July 25, 2025: Mumbai’s western suburbs are witnessing a northward shift in residential demand, as areas beyond the traditional strongholds of Andheri, Goregaon, and Malad emerge as the city’s next big real estate story. With rising property prices and limited inventory in established neighbourhoods, homebuyers and investors are turning their attention to Kandivali, Borivali, Mira Road, and Vasai-Virar.
Parthh K Mehta, Chairman and Managing Director of Paradigm Realty, highlighted the surge in demand across these newer pockets, attributing it to improved infrastructure and affordability. “The shift is particularly pronounced among buyers aged 25 to 44 who value connectivity and well-developed social infrastructure without the price tag of established areas,” he said. Mehta added that Paradigm’s projects in these zones focus on sustainable living with green spaces and modern amenities.
Echoing this sentiment, Aditya N Shah, Director at Mayfair Housing, noted that average rates in Andheri and Goregaon have climbed to Rs 31,000 per sq ft in 2025, pricing out many mid-income buyers. “Mira Road and Bhayandar offer properties that are nearly 30–35% more economical than those in Borivali and Kandivali,” he said.
Infrastructure development has been key to this shift. Projects like Metro Line 2A and 7, upgrades to the Western Express Highway, and the Dahisar-Bhayandar Link Road have significantly improved accessibility. Upcoming initiatives such as Metro Line 9, the Thane–Borivali twin tunnel, and the Gaimukh–Fountain corridor promise even greater connectivity.
Jash Panchamia, promoter of Suraksha Smart City, noted investor interest in Mira Road and Vasai-Virar due to promising returns and rental yields. Township-style gated communities are becoming the norm in these regions.
Data from CREDAI-MCHI and CRE Matrix shows a 13% rise in housing sales in FY24 despite a 35% drop in new launches, underlining growing demand across these emerging micro-markets.
Source: Prop News Time
