The western suburban line of Mumbai has long been an attraction for homebuyers and investors, as the Andheri, Goregaon, and Malad belt dominated the market with a formidable offering of inventory. As these hubs established and became the go to address, it also brought along an increase in property prices and a point of saturation in these traditional real estate markets. The answer to the continued demand for housing has resulted in a shift further north into bustling micro-markets such as Kandivali, Borivali, Mira Road, and Vasai-Virar.
Acknowledging this trend among a section of homebuyers looking at price sensitivity, Mr. Parthh K Mehta, CMD of Paradigm Realty, says, “The northern corridors within the western suburbs are witnessing a surge in demand due to their affordability and infrastructure upgrades. Seamless connectivity and self-sufficient social infrastructure are key drivers pushing the demand from homebuyers and investors in the 25 to 44 age group in pockets beyond Andheri. This is an upwardly mobile demographic which sees strong value in these well-connected yet relatively affordable suburbs. In our projects along this belt, Paradigm has focussed on integrating green spaces and modern amenities, creating sustainable living environments.”
Mr. Aditya N Shah, Director, Mayfair Housing shares, over the years property rates in Andheri and Goregaon have surged, averaging around Rs 31,000 per sq ft in 2025. As affordable and spacious options drive market dynamics and homebuyer requirements, factors like price escalation along with limited availability options have primarily led to homebuyers exploring locations 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 mid-income homebuyers exploring the extended northern belt, the Mumbai beyond Andheri offers value without compromising on connectivity or amenities.
Sharing his perspective on this trend Mr. Mehta, notes, “Malad, Borivali Kandivali have emerged consumption hotbeds, with high disposable incomes and aspirational lifestyle upgrades within the comfort of their own surroundings driving demand for luxury housing in comparison to SoBo. Since these areas now have excellent connectivity, existing and upcoming metro lines, well-planned gated communities that appeal to families and investors alike too have come up to meet quality residential demand.”
Connectivity: The Key Driver
As Mr. Shah shares, with the government being focussed on improving connectivity within the Mumbai Metropolitan Region (MMR), the development of infrastructure, especially transport has become critical. As Since Mumbai’s transport infrastructure saw improvement, it has also become a significant catalyst for northward migration. Even as the Western Railway’s Western Suburban Line continues to be the backbone, new metro lines connecting Dahisar to DN Nagar (Metro Line 2A) and Andheri East to Dahisar East (Metro Line 7) have emerged to shoulder the load and improve connectivity. Further transforming commute time and enhancing accessibility are Western Express Highway redevelopment, and new link roads (e.g., Dahisar-Bhayandar Link Road), 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.
These infrastructure projects are set to improve travel time and strengthen the real estate appeal of these northern suburbs. In the future, the development of Vadhvan port will contribute to improved connectivity and development of key business districts. With an airport also in the planning mix, the areas beyond Andheri will become highly convenient for residents, daily commuters and investors alike. Besides connectivity civic and social infrastructure development works are also encouraging long-term investment in the region. The Surya Regional Water Supply Project for example promises to resolve water scarcity as an enhancement of healthcare facilities, schools, shopping malls, and recreational spaces is also contributing to making a better quality of life available.
Suraksha Smart City Mr. Jash Panchamia emphasises, “With the expansion of metro connectivity and road networks, areas like Mira Road and Vasai-Virar have becoming the new hotspots for housing. Investors are in awe of the potential for high rental yields and capital appreciation, while homebuyers have been able to appreciate the spacious homes and community living that these areas have to offer.”
Given the abundance of land, developers have made best use of the situation by coming up with gated communities listed with modern amenities, green spaces, and facilities that provide for the entire community. Among the homebuyers, mid-income families are increasingly attracted to these suburbs for the vale for money and larger living spaces they get. 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.
In conclusion, 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% indicating a loud and clear signal of strong demand but limited supply. This trend, coupled with a 3% rise in average property values, only reinforces 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.
