At Godrej Skyline Commercial in Koregaon Park Annexe, Mundhwa, buyers face a clear choice: a ground-floor shop with a mezzanine and street frontage, or a larger, cheaper shop on the first retail floor. This piece compares the two on price, size, height and use, using the developer's inventory and the Godrej Properties retail plans.
All figures are agreement values before taxes unless stated.
In short: ground-floor shops cost about ₹56,560 per sq ft (₹51,650 for two units) for 750 to 1,203 sq ft including a mezzanine, with 8.4 m of height and street frontage. First-floor shops cost about ₹42,200 to ₹49,400 per sq ft for 808 to 1,551 sq ft, with 4.2 m of height. Retail that lives on walk-in visibility should pay for the ground floor; destination businesses get more space for their money upstairs.
The two levels side by side
| Ground floor + mezzanine | First retail floor | |
|---|---|---|
| Shops on the inventory | G001, G005 to G011 | P010, P020, P022, P023, P028 |
| Carpet area | 750 to 1,203 sq ft | 808 to 1,551 sq ft |
| Agreement value | ₹4.24 to ₹6.80 crore | ₹3.41 to ₹7.57 crore |
| Rate per sq ft of carpet | ₹51,650 to ₹56,560 | ₹42,200 to ₹49,400 |
| Floor-to-floor height | 8.4 m (27.5 ft), with mezzanine | 4.2 m (13.75 ft) |
| Frontage width | 12.5 to 22.7 ft | 22.7 to 32.7 ft |
| Depth | 36 to 41 ft | 36 to 53 ft |
The case for the ground floor
Ground-floor shops face the 30 m and 18 m DP roads and get the footfall from the street and from the towers above. The 8.4 m height takes a mezzanine, which is already counted in the carpet area: about a third of each shop's area sits on that upper level, for storage, trial rooms, seating or an office. Fashion, jewellery, cafés, pharmacies and service brands that rely on passers-by usually want this level. The trade-off is narrow frontages, 12.5 to 14.3 ft for G007 to G011, and the highest rate per sq ft.
The case for the first floor
First-floor shops cost roughly 13% to 25% less per sq ft and are mostly bigger, with wide frontages of 22.7 to 32.7 ft facing the corridor and depths of up to 53 ft. That suits restaurants, fitness studios, clinics, salons, showrooms that customers seek out, and offices. P010, at 808 sq ft and ₹3.41 crore, is the lowest-priced shop in the project. The trade-offs are less street visibility and a 4.2 m height without a mezzanine, so signage, lift and stair access and the walk from parking matter more. Ask how customers will reach the first floor and where your signage can go.
For investors
For buyers renting out the space, the choice turns on tenant demand. In our view, small ground-floor units with frontage are easier to lease to the chains and local brands that drive high-street rents, while the larger first-floor units suit fewer, bigger tenants and may take longer to let. We have no rental data for this project; ask the developer and local brokers for current lease rates on Ghorpadi–Mundhwa Road before you work out a yield.
Before you decide
- Visit at the hours your customers would come, and check access from both DP roads.
- Get the all-inclusive cost, about 13% above the agreement value, itemised in writing.
- Confirm parking, signage, loading and restaurant permissions for your use.
- Check the registration with our MahaRERA checklist.
For every shop's price, see our Godrej Skyline Commercial price list. For the homes above the shops, read our Godrej Skyline review, and for the neighbourhood, our Koregaon Park Annexe guide.
Ground vs first-floor shops at Godrej Skyline: frequently asked questions
Do the ground-floor shops have a mezzanine?
Yes. Each has a mezzanine within an 8.4 m floor-to-floor height, and the carpet area includes it.
How much cheaper are the first-floor shops?
About ₹42,200 to ₹49,400 per sq ft against about ₹56,560 for most ground-floor shops, by our calculation.
Which level suits a restaurant?
Either can work. First-floor shops offer larger, deeper floor plates at a lower rate; ground-floor shops offer street presence. Check restaurant permissions for the unit.
What frontage do the shops have?
12.5 to 22.7 ft on the ground floor and 22.7 to 32.7 ft on the first floor, by the inventory sheet.
Which shop is the lowest priced?
P010 on the first floor: 808 sq ft at ₹3.41 crore.
Is Godrej Skyline Commercial RERA registered?
Yes, as part of Godrej Skyline, MahaRERA PM1260002400007.
