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₹27,800Avg price per Sq.Ft.
↑ 4.5% in a year17% over 5 years
2Live projects listed
22 kmTo CST
Overview
What is Mulund West like to live in?
In one lineMulund West is a settled, family-friendly Mumbai suburb with good schools, a big hospital and a new metro line that cuts commutes to BKC and Powai.
Where it is. It sits in north-east Mumbai, between Sanjay Gandhi National Park and the Eastern Express Highway, just before Thane. The area was planned in 1922 around Mahatma Gandhi Road.
Mulund West key factsUpdated October 2026
Location
North-east Mumbai
Pin code
400080
Average asking price
₹27,800 per Sq.Ft.
Registered sale price
₹23,022 per Sq.Ft.
Price growth
4.5% in a year
5-year growth
17.1%
2 BHK budget
₹1.55 Cr to ₹2.23 Cr
Rental yield
About 3% a year
2 BHK rent
₹55,000 to ₹65,000 a month
Nearest metro
Line 4, three stations
Airport
About 24 km
Population
About 2.6 lakh
Projects listed
2 on BookNewProperty
New homes from
₹3.29 Cr
Sources: Maharashtra property registration data, 99acres price data, MMRDA and BookNewProperty listings, October 2026.
New metro. Metro Line 4 has three stations here: Sonapur, Mulund Naka and Mulund Fire Station.
Faster trips to work. The metro is expected to cut travel time to BKC, Powai, Vikhroli and Wadala by 50 to 75%.
Strong schools such as Holy Angels, NES International and HK Gidwani.
Fortis Hospital, a 300+ bed hospital, is in the area.
Green surroundings, with the national park along the western edge.
Big-name builders such as Oberoi, Piramal, Runwal and Kalpataru are active here.
Know before you buy
It is expensive. Asking prices average about ₹27,800 per Sq.Ft.
Homes sell for less than asking. Registered sales average about ₹23,022 per Sq.Ft.
Prices grow slowly, about 17% over 5 years.
Rental yield is low, about 3% a year.
South Mumbai is far. A train to CST takes about 45 minutes.
The airport is about 24 km away, 50 to 75 minutes by road.
Our verdict on Mulund West
Mulund West is a safe, steady buy for families who want to live here for the long term. Schools, hospitals and greenery are all in place, and the new metro makes daily travel much easier.
Do not expect fast gains. Prices rise slowly and rents are low. If you want more growth for your money, nearby Bhandup West and Mulund East cost 15 to 20% less.
Suits you if
You work in Powai, Vikhroli, BKC or Wadala
You have children and want good schools nearby
You want green surroundings next to a national park
You want a big-brand project from a trusted builder
You can hold for 5 to 7 years
Your budget for a 3 BHK is ₹2.5 Cr to ₹5 Cr
Look elsewhere if
Your budget is tight. A 1 BHK starts at ₹85 lakh
You want fast price growth
You travel to South Mumbai every day
You want a rental yield of 4 to 5%
You fly often. The airport is 50 to 75 minutes away
You want to buy a plot
Prices
Property prices in Mulund West (2026)
Typical ticket sizes by home type in 2026, with branded apartments averaging ₹27,800 per Sq.Ft.
1 BHK flat↑ Rising
₹85 lakh to ₹1.62 Cr
2 BHK flat↑ Rising
₹1.55 Cr to ₹2.23 Cr
3 BHK flat↑ Rising
₹2.25 Cr to ₹3.5 Cr
4 BHK and premium↑ Rising
₹3.5 Cr to ₹10 Cr+
Builder floor, per Sq.Ft.↑ Rising
₹19,000 to ₹28,000
Plot, per Sq.Ft.→ Stable
About ₹14,500
How prices are moving
Asking prices average about ₹27,800 per Sq.Ft. in 2026. Registered sales average about ₹23,022, roughly 17% lower. Premium projects from Oberoi, Piramal and Runwal cross ₹30,000 per Sq.Ft.
Prices rose 4.5% in the last year, 11.9% over 3 years, 17.1% over 5 years and 26.9% over 10 years. Growth is slow but steady.
Analysts expect 8 to 12% growth in 2026 as the metro opens. Homes within 1 km of the new stations are likely to gain the most.
Free report · Updated October 2026
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Rate per Sq.Ft. and all-in price for each project
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Mulund West price reportOctober 2026
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Forest Hills at The Prestige City₹3.29 Cr2030
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BNP data lab
Mulund West by the numbers
Our own analysis of prices, supply and returns in Mulund West, built from registration data and the 2 projects we track here. Hover or tap any chart for exact values.
+4.5%Last 12 months
+11.9%Over 3 years
+17.1%Over 5 years
+26.9%Over 10 years
2.4%Average yearly growth, 10 years
Average price per Sq.Ft., 2016 to 2026Worked back from today's average and published growth ratesSee the data
Year
Avg price per Sq.Ft.
2016
₹21,907
2021
₹23,740
2023
₹24,844
2025
₹26,603
2026
₹27,800
Asking vs actual sale pricePer Sq.Ft., new launches vs registered sales
Asking price₹27,800
Registered sales₹23,022
Homes sell about 17% below asking. Use the registered price as your starting point when you negotiate.
Returns calculator
See what a home here could earn in rent, cost in EMI, and be worth if past growth repeats.
Monthly EMI
Expected rent a month
Rent coversof your EMI
Value in 5 years at past growth
Rent uses this area's rental yield of 3% a year. Future value applies the past 10-year average growth and is an illustration, not a forecast.
How we calculate. Price history is worked back from the current average and published growth rates. Live charts use price lists, sizes, possession dates and unit counts for the projects on BookNewProperty, refreshed whenever a project is updated. Sources: Maharashtra property registration data, 99acres price data, MMRDA and BookNewProperty listings, October 2026.
Projects
Flats, plots and projects for sale in Mulund West
2 projects listed here today. Our advisors also track pre-launch inventory that is not public yet.
Want more options in Mulund West?Get upcoming and pre-launch projects shared on a call.
No listed project matches that mix yet. Our advisors track off-market and pre-launch inventory too.
Connectivity
How well connected is Mulund West?
Metro
Metro Line 4 started running in phases from December 2025, with the full line due in August 2026. It goes to Wadala in about 25 minutes and Thane in about 12.
Sonapur station
Mulund Naka station
Mulund Fire Station station
To Wadala, BKC and Powai
To Thane and Kasarvadavali
Railway
Mulund station on the Central Line is about 1 km from the centre. Trains reach CST in about 45 minutes.
Mulund station
Nahur station, 1.5 km
Bhandup station, 2 km
Thane station, 4 km
Road
The Eastern Express Highway runs through the area. LBS Marg, the Mulund to Goregaon Link Road and Airoli Bridge connect it in other directions.
Eastern Express Highway
LBS Marg
Airoli Bridge to Navi Mumbai
Mulund to Goregaon Link Road
Good to know. A 1.2 km flyover on the Goregaon to Mulund Link Road opens in May 2026. Twin tunnels under the national park are due by 2028, with full use in 2029. They will give a direct route to the western suburbs.
Bus
BEST buses run from Mulund Bus Station to Thane, Andheri and CST.
Mulund Bus Station
Mulund Depot
To Thane, Andheri and CST
Airport
Mumbai's main airport is about 24 km away, 50 to 75 minutes by road.
Via Eastern Freeway
Via Eastern Express Highway
Metro Line 8 to the new airport, around 2030
Want a short commute?Tell us where you work and we will match projects within easy reach.
Lifestyle
Schools, hospitals and offices near Mulund West
Education
7 places
Holy Angels High SchoolWell-known ICSE school
HK Gidwani International SchoolIGCSE and CBSE school
NES International SchoolIB and ICSE school
St. Mary's ICSE SchoolICSE school with strong results
Show all 7
Mulund College of CommerceLeading commerce college
VG Vaze CollegeArts, science and commerce college
PES Junior College of ScienceScience college for classes 11 and 12
Healthcare
5 places
Fortis Hospital, MulundLarge hospital with 300+ beds
Apex Multispeciality and Maternity Hospital24x7 emergency and child care
Upasani Super Speciality HospitalMulti-speciality hospital
Anjali Maternity and Surgical HospitalMaternity and surgery
Show all 5
Veena Nagar Health Care CenterLocal multi-speciality hospital
Shopping and leisure
4 places
R Mall, MulundMall with a cinema and food court
Nirmal Lifestyle MallShopping and dining hub
D-Mart, MulundDaily needs, near the station
Lifestyle MulundFashion and lifestyle store
Work hubs
4 places
Powai officesHiranandani Business Park, about 6 km away
Godrej One, VikhroliLarge office campus, about 5 km away
Bhandup Industrial AreaFactories and offices, about 3 km away
Airoli Knowledge ParkIT parks, about 10 km via Airoli Bridge
Future growth
What is coming up in Mulund West?
Upcoming infrastructure that will shape prices and daily life, in order of expected arrival.
2026
Metro Line 4 (Green Line)High impact
A 32 km line from Wadala to Kasarvadavali. It cuts travel to BKC, Powai and Wadala by 50 to 75%. It is the biggest change for Mulund in 30 years.
2026
Goregaon to Mulund Link Road flyoverHigh impact
A 1.2 km six-lane flyover opening in May 2026. It makes east to west travel easier.
2027
New water supply tunnelMedium impact
A 7.1 km underground tunnel bringing water from the Bhatsa dams. It should help pockets that face water shortages.
2027
Metro Line 5 link to Thane and KalyanMedium impact
Lets residents change from Line 4 to reach Thane, Bhiwandi and Kalyan by metro.
2027
Twin tunnels under the national parkMedium impact
Tunnels under Sanjay Gandhi National Park, fully open in 2029. They give a direct road to the western suburbs.
2028
Eastern Freeway extensionHigh impact
Cuts the drive between Mumbai and Thane to about 25 minutes, opening up jobs in Thane and Navi Mumbai.
Buy before the next price moveGet alerts on pre-launch and EOI openings in Mulund West.
Nearby
Areas near Mulund West to compare
Sorted by distance from Mulund West. Areas with a guide open in one click.
Mulund EastMixed1.5 km
NahurResidential1.5 km
Bhandup WestMixed2 km
Thane WestMixed4 km
VikhroliMixed5 km
PowaiMixed6 km
AiroliCommercial6 km
GhatkoparMixed7 km
FAQs
Mulund West FAQs: what buyers ask
How many projects are for sale in Mulund West?
2 projects are listed in Mulund West right now.
Under construction: 2
What is the starting price of property in Mulund West?
New homes in Mulund West start from ₹3.29 Cr.
Branded apartments average about ₹27,800 per Sq.Ft.
This is the lowest starting price among projects open for sale. Floor, view and size change the final price.
Is Mulund West a good investment in 2026?
Yes, for families and buyers who can hold for 5 to 7 years.
Prices rose 17.1% over 5 years and 4.5% last year.
The new metro is pushing demand up.
Expect about 3% rent a year and 8 to 12% price growth in 2026.
For more growth, Bhandup West and Mulund East cost 15 to 20% less.
How much does a flat cost in Mulund West?
About ₹27,800 per Sq.Ft. on asking, and ₹23,022 on actual sales. Typical budgets:
1 BHK: ₹85 lakh to ₹1.62 Cr
2 BHK: ₹1.55 Cr to ₹2.23 Cr
3 BHK: ₹2.25 Cr to ₹3.5 Cr
4 BHK and larger: ₹3.5 Cr and up
Older and redevelopment homes cost less, about ₹19,000 to ₹22,000 per Sq.Ft.
How much money do I need upfront?
Plan for about 25 to 30% of the home price in cash.
Down payment: banks lend up to 75 to 80%, so you pay 20 to 25% yourself.
Stamp duty and registration: about 6 to 7% in Maharashtra.
GST: 5% on under-construction homes. Ready homes with an occupancy certificate have no GST.
Small extras: society charges, maintenance deposit and legal fees.
How will Metro Line 4 change Mulund West?
It makes daily travel much faster and should lift prices near stations.
Three stations: Sonapur, Mulund Naka and Mulund Fire Station.
Travel to BKC, Powai, Vikhroli and Wadala is expected to be 50 to 75% quicker.
The full line is due in August 2026.
Homes within 1 km of a station are expected to gain the most.
Which parts of Mulund West are best to buy in?
It depends on what matters most to you.
Mulund Naka and Sonapur: walk to the metro, at a 10 to 15% higher price.
Sambhaji Nagar and P&T Colony: settled gated communities.
Veena Nagar and Asha Nagar: better value for mid budgets.
Near the national park: greener, at a higher price.
How much rent can I earn in Mulund West?
About 3% of the home price each year.
A 2 BHK rents for ₹55,000 to ₹65,000 a month.
A 3 BHK rents for ₹70,000 to ₹1.2 lakh a month.
Tenants are mostly office workers from Powai and Vikhroli, and hospital staff.
Which schools and hospitals are nearby?
Good schools and a large hospital are within 3 km.
Schools: Holy Angels, HK Gidwani International, NES International and St. Mary's.
Colleges: Mulund College of Commerce and VG Vaze College.
Hospitals: Fortis Hospital, Apex Multispeciality and Upasani Super Speciality.
How does Mulund West compare with Powai and Thane West?
Mulund West sits in the middle on price.
Mulund West: about ₹27,800 per Sq.Ft., with the new metro and a national park next door.
Powai: ₹35,000 to ₹50,000, closest to IT offices.
Thane West: ₹15,000 to ₹22,000, cheaper with more choice but longer commutes.
Which documents should I check before buying?
Four documents matter most.
RERA registration: confirms the project is registered with MahaRERA, the Maharashtra regulator.
Occupancy certificate: for ready homes, proves the building is approved for living.
Clear title: a lawyer's report showing the land has no disputes.
Society papers: for redevelopment homes, the agreement between the society and the builder.
What are the downsides of buying in Mulund West?
High prices, slow growth and low rent.
Asking prices average ₹27,800 per Sq.Ft.
Growth was about 17% over 5 years.
Rental yield is only about 3%.
South Mumbai and the airport are both far.
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.
