Rates and totals
| Home | Carpet | Essential | Premium | Luxury |
|---|---|---|---|---|
| 1BHK | 350 – 480 sq ft | ₹5.7 – 7.9 L | ₹7.7 – 10.5 L | ₹9.6 – 13.2 L |
| 2BHK | 560 – 780 sq ft | ₹9.2 – 12.8 L | ₹12.3 – 17.1 L | ₹15.3 – 21.4 L |
| 3BHK | 880 – 1,200 sq ft | ₹14.4 – 19.7 L | ₹19.3 – 26.3 L | ₹24.1 – 32.9 L |
| 4BHK or row house | 1,300 – 1,850 sq ft | ₹21.3 – 30.3 L | ₹28.5 – 40.5 L | ₹35.6 – 50.7 L |
Carpet area × the band: essential ₹1,640, premium ₹2,190, luxury ₹2,740 per sq ft. Ex-GST. A kitchen-and-wardrobes-only scope lands 20–25% below. The band is taken from Borivali possession flats we have fitted out and invoiced, held at October 2026 rates.
What a possession flat actually needs
- Not civil work. The walls are new and plumb, the plaster is sound, the wiring is copper and correctly sized. That removes ₹2.5–₹5 lakh of remedial work an older flat carries, and it is why Borivali rates sit below Andheri.
- A real kitchen. The developer’s granite platform over a brick base comes out. A 9–11 running foot modular kitchen with a tall unit and a loft is ₹3.3–₹5.1 lakh and it is the largest single line.
- Storage, in volume. This is the whole brief. A family arriving from a 1970s colony flat with thirty years of possessions into a plan 8% smaller needs 260–320 cubic feet of enclosed storage, and almost none of it exists on handover.
- Wardrobes with deep lofts. New towers here run 10′ to 10′6″, so a 750–900 mm loft is available above every wardrobe run. That is where the lost carpet area comes back.
- Bathroom improvement, not replacement. The sanitaryware is usually adequate; the vanity, the mirror and the storage are not. ₹55,000–₹1,10,000 per bathroom rather than ₹1.8 lakh.
- Lighting and ceilings. Developers provide one point per room. Four circuits in the living room, a cove and proper bedroom lighting is ₹1.5–₹2.4 lakh and it changes the flat more than any finish.
Costing a possession flat, not a renovation
A worked budget: 680 sq ft 2BHK possession, Poisar
A premium fit-out at ₹17.1 lakh, which is ₹2,515 per sq ft — the upper half of the Borivali band.
| Line | Cost | Note |
|---|---|---|
| Strip out the developer kitchen platform and debris | ₹35,000 | Granite over brick; one day of noise, bagged and removed |
| Modular kitchen — 10 running feet | ₹3,65,000 | ₹36,500 per running foot; BWP, membrane, granite, tall unit and loft |
| Master bedroom — 8 rft wardrobe with a 900 mm loft, bed with storage | ₹3,66,000 | Taller slab; the loft is 42 cubic feet on its own |
| Second bedroom — 6 rft wardrobe with loft, study ledge | ₹2,49,000 | — |
| Living and dining — media wall, crockery, entrance unit | ₹2,44,000 | Ventilated shoe storage with a seat |
| Ceiling and lighting | ₹1,46,000 | Peripheral cove; four living circuits; bedroom scenes |
| Electrical additions | ₹51,000 | New points only; the developer wiring is sound |
| Two bathrooms — vanity, mirror, storage | ₹1,16,000 | Developer sanitaryware retained |
| Painting | ₹71,000 | One coat over developer paint; no putty needed |
| Design and supervision | ₹67,000 | Short design phase; repeating developer layout |
| Total (ex-GST) | ₹17,10,000 | ₹2,515 per sq ft on 680 sq ft carpet |
18% GST adds ₹3,07,800. Excludes the developer fit-out deposit, appliances, loose furniture and flooring, which is retained.
The fit-out window
Developers here grant a fit-out period after possession, typically ninety to a hundred and eighty days, backed by a refundable deposit, after which charges begin. That is a hard date and it changes how a project is planned. We build the programme backwards from the developer’s deadline with two weeks of float rather than forwards from the start, we register the fit-out and collect the deposit receipt before day one, and we front-load the long-lead items — kitchen, wardrobe carcasses and any stone — so that a fabrication delay does not eat the float. Where a family cannot start immediately on possession, it is usually worth registering the fit-out anyway, because several developers here count the window from registration rather than from handover.
Keep and replace
| Element | Verdict | Why |
|---|---|---|
| Vitrified flooring | Keep | Sound, level and new. Replacing it is ₹1.2–₹2.2 lakh that would do more work inside a wardrobe |
| Kitchen platform | Replace | Granite over brick cannot be adapted to a modular layout |
| Bathroom sanitaryware | Keep | Usually adequate; upgrade the vanity, mirror and storage instead |
| Bathroom tiling | Keep unless the fall is wrong | Check the fall to the trap with a bucket of water before deciding |
| Doors and frames | Keep, repaint | New flush doors; a different handle changes them more than replacement would |
| Windows | Keep | New aluminium; add insect mesh and a better lock instead |
| Electrical points | Add to, do not rewire | Copper, correctly sized; only the positions are wrong |
| Developer paint | One coat over | No stripping or putty needed on a new wall |
A family in Poisar came back to the same plot in a new tower with ten per cent less floor. We put lofts over everything and a hydraulic box under both beds, and they ended up with more storage than the flat their grandparents built.
Greenbox principal designer
Local notes
- Termite pressure near the national park. Yogi Nagar, the Gorai side and anything backing onto Sanjay Gandhi National Park has genuine termite activity. Borate-treated BWP on ground and first floors, and PVC or aluminium skirting rather than timber.
- IC Colony and Shimpoli are a different job. Older unredeveloped mid-rise with wider layouts and ageing services. Those flats need a wiring check and sometimes a stack replacement, and they run at the upper half of the band.
- LT Road and Chandavarkar Road unloading. Commercial at street level with no legal standing space; deliveries before 10am or after 8pm, with the watchman briefed.
- New towers protect their common areas. Lift and lobby protection, restricted debris routes, and a deposit that is genuinely withheld if the marble in the lobby is chipped.
- The dead corridor. Older Borivali flats often have a long internal passage doing nothing. A full-height utility and linen run there is the cheapest storage in the flat.
- Deposits are moderate — ₹25,000–₹60,000 in most buildings, with developer fit-out deposits on possession flats at the higher end.
Related
For the service and the local building stock, see interior designers in Borivali. For citywide bands, interior design cost in Mumbai, and for the possession process, the redevelopment flat interior guide.
Selected work by Greenbox Design Studio. Tap any image to enlarge.
Frequently asked questions
What does interior design cost in Borivali?+
₹1,640–₹2,740 per sq ft of carpet area, ex-GST. A 680 sq ft 2BHK possession flat fitted out for storage is about ₹17.1 lakh, and a 3BHK of 880–1,200 sq ft runs ₹19.3–₹26.3 lakh at a premium finish.
Why is a possession flat cheaper to fit out?+
Because the building work is already done. New plumb walls, sound plaster, copper wiring correctly sized and no cast-iron stack remove ₹2.5–₹5 lakh of remedial work that a 1970s flat carries. The budget goes into storage volume and lighting instead of into repairing the building.
How much storage does a redevelopment flat need?+
260–320 cubic feet for a family arriving from an older colony flat, and essentially none of it exists at handover. New towers here run 10 ft to 10 ft 6 in, so a 750–900 mm loft above every wardrobe run is available, and that is where the 5–10% of carpet area lost in redevelopment comes back.
Should I replace the developer's flooring?+
Usually not. Vitrified tiling in new Borivali towers is sound, level and new, and replacing it costs ₹1.2–₹2.2 lakh that would do far more work inside a wardrobe. Replace it only in a wet area where the fall to the trap is wrong, which you can test with a bucket of water in five minutes.
What is a developer fit-out window?+
A period of ninety to a hundred and eighty days from possession, backed by a refundable deposit, during which you may carry out interior work before charges begin. It is a hard date, so the programme is planned backwards from it with two weeks of float, and long-lead items are ordered first. Several developers count the window from registration rather than handover.
Is termite a real risk in Borivali?+
On the national park side — Yogi Nagar, the Gorai direction and anything backing onto Sanjay Gandhi National Park — yes, particularly on ground and first floors. Use borate-treated BWP, PVC or aluminium skirting rather than timber against masonry, and a pre-construction soil treatment where the building permits it.