The layout repeats, and that is the saving
In an unplanned suburb every flat is measured, drawn and prototyped alone. Here, a 2BHK in a CIDCO building in Nerul sector 20 and one in Vashi sector 17 are frequently the same plan with the same beam positions and the same 2.75 metre slab. Where your flat matches a plan we hold, three things change: the survey takes an hour instead of a day, the factory cuts from a proved list, and the site variation allowance drops from about 5% to about 2%. That is most of the gap between our Navi Mumbai rate and our Chembur rate. Every node rate below is built from Navi Mumbai flats we have completed and billed, held at October 2026.
| Node | Dominant residential stock | ₹ per sq ft | Note |
|---|---|---|---|
| Vashi | CIDCO sector buildings plus 2000s private towers | ₹1,640 – 2,620 | Best-served node; trade and hardware available locally |
| Nerul and Seawoods | Mixed CIDCO, NRI Complex, newer towers | ₹1,640 – 2,560 | Larger formats near the golf course and Palm Beach |
| Sanpada and Juinagar | 1990s sector buildings, low-rise | ₹1,580 – 2,310 | Walk-ups common; storage-led briefs |
| Kopar Khairane and Ghansoli | CIDCO stock with corporate tenancy | ₹1,520 – 2,250 | Short lets; lease-ready specification is common |
| Airoli | 2005-onward towers near the business parks | ₹1,580 – 2,370 | Commuter households; weekday-empty flats |
| Belapur and the CBD sectors | Government and bank colony stock, new towers | ₹1,580 – 2,430 | Older colony flats often need a full rewire |
Ex-GST, on carpet area. Kharghar and Panvel sit below this table and are priced on their own page.
Worked example: 860 sq ft two-bedroom, Nerul
A 1990s CIDCO building, fourth floor, lift working, standard plan. The owners are retiring into it after twenty years of letting it out, which means everything the tenants used is being replaced.
| Scope | ₹ lakh | Note |
|---|---|---|
| Civil and plumbing | 1.16 | Both bathroom supply lines replaced; one wall opening closed |
| Joinery — wardrobes, TV unit, shoe and crockery storage | 8.28 | Cut from our held drawing for this plan type |
| Modular kitchen, 9 running feet | 2.92 | L-shape with a tall unit and a granite counter |
| False ceiling and lighting | 1.89 | Peripheral only — the slab is 2.75 m and worth keeping |
| Electrical | 1.03 | Full rewire of the lighting circuit; power circuit tested and kept |
| Painting | 0.97 | Full flat, anti-fungal base on the external wall |
| Two bathrooms | 1.16 | Fittings, counters and a partial re-tile |
| Soft furnishing and curtains | 0.27 | Blinds only |
| Project management | 0.12 | Reduced — the plan is known, the survey is short |
| Total, ex-GST | 17.80 | ₹2,070 per sq ft carpet |
Add 18% GST. About ₹50,000 of the difference against a comparable Chembur flat is design and variation allowance we do not need to carry on a repeat layout.
A planned city, and a cutting list that has been proved before
Three things that are true here and nowhere else in this set
- Walk-up buildings are normal, not exceptional. A large part of the older CIDCO stock is ground-plus-four with no lift. Wardrobe carcasses are built as three knocked-down modules to clear a half-landing, counters arrive in two pieces with a joint planned into the design, and we cost the carry rather than absorbing it.
- Salt is an edge condition, not a city condition. Palm Beach Road, the Seawoods creek edge and the Airoli–Ghansoli mangrove frontage get genuine marine exposure. Vashi sector 17 does not. We specify SS 316 and powder-coated aluminium on the exposed edge and ordinary SS 304 everywhere else, and the BOQ marks which flats are which.
- Water supply runs to a timetable. Several sectors are on timed supply, which matters when you want to pressure-test new plumbing. We test in the supply window rather than filling a tank and guessing, and we book that day into the programme.
What people here actually spend it on
The brief across the nodes is remarkably consistent, and different from the Mumbai suburbs in two ways. First, the kitchen gets a larger share — typically 17 to 19% of the contract against 13 to 15% in the western suburbs — because the flats have a proper utility balcony and families use it as a wet kitchen, which means two runs of cabinetry rather than one. Second, almost nobody spends on the living room wall. Where a Goregaon client will put ₹2.2 lakh into a stone TV panel, a Nerul client puts ₹73,000 into a laminate unit and the difference into a second bedroom wardrobe. We think they are right. The one thing we argue for is spending on the bathrooms: the CIDCO stock was built with a single-coat membrane and it is at the end of its life in almost every flat of that generation.
How we staff a Navi Mumbai project
Sending a crew from the western suburbs across the Vashi bridge costs two hours a day and puts the team on site tired. We run these projects from a Vashi base: a resident supervisor, carpentry from the Turbhe and Koparkhairane workshops, hardware and ply from the Vashi APMC-side trade, and stone from Kalamboli. The site supervisor is the same person from measurement to handover, which is what actually keeps a repeat-layout project honest — the drawing may be standard, but your beam may have been shifted by a previous owner.
For the node-by-node picture of the city including commercial work, see interior designers in Navi Mumbai. For our residential process, drawing set and warranty, see residential interior designers in Mumbai.
Residential projects delivered by Greenbox Design Studio.
Frequently asked questions
Why is Navi Mumbai cheaper than the Mumbai suburbs?+
Three reasons, in order of size: repeat layouts cut design and variation cost; site access is easy, so handling labour is a fraction of what a Bandra or Chembur lane costs; and the local trade prices below the island city. It is not a quality difference — the same carcass material and the same hardware brands are used.
Do you already have the drawing for my CIDCO flat?+
Often. We hold measured drawings for several of the common sector building types across Vashi, Nerul, Sanpada and Kopar Khairane. We still verify beam positions and shaft locations on site, because previous owners move things, but where the plan matches we can quote a fixed price rather than an estimate.
My building has no lift. What does that change?+
Panel size and sequence. Nothing over about 1,900 mm goes up a CIDCO half-landing, so wardrobes come as knocked-down modules and counters as jointed pieces with the joint designed to land under a hob or a sink. It adds roughly 5–7% in handling and two to three days to installation.
Is a Palm Beach-facing flat specified differently?+
Yes. Exposed hardware goes to SS 316, external metalwork to powder-coated aluminium, and balcony-adjacent joinery to marine ply with sealed edges. Inside the same building, flats on the inland face do not need it. We mark the elevation on the BOQ so you are not paying for corrosion protection that faces a courtyard.
Can you work in Panvel and Ulwe as well?+
Yes, at broadly the Kharghar band rather than this one. Travel time for supervision is the honest constraint — we run those projects with fewer, longer site visits and a fuller drawing set up front, so decisions are made on paper rather than in a phone call from the site.