How Virar and beyond-Andheri locations are becoming the next big affordable housing hubs

The western suburban line of Mumbai has long been an attraction for homebuyers and investors, as the Andheri, Goregaon and Malad belt have led the market with a strong inventory offering. As these hubs gained stature and became the go-to pin codes, it also brought along a huge jump in property prices and a point of saturation in these traditional real estate markets. The answer to the continued demand for housing thus shifted further north into bustling micro-markets such as Kandivali, Borivali, Mira Road, and Vasai-Virar.

There is a section of homebuyers looking at price sensitivity and the northern belt within the western suburbs began witnessing a surge in demand due to their affordability and infrastructure upgrades. Improved connectivity and quality social infrastructure are key drivers pushing the demand from homebuyers and investors with integrated green spaces and modern amenities, along with sustainable living environments becoming standard.

Property rates in Andheri and Goregaon

Over the years property rates in Andheri and Goregaon have surged, averaging around Rs 31,000 per sqft in 2025. As affordable and spacious home offerings boost market sentiment, specific dynamics and homebuyer requirements, including factors like price rise along with limited inventory options have led to homebuyers scouting for projects beyond these areas. Homes in Mira Road and Bhayandar, for instance, command prices that are 30–35% lower than Borivali or Kandivali making it more suitable for many homebuyers. 

The mid-income homebuyer category is exploring the extended northern belt and have discovered that the Mumbai beyond Andheri area is not a compromise on connectivity or amenities offered. Malad, Borivali Kandivali are hotbeds, with high disposable incomes and aspirational lifestyle upgrades driving consumption. As people look within the comfort of their own surroundings, there is a renewed demand for luxury housing. Since these areas are now well connected, thanks to existing and upcoming metro lines, developers have launched developments that are well-planned to meet residential housing demand.

Infrastructure and connectivity

As the government is focused on improving connectivity within the Mumbai Metropolitan Region (MMR), with the development of better infrastructure, a critical transformation has taken shape. Since Mumbai’s transport infrastructure has seen improvement, it has also become a significant catalyst for the northward migration we see. While the Western Railway’s Western Suburban Line continues to be the backbone, the adding of new metro lines connecting Dahisar to DN Nagar (Metro Line 2A) and Andheri East to Dahisar East (Metro Line 7) now shoulder the load and better connectivity.  

Further transforming commute time and enhancing accessibility are Western Express Highway redevelopment plans, and the construction of new link roads (e.g., Dahisar-Bhayandar Link Road). The upcoming Metro Line 9, connecting Dahisar to Mira Bhayandar, the extension of the Mumbai Coastal Road to Mira Bhayandar, the Thane-Borivali twin tunnel project (that will reduce travel time from an hour to just 15 minutes) and the proposed Gaimukh-Fountain tunnel cum elevated road project are set to improve travel time and strengthen the real estate appeal of these northern suburbs. 

The development of Vadhvan Port in the days ahead will contribute to improved connectivity and development of key business districts within easy reach.  With an airport also in the works, the areas beyond Andheri will become highly convenient for residents, daily commuters and investors alike. Civic and social infrastructure development works are also part of the government’s long-term investment vision for the region. The Surya Regional Water Supply Project is prime example of its promise to resolve water scarcity. The improvement of healthcare facilities, modern schools, shopping malls, and development of recreational spaces is also adding to a better quality of life.  

As land is in abundance, developers have come up with gated communities complete with modern amenities, green spaces, and facilities that provide for the entire community. This is not something that areas in the Bandra-Andheri belt cannot offer however prime they may be as an address. Families and professionals who want to enjoy living spaciously and added lifestyle comforts, have gyms, clubhouses, and landscaped gardens, aligning with their preferences. Families are also increasingly as their targets of realising the value for their money as larger living spaces and connectivity are easily met. As for NRIs and long-term investors, the Kandivali, Borivali, Mira Road, and Vasai-Virar micro-markets offer steady price appreciation and a robust rental demand that is both fulfilling and keeps the investment protected.

To wrap up, a look at the data from the CREDAI-MCHI and CRE Matrix, indicate that housing sales in the western suburbs grew by 13% in FY 2024, even as new launches declined by 35% sounding a loud and clear signal of strong demand but limited supply.  Coupled with a 3% rise in average property values, his is a trend which will only strengthen the area’s growing appeal among homebuyers and investors pointing to one fact – the areas beyond Andheri are the next frontier in Mumbai’s real estate growth story.

-The author is Director, Mayfair Housing.