Stock and layouts in Breach Candy
Breach Candy and Warden Road are a strip of sea-facing towers between Cumballa Hill and the water, with the hospital, the consulates and the club among them. The flats are substantial, the buildings are well kept, and the logistics are unusually constrained for an address of this kind.
1960s–80s sea-facing towers
Fourteen to twenty-two storeys on Bhulabhai Desai and Warden Road. 1,500–3,000 sq ft flats, one lobby, one lift and no service entrance.
Cumballa Hill side buildings
Set back from the water and up the gradient. Slightly less exposed, slightly older, and with the same access pattern.
Consulate and institutional neighbours
Buildings adjacent to diplomatic residences, where security and notice requirements are heavier than usual.
A few post-2000 towers
Modern high-rise with proper service lifts and fit-out manuals — a different and much easier project.
Budgeting a Breach Candy project
Rates here run from ₹2,980 per sq ft at an essential finish to ₹5,050 per sq ft at luxury. Every total below is that rate multiplied by the carpet band in the same row, so you can check it against your own flat. The rate comes from homes we have delivered and invoiced, held at October 2026.
| Home | Usual carpet band | Essential ₹2,980/sq ft | Premium ₹3,960/sq ft | Luxury ₹5,050/sq ft |
|---|---|---|---|---|
| 2BHK | 1,000–1,400 sq ft | ₹29.8 – 41.7 L | ₹39.6 – 55.4 L | ₹50.5 – 70.7 L |
| 3BHK | 1,600–2,200 sq ft | ₹47.7 – 65.6 L | ₹63.4 – 87.1 L | ₹80.8 L – ₹1.11 Cr |
| 4BHK | 2,400–3,100 sq ft | ₹71.5 – 92.4 L | ₹95.0 L – ₹1.23 Cr | ₹1.21 – 1.57 Cr |
| Full floor | 3,200–4,200 sq ft | ₹95.4 L – ₹1.25 Cr | ₹1.27 – 1.66 Cr | ₹1.62 – 2.12 Cr |
All figures ex-GST, with 18% charged separately. Excludes structural civil work, white goods and loose furniture. Check a different area in the cost calculator.
Lobby and lift protection is a real cost in these buildings and we quote it: full hardboard and film protection of the marble lobby, lift car lining, and a dedicated attendant during every movement runs ₹55,000 to ₹1.3 lakh for a full-home project. It is cheaper than one scratch on a lobby floor the committee replaced in 2019.
Design and build under one accountable roof in Breach Candy
Local factors we plan around in Breach Candy
- There is no back door. Every delivery and every bag of debris goes through the main entrance and the residents' lift. Protection is installed before day one and an attendant supervises every movement.
- Hospital-zone noise sensitivity is enforced. Cutting, drilling and demolition are restricted to a narrower window than elsewhere in the city, typically 10.30am to 5pm, and the committees here take complaints seriously.
- Sea-facing metalwork is usually the first real item of scope. Window frames, railings and grilles on the western elevations corrode from the inside out. Replacing the finishes without dealing with them wastes the money.
- Consulate adjacency adds notice requirements. Buildings next to diplomatic residences require advance notification, worker verification and sometimes restrictions on photography from balconies.
- Cumballa Hill gradient limits the vehicle. The approach roads climb and are narrow at the top. A small tempo is the working maximum and there is nowhere to stand for a day.
The delivery problem in Breach Candy
What follows is not boilerplate — it is the four constraints we have actually hit on jobs in this pocket.
| Constraint | The reality here | How we plan for it |
|---|---|---|
| No service entrance | All movement through the main lobby and residents' lift | Full lobby and lift protection installed day one; attendant on every movement |
| Noise window | Hospital-zone sensitivity; narrower permitted hours | Noisy scope batched into 10.30am–5pm; quiet work either side |
| Consulate notice | Advance notification and verification near diplomatic residences | Notices issued and crew verified before the first delivery |
| Gradient | Climbing, narrow approach roads with no standing room | Small tempo; unload and leave; consolidated loads |
The spec we write here
What gets specified here is decided by the walls, the air and the society bye-laws, in that order.
| Element | What we specify | Why, here |
|---|---|---|
| Metalwork | Window frames, railings and grilles assessed and treated first | Sea-facing steel corrodes from the concealed face outward |
| Hardware | SS 316 on the western elevations throughout | Direct sea exposure across the whole frontage |
| Lobby protection | Hardboard, film and corner guards through the full route | One scratch on a restored marble lobby costs more than the protection |
| Carcass | BWP on sea-facing rooms; 710-grade on the hill side | Exposure is directional even within one flat |
| Acoustics | Resilient underlay and sealed penetrations where the committee requires it | Noise complaints in these buildings escalate quickly |
What the Breach Candy schedule looks like
- Week 0–1 — survey, metalwork audit, noticesMeasure, assess every external metal element, agree the lobby protection scope with the committee and issue any consulate notifications.
- Weeks 2–4 — design and BOQLayouts and 3D views, with the metalwork treatment and the protection scope shown as their own lines.
- Weeks 5–8 — protection, strip-out, metalworkProtection installed first, then demolition within the permitted hours, then window and railing treatment.
- Weeks 9–16 — joinery, services, ceilingInstallation through the protected route with an attendant on every movement.
- Weeks 17–19 — finishes, handover, protection removalPaint, hardware, lighting, clean, protection struck and the lobby inspected with the committee.
What clients here say
The lobby was sheeted floor to ceiling before a single item came in, and there was a man on the lift every time it moved. The committee has since asked other flats to do the same.
They dealt with the window frames first. Everyone else wanted to talk about kitchens while the steel behind the plaster was rusting.
Breach Candy is a straightforward high-end market with one awkward constraint. Protect the route, respect the noise window and fix the metal before the finishes, and it behaves perfectly well.
What we take on in Breach Candy
Turnkey design and build
Drawings, procurement and site work under one contract.
→Kitchen design
Layout, carcass, counter and appliance coordination.
→Home renovation
Occupied and vacant flats, phased or in one go.
→Storage and joinery
Wardrobes, crockery units, study and loft work.
→
Selected work by Greenbox Design Studio. Tap any image to enlarge.
Frequently asked questions
What is the interior design cost in Breach Candy?+
₹2,980–₹5,050 per sq ft of carpet. A 1,600–2,200 sq ft 3BHK is ₹47.7–65.6 lakh at an essential finish and ₹80.8–111.1 lakh at luxury, ex-GST, plus ₹55,000–₹1.3 lakh for lobby and lift protection.
Why does lobby protection cost so much?+
Because there is no service entrance and everything — plywood, stone, debris, the lot — crosses a marble lobby that the committee has usually restored at considerable expense. Full hardboard and film protection of the route, lift car lining, corner guards and an attendant on every movement is ₹55,000 to ₹1.3 lakh. A single deep scratch on that floor costs more than all of it.
What are the working hours in Breach Candy?+
Narrower than elsewhere. The hospital zone and the committees restrict cutting, drilling and demolition to roughly 10.30am to 5pm, and complaints here are escalated rather than tolerated. We batch all noisy scope into that window and run assembly, finishing and cleaning either side of it.
Should I replace or treat corroded window frames?+
It depends on the section loss. Where the steel is sound under the rust, stripping to bright metal, epoxy priming all faces including the concealed ones and re-glazing gives another twenty-five years for a fraction of replacement. Where the section has gone, replacement in matching sight lines is the only option. We take a proper look during the survey rather than guessing.
Does being next to a consulate affect the work?+
It adds notice and verification requirements: advance notification of the work period, verification of every worker and sometimes a restriction on photography from balconies facing the residence. It is all administrative and it is all easily met, provided it is done in week zero rather than after somebody complains.