Flats & Villas in Mahalaxmi: Prices, Projects 2026

Overview

What is Mahalaxmi like to live in?

In one lineMahalaxmi is an ultra-premium South Mumbai neighbourhood around the 211-acre Racecourse, where homes average about ₹61,915 per Sq.Ft. and prices rise steadily.

Where it is. It wraps around Mahalaxmi Racecourse, with Worli to the north, Tardeo to the south, Haji Ali and the sea to the west and Byculla to the east. Nariman Point is about 8 km away.

Mahalaxmi key factsUpdated October 2026

Location: South Mumbai, around the Racecourse
Pin code: 400034
Average asking price: ₹61,915 per Sq.Ft.
Price range: ₹52,600 to ₹85,000 per Sq.Ft.
Price growth: About 5 to 8% a year
2 BHK budget: ₹3 Cr to ₹7 Cr
3 BHK budget: ₹5.4 Cr to ₹14 Cr
4 BHK budget: ₹14 Cr to ₹28 Cr
Rental yield: 1.5% to 2.5% a year
Metro: Mahalaxmi, Aqua Line
To Nariman Point: About 8 km
Airport: About 15 km
Projects listed: 2 on BookNewProperty

Sources: Property portal price data, Maharashtra registration data, developer price lists and BookNewProperty listings, October 2026.

What changed in Mahalaxmi

Prices and stages checked daily · last check 3 Nov 2026

8 SepNew listing added: Godrej Avenue Eleven Mahalaxmi.

Why people buy here

Metro at the door. Mahalaxmi station on the Aqua Line opened in October 2025, with BKC about 15 minutes away.
Fast roads. The Coastal Road puts Marine Drive about 10 minutes from Worli, and the Sea Link reaches Bandra.
Racecourse and sea views in many towers.
Steady growth. Prices rise about 5 to 8% a year, helped by very little new land.
Top schools and hospitals within 3 km, including Cathedral, Hill Spring, Jaslok and Tata Memorial.
Big luxury builders such as Piramal, K Raheja, Lodha, Godrej and Prestige are all here.

Know before you buy

Very expensive. A good address starts around ₹3 Cr, and premium homes cost ₹15 Cr or more.
Low rental income. Yields are only 1.5 to 2.5% a year.
Many older buildings have tenants and are due for redevelopment. Get a careful title check.
Dense high-rise living, not a leafy low-rise area.
The Tardeo and Mahalaxmi junction floods in the monsoon.
Parking is very tight in older buildings.

Our verdict on Mahalaxmi

Mahalaxmi is a place to protect and slowly grow wealth, not to earn rent or make quick gains. Land is scarce, the metro and Coastal Road are already running, and prices have kept rising about 5 to 8% a year.

Rental yields are low and entry starts around ₹3 Cr. For wealthy families, NRIs and senior professionals working at Lower Parel, BKC or Nariman Point, it is one of India's safest luxury addresses.

Suits you if

You want a luxury South Mumbai home with racecourse or sea views
You work at Lower Parel, BKC or Nariman Point
You are an NRI looking to protect wealth in a scarce market
You want top heritage schools within 3 km
You want the metro and Coastal Road working today
You plan to hold for the long term

Look elsewhere if

Your budget is under ₹3 Cr
You mainly want rental income
You want fast, short-term price gains
You work in Navi Mumbai, Thane or Borivali
You want a low-rise, leafy neighbourhood
You do not want to deal with tenanted or redevelopment buildings

Prices

Property prices in Mahalaxmi (2026)

Typical ticket sizes by home type in 2026, with branded apartments averaging ₹61,915 per Sq.Ft.

2 BHK↑ Rising

₹3 Cr to ₹7 Cr

3 BHK↑ Rising

₹5.4 Cr to ₹14 Cr

4 BHK↑ Rising

₹14 Cr to ₹28 Cr

5 BHK or penthouse↑ Rising

₹27 Cr to ₹56 Cr

Sky villa↑ Rising

₹17 Cr to ₹56 Cr+

Per Sq.Ft. range↑ Rising

₹52,600 to ₹85,000

How prices are moving

Homes in Mahalaxmi ask about ₹61,915 per Sq.Ft. on average. The range is ₹52,600 to ₹85,000, depending on age, views and project.

The most expensive projects set the top. K Raheja Vivarea is about ₹83,927 per Sq.Ft. and Piramal Mahalaxmi North Tower about ₹79,422.

Prices have grown about 5 to 8% a year, while nearby Lower Parel dipped slightly. Only 35 homes, worth ₹193 Cr, were registered in the year to March 2026, which shows how scarce supply is.

Free report · Updated October 2026

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Live prices straight from developer price sheets, not listing portals.

Rate per Sq.Ft. and all-in price for each project
Upcoming launches before they open
Current offers and payment plans

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Projects

Flats, villas and projects for sale in Mahalaxmi

2 projects listed here today. Our advisors also track pre-launch inventory that is not public yet.

Want more options in Mahalaxmi?Get upcoming and pre-launch projects shared on a call.

M. A. Road, Mahalaxmi

New Launch

Starting from ₹6.5 Cr

Mahindra Lifespace Developers Limited

Mahindra BeaconHill

Mahalaxmi

Connectivity

How well connected is Mahalaxmi?

Metro

Mahalaxmi station on the Aqua Line (Metro Line 3) opened on 9 October 2025, Mumbai's first underground metro.

Mahalaxmi, Aqua Line
Acharya Atre Chowk, Worli
Science Museum
Fares ₹10 to ₹50
To BKC, about 15 minutes
To the airport via SEEPZ
To Cuffe Parade

Good to know. A ₹500 Cr underground walkway linking the Racecourse to two metro stations and the Coastal Road is planned for 2027.

Road

The Coastal Road reaches Marine Drive in about 10 minutes from Worli. The Bandra Worli Sea Link, Tardeo Road and Senapati Bapat Marg are close.

Coastal Road
Bandra Worli Sea Link
Tardeo Road
Senapati Bapat Marg

Good to know. Coastal Road Phase 2 to Versova is planned for 2027, which will cut trips to the northern suburbs further.

Railway

Mahalaxmi station on the Western line is about 1 km away, with trains to Churchgate, Borivali and Virar.

Mahalaxmi station, 1 km
Mumbai Central, 1.5 km
CSMT, 4 km

Airport

Mumbai airport is about 15 km away, usually 30 to 40 minutes by car or metro.

Cab, about ₹450 to ₹700
BEST AC bus to the airport
Aqua Line via SEEPZ

Bus

BEST buses, including AC routes, link Mahalaxmi to Nariman Point, Bandra, BKC and the airport.

To Nariman Point
To Bandra
To BKC
To the airport

Want a short commute?Tell us where you work and we will match projects within easy reach.

Lifestyle

Schools, hospitals and offices near Mahalaxmi

Education

7 places

Cathedral and John Connon SchoolICSE and IB, a top heritage school
Hill Spring International School, TardeoIB school
Activity High School, Pedder RoadICSE school
JBCN International School, ParelIB and Cambridge school

Show all 7

Bombay Scottish School, MahimICSE school, about 4 km
St Xavier's CollegeTop arts and commerce college, about 3 km
Sophia CollegeWomen's college, about 3 km

Healthcare

5 places

Jaslok Hospital, Pedder RoadLarge hospital, about 3 km
Tata Memorial Hospital, ParelIndia's top cancer hospital, about 3 km
KEM Hospital, ParelLarge government hospital, about 3 km
Saifee HospitalMulti-speciality hospital, about 4 km

Show all 5

Bombay HospitalLarge hospital, about 5 km

Shopping and leisure

5 places

Palladium and Phoenix, Lower ParelLuxury mall, about 2 km
Kamala MillsRestaurants and shops, about 2 km
Atria Mall, WorliCinema and shops, about 2 km
Crossroads, TardeoShopping, about 2 km

Show all 5

Mahalaxmi Racecourse211 acres of open space

Work hubs

4 places

Lower Parel officesFinance and corporate hub, about 2 km
Worli business areaOffices, about 2 km
Nariman PointMumbai's original business district, about 8 km
Bandra Kurla ComplexMain financial district, about 15 minutes by metro

Future growth

What is coming up in Mahalaxmi?

Upcoming infrastructure that will shape prices and daily life, in order of expected arrival.

2026
Coastal Road Phase 2 to VersovaMedium impact
Bandra and Juhu should be under 20 minutes by car.
2026
Metro Line 6 to VikhroliMedium impact
Another east to west metro link, reachable through an interchange.
2027
New luxury launches from Lodha, Piramal and GodrejHigh impact
More branded luxury homes, including Lodha Bellevue and new Piramal towers.
2027
Metro Line 7A to airport Terminal 2High impact
A metro link to Terminal 2, easier to reach from the Aqua Line.
2027
Racecourse Central ParkHigh impact
Plans to turn the 211-acre Racecourse into a large public park with sports and event spaces.
2027
Underground walkway to the metroMedium impact
A ₹500 Cr walkway from the Racecourse to two metro stations and the Coastal Road.

Buy before the next price moveGet alerts on pre-launch and EOI openings in Mahalaxmi.

Nearby

Areas near Mahalaxmi to compare

Sorted by distance from Mahalaxmi. Areas with a guide open in one click.

Haji AliMixed 1 km
WorliMixed · Area guide 2 km
Lower ParelCommercial 2 km
TardeoResidential 2 km
BycullaMixed 3 km
Peddar RoadResidential 3 km
ParelCommercial 3 km
PrabhadeviMixed 4 km

FAQs

Mahalaxmi FAQs: what buyers ask

How many projects are for sale in Mahalaxmi?

2 projects are listed in Mahalaxmi right now.

New launches: 1
Under construction: 1
Recent launches: Mahindra BeaconHill

Is Mahalaxmi a good investment in 2026?

Yes, for long-term wealth protection, not for rent.

Prices have risen about 5 to 8% a year.
Land is scarce, and the metro and Coastal Road already run.
Rental yields are low, about 1.5 to 2.5%.
Entry starts around ₹3 Cr.

How much does a flat cost in Mahalaxmi?

About ₹61,915 per Sq.Ft. on average. Typical budgets:

2 BHK: ₹3 Cr to ₹7 Cr
3 BHK: ₹5.4 Cr to ₹14 Cr
4 BHK: ₹14 Cr to ₹28 Cr
5 BHK or penthouse: ₹27 Cr to ₹56 Cr+

How much money do I need upfront?

Plan for about 30 to 35% of the price in cash.

Down payment: banks lend up to 75% on large loans, so you pay about 25% yourself.
Stamp duty and registration: about 6 to 7% in Maharashtra.
GST: 5% on under-construction homes, none on ready homes with an occupancy certificate.

Does Mahalaxmi have a metro station?

Yes. Mahalaxmi station on the Aqua Line opened in October 2025.

BKC is about 15 minutes away.
Cuffe Parade is about 10 minutes.
The airport is about 35 minutes via SEEPZ.
Fares are ₹10 to ₹50.

How does the Coastal Road help Mahalaxmi?

It cuts travel time to South Mumbai's business areas.

Marine Drive is about 10 minutes by car from Worli.
Trips to Nariman Point and Fort have dropped to 10 to 15 minutes.
Phase 2 to Versova, due 2027, will speed up trips north.

How much rent can I earn in Mahalaxmi?

About 1.5 to 2.5% of the home price each year.

A 2 BHK rents for ₹85,000 to ₹1.5 lakh a month.
A 3 BHK rents for ₹1.5 lakh to ₹3 lakh a month.
Tenants include senior expats, diplomats and finance executives.

Which builders have projects in Mahalaxmi?

All the big luxury builders.

Piramal Mahalaxmi: three towers.
K Raheja Vivarea: the highest price point.
Lodha Bellevue: 7 acres, ₹5.26 Cr to ₹17.80 Cr.
Also Godrej Avenue Eleven, Prestige Jasdan Classic, Lokhandwala Minerva and Indiabulls Sky Forest.

How does Mahalaxmi compare with Worli and Lower Parel?

Mahalaxmi balances scarcity and connectivity.

Worli: about ₹73,497 per Sq.Ft., the most prestigious strip.
Lower Parel: ₹41,800 to ₹45,700, with a slight price dip.
Mahalaxmi: ₹52,600 to ₹85,000, steady growth, metro and Coastal Road.

What are the downsides of buying in Mahalaxmi?

High cost, low rent and older buildings.

Entry starts around ₹3 Cr.
Rental yields are only 1.5 to 2.5%.
Many older buildings have tenants, so title checks are vital.
Monsoon flooding at the Tardeo junction.
Tight parking in older buildings.

New to property?

Property terms, explained simply

BHK: Bedroom, Hall, Kitchen. A 2 BHK has two bedrooms, a living room and a kitchen.
Carpet area: The usable floor area inside your walls. Builders must state it under RERA.
Saleable area: Carpet area plus a share of walls, balconies, lobbies and lifts. Prices are usually quoted on this.
Price per Sq.Ft.: The home price divided by its saleable area. Use it to compare projects fairly.
RERA: The state property regulator. A registered project must publish its plans, approvals and handover date.
Pre-launch or EOI: Booking your interest before RERA registration, usually with a refundable amount, to get early prices.
Occupancy certificate (OC): The approval that a finished building is safe to live in. Ask for it before buying a ready home.
Rental yield: Yearly rent as a share of the home price. ₹30,000 a month on a ₹1 Cr flat is a 3.6% yield.
EMI: Your fixed monthly home loan payment, covering interest and part of the loan.
Stamp duty: A state tax you pay when you register the home in your name.

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Property in Mahalaxmi, Mumbai