November 24, 2025: In Mumbai’s mid- and luxury-segment real estate market, premium views—sea-facing, sea-view, or forest-view apartments—continue to command higher prices. Developers actively market these scenic vistas, but netizens argue that rising winter pollution often turns these prized views into “pollution views,” reducing visibility and dampening the premium experience.
Premium views still attract higher prices
Real estate consultants confirm that buyers willingly pay more for an apartment with an unobstructed view. “Be it sea view, sea facing, forest or mangrove view, homebuyers pay a premium for a better view. The premium paid by homebuyers is high if the view comes with a balcony. It can later also be a garden view, swimming pool, or a clubhouse view,” said Jitesh Punj, a consultant from Mumbai’s suburbs.
The premium varies by locality and the quality of the view. In Vikhroli, a leading developer is charging nearly ₹30 lakh extra for a mangrove-view flat. In Dahisar, a 2 BHK with a forest and creek view in a high-rise costs around ₹1.80–2 crore, while a similar apartment in the same project but without the view is available for ₹1.50–1.60 crore. Punj adds that the “tower height premium” is essentially a “view premium.”
Air quality dims the experience
Netizens argue that despite paying for better views, Mumbai’s deteriorating AQI during winter ruins visibility. One user posted on X: “What is the point of purchasing an apartment in a tall building with a view? It is polluted during the winter, and during the monsoon, it becomes cloudy… we purchase the view for the summers.” Another user added, “It is polluted most of the time of the year.”
Amid rising pollution, Mumbai’s civic body has warned that if any ward records AQI above 200 for three consecutive days, all construction and industrial activities will be halted under GRAP-4, with flying squads deployed to enforce the rule.
Sea view vs sea-facing
Marine Drive represents true sea-facing homes, while sea-view apartments—such as those near Churchgate—are high-rises offering elevated water views. However, these views are not guaranteed long-term and can be blocked if a taller building comes up.
Green views across the suburbs
Green or forest-view apartments are largely found near Sanjay Gandhi National Park and mangrove belts across Dahisar, Borivali, Kandivali, Malad, Goregaon, Vikhroli, Wadala, Bhandup, and Mulund, offering nature-facing options to suburban buyers.
