The Juhu building stock
Juhu was laid out as a plotted scheme and it still behaves like one. Very little here is a modern high-rise; most of it is four to eight storeys on a generous plot, or a bungalow that has been extended twice.
JVPD Scheme plots
Gulmohar Road, 10th and 11th Road, Ruia Park. Low-rise co-operatives and private bungalows on large plots. Deep verandas, cross ventilation, and services that are usually forty years old.
Juhu Tara Road sea-facing
The exposed edge. Direct salt load, magnificent aspect, and a hardware replacement cycle three times faster than inland if the specification is wrong.
Bungalow conversions
Single-family houses being reworked into a two-generation home or a home plus studio. Structural engineer involvement is not optional and the drawing set is twice the size.
Boutique new towers
Small, expensive, eight to fourteen flats, with a working service lift and a developer fit-out window. The only stock in Juhu with easy logistics.
Rate bands, and why they run high here
| Finish level | ₹ per sq ft carpet | Board and hardware | Typical brief |
|---|---|---|---|
| Restrained | ₹2,740 – 3,290 | BWP throughout, laminate, SS 304 inland only | A let property or a second home |
| Considered | ₹3,290 – 4,020 | BWP with veneer, SS 316 exposed, stone tops | Most JVPD family homes |
| Fine | ₹4,020 – 4,750 | Marine ply on exposed runs, solid timber, bespoke metalwork | Sea-facing and bungalow work |
Excluding 18% GST. The bands are drawn from Juhu homes we have delivered and invoiced, held at October 2026 money. Excludes art, loose furniture and landscaping. Bungalow projects with structural scope are quoted separately, not per square foot.
Worked example: 2,050 sq ft four-bedroom, Gulmohar Road
| Scope | ₹ lakh | Detail |
|---|---|---|
| Civil, plumbing and full rewire | 7.8 | 1982 building; the entire distribution board and every branch line replaced |
| Joinery throughout | 32.6 | Veneer on principal rooms, laminate in service areas, SS 316 on the veranda run |
| Ceiling, cove and lighting | 8.7 | 3.1 m slabs; layered scheme with dimming across four zones |
| Flooring | 8.4 | Existing Kota polished in the passage, engineered timber in bedrooms, stone in the living room |
| Paint, texture and wall panelling | 5.2 | Anti-fungal base coat throughout; the west wall gets exterior-grade |
| Four bathrooms | 7.5 | Full replacement including membrane |
| Lighting control and audio-visual | 4.4 | Zoned control, concealed speakers, one media wall |
| Management, protection and contingency | 2.7 | Includes covered storage — nothing is left on an open balcony here |
| Total, ex-GST | 77.3 | ₹3,770 per sq ft on 2,050 sq ft carpet |
Add 18% GST. The rewire alone is ₹7.8 lakh of the total — on 1980s Juhu stock it is not optional and it is not a contingency item.
Coastal specification, worked out room by room
What the coast actually does, and where to spend against it
Over-specifying the whole house for salt is the most common expensive mistake in Juhu. The corrosion gradient is steep: exposure at 200 metres from the water is very different from exposure at 900 metres, and the interior of a closed bedroom is different again from a veranda run.
| Zone | What we specify | What we do not |
|---|---|---|
| Veranda, balcony, sea-facing external wall | Marine ply, SS 316, powder-coated aluminium, sealed tracks | No MS, no mild-steel fixings, no untreated timber |
| Rooms with an open sea aspect | BWP, SS 316 hinges, anti-fungal paint, gasketed windows | Veneer on the window wall is a maintenance liability |
| Internal rooms, 600 m+ inland | BWP in wet areas, 710-grade elsewhere, SS 304 | SS 316 here is a markup with no service life benefit |
| Kitchen and utility | BWP, SS 316 on the sink run only, solid surface tops | Laminate tops near the sink fail within four monsoons |
Constraints on a Juhu project
- CRZ-II limits external alteration. Enclosing a veranda, extending a balcony, altering the building footprint or changing the external envelope on the seaward side runs into coastal regulation. Internal reconfiguration is unaffected. We scope and state this in writing before the society file goes in.
- Windblown sand is a mechanical problem, not just a cleaning one. Sliding door tracks, wardrobe channels and window runners near the beach clog within a season if they are open-bottomed. We specify sealed or brush-lined tracks and a bottom-running system rather than top-hung where sand is a factor.
- Discretion is a contractual item. A good share of Juhu work is for people who do not want their home photographed or discussed. We run these on an NDA, with a fixed named crew, no site photography, and material deliveries scheduled to avoid the building's busiest hours.
- Bungalow work needs a structural engineer from week one. Not week six. Removing a wall in a 1970s Juhu bungalow means finding out whether it is carrying a purlin, and the answer changes the entire budget.
- Delivery windows are short. The roads around Juhu Circle, Juhu Tara Road and the beach end are congested from mid-morning to late evening and unusable on weekends. Our material runs here are scheduled before 9am.
For the suburb overall, including commercial and hospitality work, see interior designers in Juhu. Our residential contract, drawing set and warranty are described on residential interior designers in Mumbai.
Juhu home projects by Greenbox Design Studio.
Frequently asked questions
Does every Juhu home need marine-grade plywood?+
No, and specifying it everywhere is how budgets get wasted here. Marine ply belongs on verandas, balcony-adjacent runs and the sea-facing external wall. BWP 710 handles the rest of the house perfectly well, including kitchens and bathrooms. The corrosion gradient falls off sharply past about 600 metres from the water.
Can I enclose my veranda or balcony in Juhu?+
Usually not. Juhu sits within CRZ-II for much of its depth, and external envelope changes — enclosing a veranda, extending a balcony, altering the footprint — attract coastal regulation scrutiny on top of the society NOC. We design the veranda as an outdoor room instead, which is a better result on this coast anyway.
How long does a full Juhu home take?+
Eighteen to twenty-four weeks for a 2,000 sq ft-plus home including a rewire, which most 1980s JVPD buildings need. Bungalow conversions with structural scope run six to ten months and are programmed against the structural engineer's sequence, not ours.
Do you sign NDAs and work without site photography?+
Yes, as standard on request. That means a named crew list that does not rotate, no photographs by anyone on site including our own supervisors, no address in any case study, and deliveries scheduled outside the building's busy hours. A number of our Juhu projects have never appeared anywhere.
Why is a rewire so often necessary in Juhu?+
Because the good buildings are old. A 1980s JVPD co-operative was wired for two air conditioners and a geyser, not for five ACs, an induction hob, a dishwasher and a home office. On our Gulmohar Road example the rewire was ₹7.8 lakh of a ₹77.3 lakh project, and it was the item that made everything else safe to install.