Mumbai
Andheri East maintains a vibrant real estate landscape characterized by a steady increase in property values and high demand for diverse living options. The market is supported by a robust mix of ready-to-move units and new project launches that cater to varying buyer timelines. Rental demand remains strong, particularly for office spaces and apartments, with yields reaching 4.28%. Government registration activity shows significant transaction volume, reflecting high market trust and liquidity. Developer activity is led by established names, further stabilizing the area as a prime investment destination.
As of September 2026, the average asking price in Andheri East stands at ₹31,700 per sq ft. This figure reflects a marginal appreciation of 0.14% compared to the previous period, signaling a stable and resilient residential market in this key Mumbai locality.
The average asking price in Andheri East is currently ₹31,700 per sq ft, which sits significantly higher than the Government Registration Rate of ₹21,250 per sq ft as of September 2026. This gap between the market-driven asking price and the government-notified rate is a common characteristic in high-demand urban areas, reflecting the premium buyers are willing to pay for location advantages and project amenities.
Property rates in Andheri East show significant variation across its neighbourhoods as of September 2026. Vile Parle East commands the highest average at ₹42,550 per sq ft, despite a 3.67% depreciation from the previous period. Conversely, Sakinaka is more accessible at ₹24,000 per sq ft, which reflects a 4.85% depreciation. Other areas like Marol have seen notable growth, with rates reaching ₹32,850 per sq ft after an appreciation of 6.6%.
As of September 2026, property prices in Andheri East vary by asset class. Shops are the most expensive at ₹63,750 per sq ft, having seen a substantial appreciation of 40.29% compared to the previous period. Office spaces are priced at ₹36,450 per sq ft, appreciating by 3.06%, while residential apartments average ₹31,700 per sq ft with a 0.14% appreciation. Villas are currently priced at ₹22,700 per sq ft, showing a significant appreciation of 57.58%.
Pricing in Andheri East is influenced by project status as of September 2026. Under Construction projects are priced at ₹30,550 per sq ft, having appreciated by 11.55% compared to the previous period, while Ready To Move properties average ₹26,600 per sq ft, reflecting a 1.09% appreciation. New Launches are currently at ₹29,800 per sq ft, showing an 8.3% appreciation. These trends suggest that buyers are increasingly valuing newer inventory, which is driving price growth in the under-construction and new-launch segments.
As of September 2026, the average rental rate in Andheri East is ₹113 per sq ft, which has appreciated by 2.73% compared to the previous period. The locality offers a rental yield of 4.28%, making it an attractive proposition for investors looking to balance capital appreciation with consistent rental income.
Rental rates in Andheri East vary significantly by unit size as of September 2026. A Studio apartment averages ₹34,000 per month, while a 1 BHK unit commands ₹50,050 per month. For larger requirements, 2 BHK units average ₹76,100 per month, 3 BHK units are at ₹1.15 Lakh per month, and 4 BHK units reach ₹3.64 Lakh per month. This range provides options for diverse tenant profiles, from young professionals to large families.
As of September 2026, premium rental projects in Andheri East include Mahindra Vicino A5 A6 at ₹144 per sq ft and Platinum Towers at ₹142 per sq ft. Other notable projects include Atul Blue Fortune and Eco Residency Andheri, both at ₹140 per sq ft. These projects command higher rents due to their specific location benefits and modern amenities, positioning them as top choices for high-end tenants in the area.
Rental rates in Andheri East show distinct variations across micromarkets as of September 2026. Kondivita and MIDC are among the most expensive, both commanding ₹150 per sq ft. Kondivita specifically saw a 9.65% appreciation, while MIDC remained stable. Other areas like Vijay Nagar, Marol, and Chakala maintain a consistent rental rate of ₹100 per sq ft, with Chakala experiencing a notable 12.15% appreciation, indicating rising demand in that specific pocket.
As of September 2026, Chandiwala Enterprises leads transaction activity in Andheri East with 3 recorded transactions. Other active developers include Isha Homes and Crystal Group, each with 2 transactions, followed by Green Tree Lifescapes LLP and Madhav Buildspace with 1 transaction each. This data highlights the developer landscape and the concentration of sales activity among a few key players in the locality.
Buyers should use the September 2026 data for Andheri East to assess both market entry points and long-term value. By comparing the average asking price of ₹31,700 per sq ft against the Government Registration Rate of ₹21,250 per sq ft, buyers can gauge the market premium. Additionally, tracking the appreciation trends in specific property statuses—such as the 11.55% appreciation in Under Construction projects—helps in understanding whether to invest in ready-to-move assets for immediate occupancy or under-construction projects for potential capital growth.
