Under Construction Residential Projects in Andheri East: A 2026 Buyer’s Guide
Dasadia Editorial Team · Updated June 2026
Buying Off-Plan in Andheri East, Done Right
Andheri East has one of Mumbai’s deepest pipelines of under-construction homes — driven by the operational Aqua Line 3 metro, the SEEPZ and MIDC job clusters, the airport and a steady flow of society redevelopments. Buying off-plan can mean a lower entry price and a payment schedule that follows construction, but it also means trusting a building that doesn’t exist yet. This guide focuses on the part most articles skip: how RERA actually protects you, how construction-linked payments work, what the all-in cost looks like, and how to track and verify a project before and after you book.
Executive Summary — Key Takeaways
- Under-construction supply is active across J.B. Nagar, Marol, Chakala, MIDC, Gundavali and the Saki Vihar belt.
- RERA protects off-plan buyers: 70% of your money sits in a project escrow account, the possession date is legally binding, and delays trigger interest or a refund.
- Under-construction homes carry 5% GST (1% affordable) without input tax credit — the single biggest cost versus a ready home, which carries none.
- Payments follow a construction-linked schedule; a developer cannot take more than 10% as advance before the sale agreement is signed.
- Asking rates sit around ₹29,150–₹31,650 per sq ft (locality benchmark); registered rates run lower, near ₹20,140 per sq ft.
- Before booking, confirm the live MahaRERA registration, the registered carpet area and the committed completion date — then track quarterly progress on the portal.
What “Under Construction” Means — and How RERA Protects You
An under-construction (or off-plan) home is one you buy before it is built, paying in instalments as the building rises. The reason this is far safer than it was a decade ago is RERA. Any project with more than eight units or over 500 sq m must be registered with MahaRERA before it can be marketed, and registration brings a set of concrete, legally enforceable protections:
- Escrow safeguard: at least 70% of the money you pay must sit in a dedicated project bank account, usable only for that project’s construction and land cost — stopping fund diversion to other projects.
- Capped advance: a developer cannot collect more than 10% of the price as advance before signing the registered agreement for sale.
- Binding possession date: the completion date declared at registration is legally enforceable, not a marketing promise.
- Delay remedy: if possession is delayed, you are entitled to interest for every month of delay (commonly around SBI MCLR + 2%), or you can withdraw and claim a full refund with interest.
- Carpet-area pricing: projects must be sold on registered RERA carpet area, not inflated super-built-up figures.
- Quarterly transparency: developers must update construction progress, approvals and fund use on the MahaRERA portal every three months.
- Defect liability: structural defects must be rectified free of cost for five years after possession.
Where Under-Construction Supply Is Active
Off-plan launches cluster in a handful of micro-markets, each with a distinct character. Match a pocket to your priority — a metro doorstep, office proximity, or a quieter, larger-format home. These are locality-level patterns; the exact mix of active sites shifts from quarter to quarter.
Source: Square Yards · 99acres
Notable Developers and Under-Construction Projects
The corridor draws large listed developers, established Mumbai builders and redevelopment specialists. Reputed names with under-construction residential projects in and around Andheri East include the likes of Lodha, Oberoi Realty, Mahindra Lifespaces, Kanakia, Hubtown, Sheth Creators, Chandak Group and Rustomjee, alongside many local and society-redevelopment builders. Among the MahaRERA-registered projects in the J.B. Nagar pocket is 153 East by Dasadia Developers LLP, a freehold G+9 residential development — one example of the boutique, well-connected formats found close to the metro. Availability, configurations, pricing and construction stage change frequently, so treat any list as a starting point and verify each project’s live MahaRERA registration, registered carpet area and committed possession date before you shortlist.
Source: Square Yards · 99acres · MahaRERA
Configurations and Carpet Areas
Under-construction projects on the East side span compact 1 BHKs through to spacious 3–4 BHK homes in gated formats. The carpet-area bands below are locality benchmarks to sense-check a project; always confirm the exact registered RERA carpet area for your unit, since marketing super-built-up figures can run 25–40% higher.
Source: Square Yards · 99acres
The True Cost of an Under-Construction Home
The advertised rate is only part of the bill. The defining cost difference is GST: an under-construction home attracts 5% GST without input tax credit (1% for affordable housing), while a ready-to-move home attracts none. Stamp duty is 6% for male buyers and 5% for female buyers, both including the 1% metro cess, calculated on the higher of agreement value or the government Ready Reckoner rate (revised each April). Add the ₹30,000 registration charge. Taken together, budget roughly 11% of the agreement value for an off-plan home versus about 6% for a ready one.
The GST gap: on a ₹2 crore home, the 5% GST on an under-construction purchase is about ₹10 lakh that a ready-to-move buyer simply does not pay. Factor it into your comparison from day one.
Source: NoBroker · Bajaj Finserv · CBIC
How Construction-Linked Payment Plans Work
Most under-construction homes use a construction-linked plan (CLP): instead of paying everything upfront, your outgo is tied to building milestones, so the developer earns each tranche only as the structure rises. A typical sequence runs from the booking amount and agreement, through the completion of the foundation and successive floor slabs, to brickwork, internal finishing, and finally a balance on possession. RERA caps the advance a developer can take at 10% of the price before the registered agreement for sale is signed, which protects you from paying a large sum before any legal commitment exists.
Two practical points. First, home loans on under-construction homes are usually disbursed in tranches that match the CLP, so you pay interest (or pre-EMI) only on the amount drawn — confirm the exact terms and any subvention scheme in writing. Second, always cross-check that a demand for the next tranche matches the actual stage of construction on site and on the MahaRERA portal before you release payment.
How to Track Progress and Verify a Project
- Confirm a live MahaRERA registration number and the stated completion date on the official portal before booking.
- Read the quarterly progress updates MahaRERA requires — construction stage, approvals received and funds utilised.
- Check the registered RERA carpet area for your exact unit, not the saleable or super-built-up figure.
- Visit the site to confirm the stage of construction matches the developer’s claims and the next payment demand.
- Verify approvals (commencement certificate, plan sanction) and the developer’s delivery record on past projects.
- Get the payment schedule, the committed possession date, the delay-compensation clause and exit terms in writing.
Why MahaRERA first: the registered record is the legally accountable source for a project’s status, carpet area, possession date and quarterly progress — far more reliable than a portal listing or a sales pitch. Start there, then negotiate.
Source: MahaRERA · IGR Maharashtra
Pros and Cons of Buying Under-Construction
Under-construction
Pros
- Lower entry price than comparable ready homes
- Staggered, construction-linked payments ease cash flow
- Wider choice of units, floors and views
- Newer layouts, specifications and amenities
- RERA escrow and delay protections apply
Trade-offs
- 5% GST adds materially to the cost
- Possession risk and possible delays
- You buy off a plan, not a finished home
- No rental income or self-use until handover
Who Should Buy Under-Construction?
- Budget-conscious buyers who can wait for possession and prefer construction-linked payments.
- Investors targeting appreciation through the build cycle and a metro-led rental market after handover.
- Buyers who want first pick of floor, view and layout in a new tower.
- Those comfortable tracking a project on MahaRERA and budgeting for 5% GST.
- Not ideal for buyers who must move in or earn rent immediately — a ready home suits them better.
Fact-Check Section
- RERA requires 70% of buyer funds in a dedicated project escrow account: verified (RERA Act; MahaRERA).
- Advance capped at 10% before the registered sale agreement is signed: verified (RERA Act).
- Delay entitles buyers to interest (around SBI MCLR + 2%) or a full refund with interest: verified (multiple sources).
- Under-construction GST is 5% (1% affordable), none on ready-to-move: verified (CBIC; 99acres).
- Mumbai stamp duty 6% men / 5% women incl. 1% metro cess + ₹30,000 registration: verified (NoBroker; Bajaj Finserv).
Frequently Asked Questions
Andheri East has a deep pipeline of off-plan homes across J.B. Nagar, Marol, Chakala, MIDC, Gundavali and the Saki Vihar belt, spanning 1–4 BHK formats. Because launches and construction stages change often, verify each project’s live registration and progress on the MahaRERA portal rather than relying on a single list.
Yes, provided the project is MahaRERA-registered. RERA places 70% of your money in a project escrow account, makes the possession date legally binding, and entitles you to interest or a refund if the developer delays.
A 70% escrow safeguard, a 10% cap on advance before the sale agreement, a binding possession date, interest or a full refund on delay, carpet-area-based pricing, quarterly progress updates, and five-year structural-defect liability.
5% without input tax credit for standard homes, or 1% for affordable housing. Ready-to-move and resale homes carry no GST.
Your payments are tied to building milestones — booking, agreement, foundation, floor slabs, finishing and a balance on possession. A developer cannot take more than 10% as advance before the registered agreement is signed.
You are entitled to interest for every month of delay (commonly around SBI MCLR + 2%), or you can withdraw from the project and claim a full refund with interest.
Use the MahaRERA portal, where developers must post quarterly updates on construction stage, approvals and fund use, and confirm it with periodic site visits before releasing each payment.
As a locality benchmark, asking rates sit around ₹29,150–₹31,649 per sq ft, while registered transaction rates run lower, near ₹20,140 per sq ft. Confirm any project’s specific pricing on MahaRERA.
From compact 1 BHKs (~420–550 sq ft RERA carpet) to 4 BHKs (~1,350–1,650 sq ft), with 2 and 3 BHKs the most common. Always confirm the registered carpet area for the specific unit.
The entry price is usually lower and payments are staggered, but you pay 5% GST that a ready home avoids. Net of taxes, weigh the saving against possession risk and the GST cost.
MahaRERA registration, the registered carpet area, the committed possession date, approvals, the construction-linked payment schedule, the delay-compensation clause and the cancellation terms — all in writing before any payment.
Yes. Lenders typically disburse in tranches that match the construction-linked plan, so you pay interest only on the amount drawn. Confirm the terms, tranche conditions and any subvention scheme in writing.
Conclusion and Next Steps
Buying under-construction in Andheri East can be a smart, cost-effective way into a metro-led market — but the safety comes from doing the checks, not from the brochure. Decide whether you can wait for possession and absorb 5% GST, pick a micro-market that matches your commute, then shortlist two or three projects. Pull each one’s record on MahaRERA, confirm the registered carpet area and possession date, read the quarterly progress updates, and get the payment schedule and delay clause in writing before you sign anything.
Sources and References
- MahaRERA — Maharashtra Real Estate Regulatory Authority
- IGR Maharashtra — Department of Registration & Stamps
- MMRC — Mumbai Metro Rail Corporation (Aqua Line 3)
- CBIC — GST on real estate
- RERA Act — rules and homebuyer protections (overview)
- 99acres — Andheri East property rates & trends
- 99acres — New projects in Andheri East
- Square Yards — Under-construction projects in Andheri East
- Square Yards — Andheri East property rates
- NoBroker — Mumbai stamp duty & registration charges
- Bajaj Finserv — Stamp duty in Mumbai
- Wikipedia — Aqua Line (Mumbai Metro)
Disclaimer: This article is informational only. Prices, rates, taxes, RERA provisions and project statuses are indicative and change frequently — verify every project’s registration and the latest figures on the official portals above before making any decision.
Considering an under-construction home in Andheri East?
Explore 153 East by Dasadia Developers LLP — a freehold residential address in J.B. Nagar, Andheri East, minutes from the metro, Western Express Highway and the airport. MahaRERA registration no. PR1180002502968. Get the brochure with floor plans and amenities, or book a site visit with our team.
