Three things that decide a Goregaon home project
- Ceiling height splits the suburb. MHADA and 1970s colony blocks in Motilal Nagar, Siddharth Nagar and Unnat Nagar were built to about 2.6 metres. A designed ceiling there is a mistake; wardrobes go to the slab with a shallow 300 mm loft rather than a 450 mm one, and lighting is surface or pendant rather than recessed. Goregaon East township towers give 3.0 metres and every one of those decisions reverses.
- Cluster redevelopment changes the brief, not just the mood. Where a society has a signed development agreement or a live general body vote, we quote an interim specification: modular knock-down joinery that can be dismantled and re-installed, laminate rather than veneer, quartz or granite only where it has to be, no stone cladding, no built-in civil work. It typically costs 30–35% less and the client keeps the wardrobes.
- Approach roads are long and single-lane. Film City Road, the Aarey-side lanes and the internal roads of the larger townships all take a tempo and none of them let it turn. Material is delivered nose-in and reversed out, which means one vehicle at a time and a delivery schedule rather than a delivery day.
Rate bands and what a whole flat comes to
Rates below are on carpet area. The totals are simply the rate multiplied by the carpet band in the same row, so you can check them against your own flat rather than trusting a headline.
| Home | Typical carpet | Essential ₹1,830 | Considered ₹2,370 | Fine ₹3,040 |
|---|---|---|---|---|
| 1BHK | 400 – 520 sq ft | ₹7.3 – 9.5 L | ₹9.5 – 12.3 L | ₹12.2 – 15.8 L |
| 2BHK | 620 – 850 sq ft | ₹11.3 – 15.6 L | ₹14.7 – 20.1 L | ₹18.8 – 25.8 L |
| 3BHK | 950 – 1,300 sq ft | ₹17.4 – 23.8 L | ₹22.5 – 30.8 L | ₹28.9 – 39.5 L |
| 4BHK or duplex | 1,500 – 2,100 sq ft | ₹27.4 – 38.4 L | ₹35.5 – 49.8 L | ₹45.6 – 63.8 L |
Ex-GST. Interim redevelopment specification sits roughly a third below the Essential column. The rates reflect what Greenbox has completed and invoiced on Goregaon homes, held at October 2026.
Built for twenty years, or built for six — decide first
Worked example: 1,150 sq ft three-bedroom, Goregaon East township
A 2013 tower, nineteenth floor, 3.0 metre slab, two goods lifts, managed facilities. The owners want the third bedroom opened into the living room as a study, which is the most common plan change we make here.
| Scope | ₹ lakh | Note |
|---|---|---|
| Civil work, including the study opening | 1.58 | Non-structural wall removed; RCC verified before quotation |
| Joinery — wardrobes, TV wall, study, crockery, entry | 13.27 | Veneer on the study and TV wall, laminate elsewhere |
| Modular kitchen, 13 running feet | 4.14 | L-shape with utility-balcony storage and a quartz counter |
| False ceiling and lighting | 2.86 | Stepped ceiling in living and dining — the 3.0 m slab allows it |
| Electrical and AV | 1.58 | New points, study data run, dimmable circuits in the living room |
| Painting and wall finishes | 1.40 | Full flat; fluted panelling behind the bed in the master |
| Two bathrooms | 1.89 | Counters, mirrors, fittings, one full re-tile |
| Soft furnishing, curtains and blinds | 1.46 | Roller blinds throughout, sheers in the living room |
| Project management and contingency | 0.52 | Against the wall removal and the lift schedule |
| Total, ex-GST | 28.70 | ₹2,496 per sq ft carpet |
Add 18% GST. The same flat with the third bedroom left intact comes in about ₹1.3 lakh lower — the opening, the beam finish and the joinery that replaces the wall are most of the difference.
The 3BHK that wants to be a 2BHK and a study
The most requested plan change in Goregaon East is not a kitchen or a bathroom, it is the third bedroom. Township 3BHKs from around 2010 onward put a 90 to 110 square foot third room off the living area, too small for a double bed with circulation and too useful to leave empty. Roughly half our clients here want it opened up. Three things decide whether we do it: the wall has to be non-structural, which we verify from the developer's drawing and a sounding test rather than an opinion; the society has to allow it, which they usually do with a marked drawing; and the beam soffit above has to be dealt with honestly, either expressed and finished or picked up in a ceiling that runs the full width. The half-measure — a stub wall and a curtain — looks unresolved on the day the furniture arrives and is the version we talk people out of.
The interim fit-out, which we quote more often here than anywhere else
If your society has voted for redevelopment and the agreement is signed, spending ₹22 lakh on a flat you will vacate in five years is a choice, not a necessity. What we build instead is a set of wardrobes and units in knocked-down modules with cam-lock fittings, sized to fit the carpet areas in the proposed new building where those are already published. The kitchen goes in as a modular system on adjustable legs rather than a masonry platform. Ceilings stay off. Flooring is overlaid rather than replaced. When the building comes down, the joinery is dismantled in a day, stored, and re-installed in the new flat for about 12% of its original cost.
For the suburb as a whole, including commercial work around Nesco and Oberoi Commerz, see interior designers in Goregaon. For our residential method across Mumbai, see residential interior designers in Mumbai.
Selected residential work by Greenbox Design Studio.
Frequently asked questions
Our society is going for redevelopment in about five years. Should we do interiors at all?+
Do the parts you will use and can take with you. Knocked-down modular joinery, a modular kitchen on adjustable legs, good lighting and paint. Skip stone cladding, built-in civil work, false ceilings and anything bonded to the structure. It costs roughly a third less and the joinery moves with you for about 12% of its original cost.
Can the third bedroom be opened into the living room?+
Usually, but only after we confirm the wall is not structural and the society permits it. In the township towers most internal partitions are block work and the change is straightforward. We produce a marked drawing for the committee and reinstate the beam soffit properly rather than hiding it in a ceiling.
Why is a Motilal Nagar flat quoted lower than a Goregaon East one?+
Smaller carpet areas, lower ceilings that rule out the expensive ceiling and lighting work, and a market that specifies laminate over veneer. Against that, older blocks often need a rewire, which we survey before quoting rather than discovering afterwards.
How do deliveries work on Film City Road and the Aarey-side lanes?+
One vehicle at a time, nose-in, reversed out, and nothing larger than a tempo. We consolidate into fewer loads and book them into the morning, before the studio traffic builds. It is the reason we prefer factory-finished modules here over site carpentry, which needs a continuous material flow.
Is a 2.6 metre ceiling too low for a false ceiling?+
For a designed ceiling, yes. A peripheral cove of 75–90 mm around the living room is the most we would do, and in the bedrooms we would leave the slab alone and light the room with pendants and wall lights. A flat 110 mm ceiling in a 2.6 metre room reads as oppressive within a week of moving in.