The central suburbs of Mumbai now claim a distinct edge within the real estate landscape as they emerge as a new frontier for housing propelling investment and growth. This transition marks a major shift, especially given that the traditionally established suburbs, along the western railway line have usually managed to overshadow other localities. The central nodes, especially are Sion and Mulund are now being reckoned as neighbourhoods with high demand and infra-ready. The reasons for this is strategic infrastructure works being undertaken here. Enhanced connectivity-led transformation and lifestyle upgrades have turned the central suburbs into prime choices for homebuyers and investors aiming for long-term value.
Mumbai Metro
One major contributor is the expanding metro network in the metropolis. The new Aqua Line has created history by connecting the island city to suburban Mumbai. What bring advantage to the central suburbs is that this new line –Mumbai Metro 3 connects to BKC while the upcoming Line 4 will offer connectivity to Sion, Mulund and the surroundings. Interchange options make access to key business hubs including BKC, Lower Parel and Navi Mumbai easier as working professionals will get a faster and less stressful daily commute. Beyond easing traffic congestion, the metro network will also unlock new residential and commercial development potential in previously underserved locations. To add, there is also a rising demand and capital appreciation for projects near metro stations as people realise their strategic investment value, along with a compelling mix of convenience and an improved lifestyle quotient, all made possible by metro-led growth.
Growth momentum
Infrastructure development has been the single accelerating force for urban development in recent years across India. By planning new roads, adding metro lines, and building expressways, the government has ensured works takes place in mission mode. It is the contribution of many such civic works that has helped areas like Sion and Mulund break away from the conventional housing narrative of primary residential hubs. The seamless integration of these central areas into Mumbai’s economic and cultural fabric has enhanced their appeal.
For professionals employed in key business districts such as BKC, Lower Parel, SEEPZ, or even Navi Mumbai, the Central Suburbs offer an attractive residential proposition. Reduced commute times and improved work-life balance are clear outcomes of this infrastructure-led growth has that sparked a surge in demand as seen in property registrations across these suburbs accounting for a chunk of Mumbai’s real estate activity in 2025.
Linking key business hubs
As a prime residential choice for those employed across Mumbai’s key commercial zones, Sion has a lot of growth potential and homebuyers are showing interest for premium apartments with modern amenities designed to meet the evolving demands of urban dwellers. The BKC-Sion signal-free connector is a part of this attraction given that it has enabled cutting down of travel time by up to 15 minutes, hugely favouring working professionals commuting to BKC regularly. Sion due to its location has become a strategic nexus linking South Mumbai, BKC, Navi Mumbai, and the Eastern Freeway. Being close to both the Eastern and Western Express Highways has further enhanced accessibility which is in the process of being bolstered by direct arterial road and bridge work to improve linkages to the upcoming Navi Mumbai International Airport.
Gateway to smart urban living
Mulund has been often hailed as the gateway to smart urban living since it complements this narrative by standing tall on its reputation of being among one of Mumbai’s most well-planned suburbs. The real estate market of this belt draws benefit from the Central Railway Line, the bustling LBS Road, and the upcoming Metro Line 4 (connecting Wadala to Kasarvadavali, Thane). Mulund’s modern connectivity network is set to improve dramatically with the metro line alone expected to reduce travel time by up to 75%. Alongside easing congestion and enhancing daily commutes, Mulund does ensure a balanced lifestyle with its abundant greenery, reputed schools, hospitals, and shopping malls. This makes it an attractive address for families and professionals to reside here as the numerous developments here offer an investment potential that signals homebuyers confidence in the Central Suburb’s long-term trajectory, catering to a population which is diverse seeking modern, comfortable living spaces.
New airport, new demand
In a few months, the Navi Mumbai International Airport will be operational and while it will be a game-changer for the entire Navi Mumbai region, the central suburbs of Mumbai will also be a recipient of its benefits. Due to their direct and indirect links via key roads and metro lines, Sion, Mulund and the Central Suburbs will find themselves equidistant from the new airport. The commissioning of the new airport is expected to significantly uplift property values and demand in these areas, as they offer unparalleled access between the island city, suburban Mumbai, and the new aviation hub. The seamless integration of metro lines connecting South Mumbai, Thane, and both western and eastern suburbs have to invariably pass through the Central Suburbs only cementing its role as vital connectors within the Mumbai metropolitan ecosystem.
Contemporary Luxury Living
Moving beyond connectivity, the Central Suburbs are also a witness to a transformation in their residential offerings. A noticeable demand for contemporary luxury developments is visible with projects that combine comfort, elegance, and prime location available. Redevelopment projects are also not alien to the Central Suburbs. Ageing structures are making way for modern high-rises that meet international standards of living, and offering a lifestyle upgrade without compromising on accessibility. Areas like Sion and Chembur have managed to exemplify this blend of connectivity, tranquillity, and green spaces, making them ideal for those seeking a premium yet peaceful urban lifestyle.
Finally, homebuyers see investing in Mumbai’s Central Suburbs as a strategic and forward-thinking decision. With many of the areas with traditional appeal now saturated, the Central Suburbs compensate with a synergy of robust infrastructure development, proximity to major business districts, and evolving lifestyle amenities. They are driving a real estate boom that promises substantial appreciation and quality living. Developers have their focus on innovation and quality, ensuring they are a part of this transformation. From an inventory of projects that resonate with the aspirations of the modern Mumbaikar to expanding businesses and modernised neighbourhoods, the Central Suburbs are shaping the future of present day real estate.
-The author is chairman and managing director of Sheth Realty.
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