Property Rates in Byculla, Mumbai 2026

Property prices in Byculla have shown a mixed trajectory over the past four quarters. While the average asking price was ₹46,800 per sq ft in September 2025, it adjusted to ₹45,150 in December 2025, ₹44,050 in March 2026, and reached ₹43,900 per sq ft by June 2026. This downward trend in the location rate suggests a market correction phase, providing a potentially more accessible entry point for buyers compared to the peak observed in late 2025.

The average asking price in Byculla is currently ₹43,900 per sq ft, which sits notably higher than the Government Registration Rate of ₹23,750 per sq ft as of June 2026. This gap between the market-driven asking price and the government-notified rate is common in premium urban localities and is a key factor for buyers to consider when calculating total acquisition costs, including stamp duty and registration fees.

Neighbourhoods around Byculla exhibit varied performance, with Agripada leading in growth, showing an appreciation of 9.53% to reach ₹38,950 per sq ft as of June 2026. Conversely, Lalbaug has experienced a significant depreciation of 23.86%, bringing its average rate to ₹42,900 per sq ft, while Byculla West remains a premium pocket with a 4.86% appreciation, resulting in an average rate of ₹45,250 per sq ft.

As of June 2026, Ready To Move properties in Byculla are priced at an average of ₹35,300 per sq ft, which has appreciated by 4.52% compared to the previous period. In contrast, Under Construction projects are currently priced at ₹39,100 per sq ft, reflecting a slight depreciation of 0.79%. This pricing structure indicates that premium or newer under-construction inventory currently commands a higher per-square-foot rate than the average ready-to-move stock.

Investors in Byculla can currently anticipate a rental yield of 4.56% as of June 2026. This yield, derived from an average rental rate of ₹167 per sq ft, serves as a key metric for evaluating the income-generating potential of residential assets in the area relative to their capital purchase price.

Rental rates in Byculla scale significantly with unit size, reflecting the diverse housing demand in the area as of June 2026. A 1 BHK apartment typically rents for ₹43,650 per month, while 2 BHK units average ₹1.36 Lakh per month. For larger requirements, 3 BHK apartments command an average of ₹2.09 Lakh per month, and 4 BHK units reach approximately ₹3.52 Lakh per month, catering to a premium tenant profile.

As of June 2026, premium projects in Byculla such as Piramal Aranya Wing B lead the market with a current rental rate of ₹231 per sq ft. Other high-performing projects include Piramal Aranya Ahan and Ufasa Fortune Star, which command ₹200 per sq ft and ₹195 per sq ft respectively. These projects generally command higher rents due to their modern amenities and strategic positioning within the micromarket.

Transaction activity serves as a signal of developer reliability and project popularity. Gold Plaza Developers currently leads with 3 recorded transactions, followed by Gulzar Enterprises with 2 transactions as of June 2026. For a buyer, higher transaction volumes often indicate a developer's active presence and a steady demand for their specific projects in the Byculla market.

The most premium residential project in Byculla is Peninsula Salsette 27, which has a listing rate of ₹59,650 per sq ft as of June 2026, reflecting an appreciation of 4.38%. Other high-value projects include Piramal Aranya Avyan at ₹54,300 per sq ft (up 12.44%) and Piramal Aranya at ₹52,100 per sq ft (up 5.3%). These rates highlight the premium segment of the Byculla market, where luxury developments continue to see price growth.