Mumbai, the financial capital of India has lakhs of people coming to the city every day from all over the country and outside in search of work. With a population of around 2.16 crore in 2024, it is one of the top 10 most populous cities in the world.
Known as the city that never sleeps, according to National Crime Records Bureau (NCRB) report, Mumbai is at the 9th rank when it comes to safest city in India with an IPC rate of 376.3.
The city is divided into south Mumbai, the western suburbs, the central suburbs, the harbour line and Navi Mumbai according to the railway track line laid. With commercial spaces and residential areas planned across these routes and newer infrastructure developed- operational and under-construction, to reduce congestion in the city, Mumbai city is transforming. The city that once had the chawl system prevalent is home to skyscrapers today, some having 78 and 83 floors too.
In this guide, we tell you the top residential real estate locations to invest in the Western suburbs of Mumbai.
Where are the western suburbs located?
The western suburbs lie on the western part of the Salsette Island. This is from Bandra to Bhayander. It is separated from South Mumbai by the Mithi river and by the Vasai Creek from Vasai-Virar city. The western railway network connect the western suburbs seamlessly.
Property trends in western suburbs of Mumbai
According to a Knight Frank India report on property registrations in Mumbai for August 2024, the western Suburb and Central Suburb have accounted for 83% of the total market share. Although the share of property registrations in the western suburbs dropped from 57% in August 2023 to 55% in August 2024, home-buying here has been most prevalent than any other place in Mumbai.
Table: Micro-Market wise breakup of apartment sales
| Micro-market | Share in Aug 2023 | Share in Aug 2024 |
| Central Mumbai | 7% | 8% |
| Central Suburbs | 29% | 28% |
| South Mumbai | 7% | 9% |
| Western Suburbs | 57% | 55% |
Source: Maharashtra Govt- Dept. of Registrations and Stamps (IGR); Knight Frank Research
Why buy a house in the Western suburbs of Mumbai?
- Work and business: The western suburbs has two most important things that Mumbai is well-known for – Finance and the Film industry. The Bandra Kurla Complex (BKC) is home to financial institutions and diamond companies and Goregaon is where the film city is located. Also, there are many MNCs and IT offices present in Andheri and Malad. The western suburbs has many people working as diamond traders and proximity to the neighbouring state Gujarat helps for trade.
- Infrastructure: There are a number of infrastructure projects that are planned or under-construction mode, which will further enable convenience in this sector.
- GMLR: The Goregaon-Mulund Link Road (GMLR), expected to be operational by 2028, will link the Western suburbs and the Central suburbs. With this12.2 km link road, the present time taken between Mulund and Goregaon i.e. 2 hours will be reduced to 20 minutes.
- Mumbai Coastal road: Partly operational, the Mumbai Coastal Road is divided into two phases- Marine Lines to Bandra Worli Sea link entry point and Bandra Worli Sea Link exit point to Kandivalli. The time taken from South Mumbai to Kandivalli which is close to 2 hours will be reduced to around 40 minutes. With this, the traffic encountered at Bandra just after the Bandra Worli Sea Link will be decongested.
- Metro connectivity: The western suburbs is well-connected with the Mumbai Metro. There are three lines operational now- Mumbai Metro One, Mumbai Metro 2A and Mumbai Metro 7. Mumbai Metro 3 from Aarey to BKC will be soon inaugurated adding to the connectivity of this area.
- Local railway network: The western suburbs start from Churchgate and extends till Boisar. One can easily travel from anywhere in the western suburbs to other parts of the city by using the railway network.
Easy living: Commercial centers Shanti Nagar Industrial Estate Vakola, Technolpolis Knowledge Park, Veera Desai Industrial Estate, Laxmi Industrial Estate, SEEPZ SEZ, MIDC Andheri, BKC etc. are in the western suburbs. With commercial establishments in the vicinity, having your house near saves your travel time. The western suburbs has presence of excellent hospitals, educational institutions and shopping malls making it self-sufficient.
What properties do you find mostly in the western suburbs?
Being a part of the old Mumbai, the western suburbs has a problem of land saturation and no new piece of land is available. Most projects available here are redeveloped projects or projects that have signed up for redevelopment. Developers such as Rustomjee, Puravankara, Atmosphere Realty, Oberoi Realty etc. have undertaken redevelopment projects in the western suburbs.
Top places to invest in Western Suburbs
Bandra
Divided into Bandra (W), Bandra (E) and Bandra Kurla Complex (BKC), this is one of the most premium residential locations in Mumbai. Villas, apartments, flats are common residential configurations that are available here. As per Housing.com, the property rates in Bandra West have seen a 3.57% rise in the last 1 year.
When it comes to residential real estate, Bandra (W) is popular with locations such as Pali Hill, Carter Road, Hill Road, Mount Mary, Santosh Nagar, Ranwar village, Reclamation, etc. Several Bollywood celebrities such as Shah Rukh Khan, Salman Khan, Aamir Khan, Rekha, Jahnvi Kapoor, Deepika Padukone etc. have properties here.
Bandra (East), which was once a not so favourite among buyers has gained momentum in the property market now with several reputed developers having presence here.
BKC known to be primarily a commercial locality offers premium luxury residential properties. Renowned cricketers, Sachin Tendulkar and Yashasvi Jaiswal have properties here. Bandra has a well-developed social and physical infrastructure. The Bandra Railway Station that is on the western line helps in easy connectivity with other parts of Mumbai city. The Bandra Worli Sea Link helps in easy connectivity of this suburb with south Mumbai. The Mumbai Chhatrapati Shivaji Maharaj International Airport is around 8 km from Bandra.
Educational institutions such as the Arya Vidya Mandir High School, Dhirubhai Ambani International School, American School of Bombay, St. Andrew’s college, National College, Chetana College, Mumbai Educational Trust (MET) etc. are present here. The healthcare facilities here include the Lilavati Hospital, Asian Heart Institute and Research Centre, Pali Hospital and Nursing Home. The place also has popular eateries and lively shopping destinations from street shopping to high style boutiques.
Property prices in Bandra (West)
| Average price for buying | Price range per sqft |
| Rs 47,104 per sqft | Rs 12,500 to Rs 1 lakh |
| Average rent | Average price |
| Rs 1 lakh | Rs 30,000 to Rs 4 lakh |
Source: Housing.com
Property prices in Bandra (East)
| Average price for buying | Price range per sqft |
| Rs 33,513 per sqft | Rs 14,964 – Rs 70,454 |
| Average rent | Average price |
| Rs 1 lakh | Rs 55,000 to Rs 2 lakh |
Source: Housing.com
Khar
Very close to Bandra, Khar is an upscale real estate area in the western suburbs. This place has lot of residential real estate options and properties across configurations- apartments, indpendent houses and villas are available here. As per Housing.com, the property rates in Khar West have seen a 2.63% rise in the last 1 year. Bollywood actor Tiger Shroff lives in a luxurious 8BHK apartment at the Rustomjee Paramount project in the posh Khar west neighborhood.
Khar enjoys close proximity to business districts BKC on one side and Andheri, Malad on the other. As this area is very close to Bandra, the facilities in Bandra like school and healthcare are easily accessible to even people living in Khar.
Linking road in Bandra is the nearest go-to market for all shopping needs for people staying in Khar. The Mumbai Chhatrapati Shivaji Maharaj International Airport is in close proximity to Khar and the Khar Railway Station connects the locality to other parts of Mumbai through the western and the harbour line.
Property prices in Khar (West)
| Average price for buying | Price range per sqft |
| Rs 45,253 per sqft | Rs 19,333 – Rs 65,476 |
| Average rent | Average price |
| Rs 1 lakh | Rs 50,000 – Rs 3 Lakh |
Source: Housing.com
Santacruz
This place has a mix of both small buildings and tower blocks. There are also a number of projects here that have gone into redevelopment and are presently under-construction. According to Housing.com, the property rates in Santacruz West have seen a 7.52% rise in the last 1 year. The Santacruz Railway Station helps in train connectivity across Mumbai. Additionally, by road, Santacruz is connected to the eastern suburbs, Thane and Navi Mumbai through the Santacruz Chembur Link Road (SCLR). Santacruz is very close to T1 of the Mumbai Chhatrapati Shivaji Maharaj International Airport that is locally known as the Santacruz airport. It is also located in close proximity to T2 of the Mumbai Chhatrapati Shivaji Maharaj International Airport that is located in Andheri.
The Mumbai Metro 3 also known as the Aqua Line will soon start operations of Phase-1 that will ply from Aarey to BKC and will have Santacruz as a metro station.
Educational institutions such as Lilavatibai Podar High School, Billabong High International School, NMIMS, Mithibai College, L.S. Raheja College, SNDT Law College, and Usha Mittal Institute of Technology, are present in Santacruz West. Multispecialty hospitals such as Surya Hospital, Nanavati Hospital, Ramakrishna Mission Hospital etc. are present here.
Property prices in Santacruz (West)
| Average price for buying | Price range per sqft |
| Rs 43,898 per sqft | Rs 14,275 to Rs 1 lakh |
| Average rent | Average price |
| Rs 1 lakh | Rs 32,000 to Rs 3 lakh |
Source: Housing.com
Property prices in Vile Parle (East)
Vile Parle is posh location in the western suburbs and is located adjacent to Juhu, Versova, Lokhandwala etc. In the last 1 year, property rates in Vile Parle East have seen a 0.47% rise, according to Housing.com.
It is well-connected to the rest of Mumbai through the local railway network that has both western and harbour line. By road, the Western Express Highway, the Bandra Worli Sea Link and the SV road help in connectivity. The Mumbai Metro Line 2B also known as the Yellow Line that will run from Dahisar to Mandale will add to connectivity. Parle is close to both T1 and T2 of the Mumbai Chhatrapati Shivaji Maharaj International Airport.
Educational institutions such as CP Goenka International School, Mithibai College, NMIMS, D J School of Engineering and hospitals such as Dr. R N Cooper Municipal General Hospital, Nanavati Super Speciality hospital are located here. The area also has recreational facilities such as the Juhu Vile Parle Gymkhana, Prabodhankar Thackeray Krida Sankul etc.
Property prices in Vile Parle (East)
| Average price for buying | Price range per sqft |
| Rs 30,912 per sqft | Rs 11,666 to Rs 50,000 |
| Average rent | Average price |
| Rs 94,999 | Rs 35,000 to Rs 1 lakh |
Source: Housing.com
Andheri
Andheri is divided into Andheri (West) and Andheri (East). Of the two Andheri (West) is a prominent area in the western suburbs of Mumbai. Most of the houses in this area are old construction and dates to the 1940s and thus many houses here also have that vintage old charm. This is also home to many people working in the entertainment industry because of its proximity to Goregaon Film City. Areas such as Versova, Lokhandhwala, Oshiwara are around here and are premium posh locations when it comes to residential real estate. Andheri (East) on the other hand has a lot of industrial exposure. Property rates in Andheri West have seen a 4.93% rise in the last 1 year, mentions Housing.com.
Andheri is where the harbour train lines would terminate before being extended till Goregaon. This station provides connectivity to Western suburbs and harbour lines. Also, Mumbai Metro One, 2A, 7 are present here which help in easy travel from Andheri and beyond. Once Aqua Line is operational, one can take the Metro till BKC from Andheri too. The T2 of the Mumbai Chhatrapati Shivaji Maharaj International Airport enjoys close proximity to Andheri.
The Kokilaben Dhirubhai Ambani Hospital in Andheri West, Holy Spirit Hospital in Andheri East etc. are some of the best healthcare facilities in Andheri. Malls such as the Infinity Mall Andheri, Citi Mall Andheri, Lokhandwala market etc. serve as shopping destinations.
Property prices in Andheri (W)
| Average price for buying | Price range per sqft |
| Rs 28,133 per sqft | Upto Rs 60,000 |
| Average rent | Average price |
| Rs 85,533 | Rs 26,000 – Rs 2 Lakh |
Source: Housing.com
Property prices in Jogeshwari
Jogeshwari West, a prominent area in the western suburbs has both residential and commercial real estate exposure. There are many business parks, IT parks, and industrial areas that are located here and these share excellent connectivity with other parts of Mumbai. The property rates in Jogeshwari West has seen a 4.58% rise in the last 1 year, mentions Housing.com. The Jogeshwari Vikhroli Link Road (JVLR) connects the western suburbs to the central suburbs.
The shopping destinations in Andheri, Goregaon and Malad etc. are nearby. The local train network connects Jogeshwari to Churchgate through the western line and to Navi Mumbai through the harbour line. The Mumbai Metro 2A and 7 offer connectivity in this area.
| Average price for buying | Price range per sqft |
| Rs 19,892 per sqft | Rs 10,465 – Rs 35,300 |
| Average rent | Average price |
| Rs 61,727 | Rs 28,000 – Rs 1 Lakh |
Source: Housing.com
Goregaon
The film city is present here and the place also has a mix of commercial and residential real estate. Properties of configurations such as 1 RK, 1 BHK, 2 BHK, 3 BHK, 4 BHK, penthouse, duplex, villas etc. are available here. The property rates in Goregaon West have seen a 2.02% rise in the last 1 year, as per Housing.com. The GMLR that is being planned will cut short the distance to Mulund, making it one of the most looked forward infrastructure.
Major shopping malls such as Oberoi Mall, City Centre Mall, Alankar Shopping Complex etc. present here. Educational institutions such as the Oberoi International School, Ryan International School etc. are present here.
Property prices in Goregaon
| Average price for buying | Price range per sqft |
| Rs 20,368 per sqft | Rs 8,679 – Rs 1 Lakh |
| Average rent | Average price |
| Rs 61,455 | Rs 17,500 – Rs 1 Lakh |
Source: Housing.com
Malad
Malad West enjoys connectivity with other areas in Mumbai through the SV Road, JVLR, the Western Express Highway. Malad offers a diverse residential projects across configurations. The property rates in Malad West have seen a 0.09% rise in the last 1 year, points Housing.com. The railway station at Malad provides easy access to travel to South Mumbai through Western Railway. The Metro Line 2A provides easy connectivity in this area.
Property prices in Malad
| Average price for buying | Price range per sqft |
| Rs 17,389 per sqft | Rs 3,333 – Rs 36,666 |
| Average rent | Average price |
| Rs 51,333 | Rs 11,000 to Rs 1 lakh |
Source: Housing.com
Kandivali
This is a well-known area in the western suburbs that have both residential and industrial real estate in plenty. According to Housing.com, the property rates in Kandivali West have seen a 4.8% rise in the last 1 year. It is located adjacent to areas such as Andheri, Jogeshwari, Malad and Goregaon.The Mumbai Coastal road phase – 1 of which is already open will end in Kandivali, once the phase-2 is also commissioned. This will decongest the traffic in all of the western suburbs. This area, like other areas in the western suburbs, enjoys good connectivity through the rail network through the western railway.
Thakur International School, Ryan International School, Lokhandwala Foundation School, Pawar Public School, Thakur Educational Campus etc. are some of the well-known educational institutions here. Malls such as Raghuleela Mega Mall, Growels 101, Xth Central Mall, Thakur Mall, Centrium Mall etc. are present in Kandivali. Major hospitals in Kandivali are Aastha Hospital, Shatabdi Hospital, Seven Star Multispeciality Hospital, and Sanchaiti Super Speciality Hospital. As part of recreational spaces, Kandivali has the MCA Sachin Tendulkar Gymkhana and the Kandivali Recreation Club among others.
Property prices in Kandivali (West)
| Average price for buying | Price range per sqft |
| Rs 18,835 per sqft | Rs 6,545 – Rs 36,086 |
| Average rent | Average price |
| Rs 37,448 | Rs 17,000 – Rs 90,000 |
Source: Housing.com
Borivali
This area is located in the northern part of Mumbai and has a lot of businessmen staying around. It is divided into Borivali (East) and Borivali (West) by the railway line. Borivali has many multi-storied buildings- both under-construction and ready to move in projects. . According to Housing.com, the property rates in Borivali West have seen a 10.92% rise in the last 1 year. The Borivali Railway Station is a major terminus station and has many outstation trains going from here. Once the Mumbai- Delhi Expressway is completed and commissioned, the real estate prices in this area will be positively impacted.
Property prices in Borivali (West)
| Average price for buying | Price range per sqft |
| Rs 22,663 per sqft | Rs 5,600 – Rs 36,885 |
| Average rent | Average price |
| Rs 40,324 | Rs 19,000 – Rs 65,000 |
Source: Housing.com
What are the factors while choosing a property in the western suburbs?
While we have given you an array of locations to choose from, there are a few basic points that you should remember while choosing the place of residence you intend to buy.
- See that the locality in which you are looking for the property is conveniently accessible to all necessary places like your place of work, school, hospitals etc.
- Check the safety of the area.
- Check for the infrastructure that the area supports.
Housing.com POV
This city that never sleeps ranks among the top 10 costliest real estate destinations in the world. The western suburbs in Mumbai particularly are expensive as compared to the eastern suburbs because of the infrastructure and connectivity this stretch enjoys. While it has its own challenges such as a superfast moving life, heavy traffic etc. having a property in Mumbai is the best decision one can make for themselves that holds true for both investors and end-users. The western suburbs also have areas ahead of Borivali namely Dahisar, Mira Road, Bhayander,Boisar etc. While they may be in the outskirts, these areas are also developing faster with reputed developers present here. Also, newer parcels of land are available here that can be explored.
FAQs
What are the key areas in the western suburbs of Mumbai for real estate investment?
Bandra, Andheri, Malad, Borivali and Kandivali are sought after real estate destinations in the western suburbs.
What is the price range for properties in the western suburbs?
Depending on the area and configuration of the property, residential unit prices range from Rs 10,000 to Rs 50,000 per sqft.
What are the benefits of investing in western suburbs compared to other regions?
The western suburbs offer excellent connectivity via local trains, metro services and road network. It has access to educational institutions, healthcare facilities and shopping centers.
Are there any upcoming infrastructure projects that could affect property values?
Yes, projects such as the Mumbai Metro, Mumbai Coastal Road, the GMLR and the Mumbai Delhi Expressway are expected to have a positive impact on the property value in the area.
What type of properties are available for purchase?
The options in the western suburbs include apartments, villas, bungalows etc. that cater to various budgets and preferences.
| Got any questions or point of view on our article? We would love to hear from you. Write to our Editor-in-Chief Jhumur Ghosh at jhumur.ghosh1@housing.com |
