48 rooms · Fort · opposite the terminus
A plain seven-storey block on Modi Street, built in 1974 and run as a hotel since 1996. Check in early off a red-eye, work at a desk that is actually a desk, take an invoice carrying your company GSTIN, and go. There is no pool and no lobby lounge, and the rate reflects that.
Red-eye arrivals
About a third of our arrivals reach the door before 08:00. Invented figure, like every other number on this page.
| You get in at | Room | Charge |
|---|---|---|
| Before 05:00 | Book the previous night | Full night |
| 05:00 to 08:00 | Guaranteed if booked ahead | 50% |
| 08:00 to 12:00 | If a room is free | Free |
| Day use, 09:00 to 18:00 | Booked as a day room | 60% |
Percentages are of that night's room rate. Ask for early check-in on the booking, not at the desk at dawn: a guaranteed 06:00 room means we hold it empty from the night before.
| Out by | Room | Charge |
|---|---|---|
| 12:00 | Standard | Free |
| 16:00 | If the floor allows, direct bookings first | Free |
| 18:00 | Guaranteed if booked ahead | 40% |
| After 18:00 | Charged as a further night | Full night |
Four shower rooms off the lobby, with towels and a place to put a suit bag, free to anyone holding a booking with us that day either side of their stay. Luggage is held free, tagged, for up to 72 hours.
Give it the time you get in and where you get in from, and it works the two tables on this page against each other: the transfer at that hour, then the early check-in band your time at the door falls into, then what that costs against the room you want. Nothing is reserved and no rate is held.
Two steps, by hand.
The desk is staffed 24 hours, so there is no hour at which you arrive to a locked door. This panel does the same two steps for you once scripting is available.
Rooms
Floors 3 to 7. The lift is original and slow at 08:30. Rates shown are before GST.
₹4,900 per night
Faces the internal light well, so it is quiet and there is nothing at all to look at. The desk runs the full width of the window. Shower, no tub, and the bathroom is small enough that two people would be a nuisance.
₹5,600 per night
Two proper beds, not a bed and a sofa, which is the thing colleagues sharing a room on the same purchase order keep having to check. One desk between two, so if you both have calls, book two Singles instead.
₹6,200 per night
Faces the street. The double glazing holds until about 07:00, when the loading starts below and you will hear it. Sleeping past eight in one of these is optimistic. Ask for floor 6 or 7 if you want to try.
₹7,400 per night
Set back from the street on the return of the building, which makes these the quietest rooms we have. The clock tower is visible from one of the two windows. Four of them exist and they go first, so a Tuesday booking made on Monday is unlikely to get one.
Meeting rooms
Capacities are seated, with the room set as named. Platform One and Two share a floor with the pantry; Signal Box is on 6.
| Room | Floor | Theatre | U-shape | Boardroom | Half day | Full day |
|---|---|---|---|---|---|---|
| Platform One | 2 | 60 | 24 | 22 | ₹14,000 | ₹22,000 |
| Platform Two | 2 | 30 | 16 | 14 | ₹9,000 | ₹15,000 |
| Signal Box | 6 | n/a | n/a | 10 | ₹6,500 | ₹11,000 |
Half day is 09:00 to 13:30 or 14:00 to 18:30. Rates are before GST and include the screen, the clicker, a flip chart, still and sparkling water, and unmetered wired internet. Tea and coffee is ₹280 a head per break; lunch is ₹750 vegetarian or ₹900 otherwise, served in the room. Signal Box seats ten around one table and cannot be set any other way, which is why the other two columns say n/a. Capacities and rates are invented for this sample.
No ballroom, no separate banqueting entrance, and no room that holds more than 60. If you are running a launch for 200 people this is the wrong building and we will tell you that on the phone rather than after the deposit.
There is no dedicated AV technician on staff. The screens, the HDMI and the room microphone in Platform One work and the duty manager knows how to reset them. Anything beyond that, bring your own person or hire one; we will let them in from 07:00.
Meeting rooms are held provisionally for 72 hours without a deposit, and after that they release automatically. Cancellation is free up to seven days out, then 50%.
Getting here
Every figure below is invented for this sample, including the times.
Terminus House, Modi Street, Fort, Mumbai 400001
400 M FROM CSMT GATE 4 · 6 MIN ON FOOT · ENTRANCE UNDER THE STEEL CANOPY
| Destination | Distance | 02:00 | 07:00 | 18:30 |
|---|---|---|---|---|
| CSMT, Gate 4 | 400 m | 6 min walk | 6 min walk | 6 min walk |
| Airport Terminal 2 | 19 km | 30 min | 45 min | 80 min |
| Airport Terminal 1 | 17 km | 26 min | 40 min | 70 min |
| Nariman Point | 3.4 km | 10 min | 14 min | 28 min |
| Ballard Estate | 1.2 km | 5 min | 7 min | 12 min |
| Bandra Kurla Complex | 22 km | 32 min | 48 min | 95 min |
| Churchgate | 1.8 km | 7 min | 10 min | 18 min |
Three columns because one number would be a lie. The BKC figure is the one that catches people out: an 18:30 meeting there means leaving here at 16:45, and the return is worse. If your work is in BKC, stay in BKC. The bands are 22:00 to 05:59 for the 02:00 column, 06:00 to 15:59 for the 07:00 column and 16:00 to 21:59 for the 18:30 one, and the arrival planner under Red-eye arrivals reads exactly those bands off exactly these figures.
The taxi rank on the north side of the terminus is the fastest way in from CSMT, but at 400 metres it is slower than walking unless you have a case. Coming from the airport, the prepaid counter is at both terminals; ask for Modi Street off D.N. Road rather than for the hotel by name, because the hotel is not the landmark, the street is.
We do not run an airport car as a profit line. The desk will book one at the metered fare plus tolls, on the bill, and that is all it costs.
Parking is four spaces in the rear lane, first come, ₹400 a night. On a weekday there will not be a space after 10:00 and we would rather say so than have you circle.
Corporate rate desk
A corporate rate is a signed agreement for a year: a fixed percentage off our best available rate, a guaranteed allocation of rooms on nights we are full, and the option to bill your company rather than a card. It takes one email and about three working days, and it is the cheapest channel either of us has.
| Committed room nights a year | Off best available rate | Allocation held | Billing |
|---|---|---|---|
| 50 to 149 | 8% | None | Card at checkout |
| 150 to 399 | 12% | 2 rooms to 18:00 | Bill to company, 30 days |
| 400 and above | 15% | 4 rooms to 18:00, plus 2 half days in Platform Two | Bill to company, 45 days |
Tiers are invented for this sample. A rate agreement is not a prepayment: you commit to a volume, we hold the rate, and if you fall short we renegotiate at renewal rather than invoice the difference.
Sample site: that address is not real and no message will reach anyone. On a live build this posts into the property's CRM and copies the rate desk, so the enquiry has an owner and a clock on it rather than sitting in a shared inbox.
The invoice
A stay that cannot be claimed is a stay the traveller pays for twice.
Invented registration numbers for a fictional property. Do not use them.
GST is charged on the room tariff at the rate for the band your room falls into, and it is added to the rate rather than included in it. This sample quotes 12% throughout so the arithmetic in the booking panel is legible.
A live site should carry whatever rate and band are in force on the guest's stay dates, and that is a thing we keep updated, not a number typed once into a template. Bands move.
Give us your company GSTIN when you book, not at checkout. Once the invoice is raised against a guest name it is an amendment, and amendments are slow.
Foreign nationals: bring the passport and visa to the desk. We file Form C with the Bureau of Immigration within 24 hours of check-in, one form per guest even when a group arrives together, and we cannot complete check-in without the document.
Guests
The rating, the count and all three quotes below are invented, like everything else on this page. On a real property this block reads from verified Google and booking-engine reviews and is never written by us. If a property asks us to write its reviews, that is the point at which we stop working with them.
Landed 04:40, in a bed by 05:25, at the client by nine. That is the entire reason I book it.MAR 2026 · INVENTED
Room is small and the desk is a real desk with sockets on it. Correct priorities for once.FEB 2026 · INVENTED
Street side is loud from seven in the morning. Ask for a corner room and the problem goes away.JAN 2026 · INVENTED
Policies
Best available rate cancels free until 18:00 on the day of arrival. Corporate rates cancel free until 18:00 the day before, because the room was held for you. Advance purchase rates do not cancel at all, and we say so twice before you pay.
Photo ID for every adult at check-in, passport and visa for foreign nationals. Children under 12 stay free on the existing bedding; there are no connecting rooms in the building. No pets, and no assistance-animal refusal either, which is a different thing.
Breakfast 05:30 to 10:30, room service 05:30 to 01:00. There is no restaurant, no bar and no pool, and the gym is two treadmills and a rack of dumbbells in a room on 2. Fort has better food within 200 metres than we could cook.
A note from Jinova Systems, not part of the sample
Every other sample on this site makes the same argument, because at seven rooms or forty-two beds it is the only argument there is: follow one booking, net off the commission, multiply up. A forty-eight room hotel with a rate desk has a second instrument that a homestay cannot use at all, so the comparison worth printing here is not one booking against one commission line. It is the two instruments side by side, over the three years each of them lasts.
| Measure | Move one OTA booking in five onto your own site | Sign one corporate agreement at 400 nights |
|---|---|---|
| Nights it touches, a year | 1,426 | 400 |
| What one of those nights is worth to you | +₹787 | +₹66 |
| Year one | ₹11.2 lakh | ₹26,400 |
| Year two | ₹11.2 lakh | ₹26,400 |
| Year three | ₹11.2 lakh | ₹26,400 |
| What having it again next year costs | Nobody re-buys the nights, but the site has to keep winning them, every year, against a channel bidding on your own name. | One renewal conversation, and the tier moves up on its own if the volume grew. |
| Who can take it away | Any channel that outbids you, and one of them will. | Nobody, for the length of the agreement. |
Where the two per-night figures come from. The same ₹6,200 Double leaves you ₹5,146 through Booking.com at 17% and ₹5,933 through your own site at 4.3%, so the gap is ₹787. Direct is not free, which is why that gap is the number to argue from rather than the whole ₹1,054 commission; anyone quoting you the full commission as a saving is selling something. On the agreement, the 15% tier discount is ₹930 a night against the ₹1,054 you would have handed an OTA for the same night, less about ₹58 a night for carrying 45 day terms, which nets ₹66. And 1,426 is 48 rooms at 74% occupancy, which is 12,965 room nights; 55% of those arriving through OTAs is 7,131; one booking in five of those moved is 1,426.
So the right-hand column is worth about two per cent of the left-hand one, and we would still put the rate desk on the page before anything else, because it is the only column whose nights are not back on sale to somebody else next April. What that certainty is worth we are not going to price for you, because we would be making the number up, and this band has enough invented numbers in it already.
Both columns are built from published commission ranges and from the tiers printed further up this page, not from any property's accounts. Bring one month of OTA statements and a year of rate desk enquiries and we will rebuild the whole table from your occupancy, your rate and your own agreements before you commit to anything. If the right-hand column comes out smaller still on your numbers, we will tell you that too.
An agreement is the one thing on this page an OTA has no way to reach, and it is bought by a travel manager who will never look at the booking form. That is why the corporate desk is a section with its own path, its own address and its own three working day promise, rather than a second button under the form. The margin on it is a rounding error. The forecast it produces is not, and a forecast is what lets you hold rate through monsoon instead of discounting into it.
Parity clauses stop you undercutting the OTA price, so what the direct rate carries is breakfast from 05:30 before the first flights, the 16:00 checkout when the floor allows, no device limit on the internet, and the invoice with the right GSTIN on it. In this segment that converts better than money would. Early check-in is charged rather than given away, which is why the arrival planner higher up the page states the price of it instead of hiding it behind a phone call.
At 48 rooms that is AxisRooms or STAAH, whichever already holds your MakeMyTrip and Goibibo connections, which in India matters more than the international OTA coverage the vendors lead with. The form at the top of this page is a mock and says so on every result.
This page now carries schema.org Hotel data, and deliberately leaves aggregateRating and review out of it, because the 4.3 and the three quotes above are invented and a fictional review has no business being machine readable. Your build gets both, from your verified Google and engine reviews, pointed at your Google Business Profile. The noindex stays on this sample regardless.