Property Rates in Mumbai 2026

Property prices in Mumbai have shown a fluctuating trajectory, moving from ₹35,550 per sq ft in September 2025 to ₹37,700 per sq ft in December 2025, reaching ₹38,600 per sq ft in March 2026, before settling at ₹38,050 per sq ft as of June 2026. This movement suggests a period of price discovery and market adjustment, providing potential buyers with varied entry points depending on the timing of their investment.

Property rates in Mumbai vary significantly by location, with Mumbai South commanding the highest average asking price at ₹46,350 per sq ft, which has seen stable growth with an appreciation of 0.06% as of June 2026. In contrast, Mumbai Harbour, Mumbai Western Suburbs, and Mumbai Central Suburbs show more accessible entry points at ₹37,250, ₹34,900, and ₹33,000 per sq ft respectively, with Mumbai Harbour notably appreciating by 3.41% over the same period.

As of June 2026, the average asking price in Mumbai stands at ₹38,600 per sq ft, while the Government Registration Rate is ₹18,550 per sq ft. This gap reflects the difference between market-driven valuations and the official rates used for stamp duty and registration purposes, a critical factor for investors and homebuyers to consider when calculating the total cost of acquisition.

Shops have experienced the most significant growth, with an average price of ₹76,950 per sq ft as of June 2026, marking an appreciation of 17.91% compared to the prior period. Conversely, apartments have seen a slight market correction, with an average price of ₹38,050 per sq ft, reflecting a depreciation of 1.42%, while villas have also depreciated by 3.66% to reach an average price of ₹33,550 per sq ft.

Pricing in Mumbai is heavily influenced by construction status, with 'Advanced Stage' projects commanding a premium at ₹42,250 per sq ft, which has appreciated by 14.9% as of June 2026. 'Ready To Move' properties, which account for a significant portion of the market with 21,666 units, are priced at ₹31,400 per sq ft, showing an appreciation of 2.26%, while 'Under Construction' units are priced at ₹32,850 per sq ft, having appreciated by 2.64%.

The average rental yield in Mumbai is 3.42% as of June 2026, with an overall average rental rate of ₹110 per sq ft, which has seen a depreciation of 3.51%. For investors, this yield represents the annual income generated relative to the capital invested, serving as a key metric to evaluate the income-generating potential of residential assets compared to other investment avenues.

Rental rates in Mumbai scale significantly with the size of the unit, ranging from ₹28,550 per month for a Studio apartment to ₹10.4 lakh per month for a 6 BHK unit as of June 2026. A 1 BHK typically rents for ₹46,350 per month, while a 2 BHK and 3 BHK command ₹84,600 and ₹1.85 lakh per month respectively, catering to a diverse tenant profile from young professionals to large families.

Premium projects in Mumbai South dominate the rental market, led by Oberoi Three Sixty West at ₹357 per sq ft and Khatau Mansion at ₹333 per sq ft as of June 2026. Other top-tier projects like Lodha Seamont, Summer Ville, and Dev Darshan Annexe also command high rates between ₹314 and ₹319 per sq ft, reflecting the high demand for luxury residential spaces in prime localities.

Mumbai South commands a significantly higher average rental rate of ₹200 per sq ft as of June 2026, showing an appreciation of 2.07%. In comparison, Mumbai Central Suburbs, Mumbai Harbour, and Mumbai Western Suburbs all hold an average rental rate of ₹100 per sq ft, with Mumbai Central Suburbs and Mumbai Western Suburbs seeing appreciations of 3.74% and 3.81% respectively, while Mumbai Harbour experienced a slight depreciation of 0.95%.

Rustomjee leads the market in transaction activity with 25 recorded transactions, followed by Rashmi Housing Pvt Ltd and HDIL with 14 transactions each as of June 2026. Other prominent developers include MICL Group, Ravi Group, and Kalpataru, all of whom maintain a strong presence in the Mumbai real estate market, signaling high buyer trust and project delivery consistency.

Kalpataru leads in terms of total sales value, contributing ₹49.28 Cr through 11 transactions as of June 2026. Other high-value developers include Omkar at ₹22 Cr, Oberoi Realty at ₹19.83 Cr, and Lodha at ₹19.71 Cr, reflecting the premium positioning of their projects in the Mumbai market.

Project-level listing rates, such as Ashar The Legend at ₹1.93 Lakh per sq ft or Kalpataru Azuro at ₹1.44 Lakh per sq ft as of June 2026, help buyers identify premium micro-pockets within larger areas. While some projects like Kalpataru Prive have seen significant appreciation of 39.08%, others remain stable, allowing investors to gauge whether a project is priced in line with its locality's growth trajectory.

The rental market in Mumbai shows varied performance across asset classes as of June 2026, with showrooms commanding the highest rental rate at ₹350 per sq ft, reflecting an appreciation of 1.2%. Office spaces have seen a notable appreciation of 6.03% to reach ₹200 per sq ft, while apartments remain stable at ₹100 per sq ft with a 2.73% appreciation, highlighting diverse demand across both commercial and residential sectors.

Users can leverage this data to compare current asking prices against historical trends, assess rental yields for investment potential, and identify high-performing micromarkets or developers as of June 2026. By analyzing the gap between registration rates and asking prices, alongside property-type specific trends, buyers and investors can make more informed decisions regarding entry points, asset allocation, and long-term value appreciation.