between Rs 1 crore and Rs 1.4 crore.
Go to the MahaRERA portal, open the registered projects search and enter the project’s registration number or name. Review the status, completion date, quarterly progress reports, approvals and any complaints filed.
Under the RERA Act, a developer cannot collect more than 10% of the flat’s cost as an advance or application fee before signing and registering a sale agreement with you.
Under RERA, a buyer can claim interest for each month of delay, or withdraw and seek a refund with interest. Complaints are filed with MahaRERA, which can order the developer to pay.
Yes. Flats priced above Rs 45 lakh attract 5% GST without input tax credit. Affordable homes, up to Rs 45 lakh and 60 sq m carpet in metro cities, attract 1%. Ready flats with an OC attract none.
It is an update developers must file on MahaRERA every quarter, covering construction progress, approvals and money received. Missing or late reports are an early warning sign worth taking seriously.
Under construction suits buyers who can wait and want a lower entry price. Ready flats avoid GST and delay risk and let you inspect the home first. Compare the all-in cost of both before deciding.
Fact check
- Six 1 BHK projects in the table were marked under construction with MahaRERA numbers on Mumbai Property Exchange (22 October 2026).
- The RERA Act caps advance payments before a registered agreement at 10% of the flat's cost (Section 13).
- Developers must deposit 70% of buyer payments in a designated account for land and construction (RERA Act, Section 4).
- The RBI raised the repo rate to 5.50% on 7 October 2026.
Project names, prices, carpet areas and possession dates come from a portal listing on 22 October 2026 and may have changed. Listing a project here is not a recommendation, so read each project’s MahaRERA record and take legal advice before paying any amount.
Add 153 East to your RERA shortlist
Explore 153 East by Dasadia Developers LLP, a freehold residential address in J.B. Nagar, Andheri East, with 1 to 4 BHK homes. Check the 1 BHK layout, ask for the brochure with floor plans and amenities, or book a site visit.
MahaRERA registration no. PR1180002502968, verifiable on the MahaRERA portal. Compare it with other options in our guide to the best residential projects in Andheri East.
