Mumbai
The Byculla property market presents a mature landscape characterized by steady demand and a strong focus on premium residential developments. Current asking prices average ₹44,050 per sq ft, supported by a robust rental market that offers a yield of 4.85%. Transaction activity remains active, with significant interest observed in both ready-to-move and under-construction projects. Developers continue to shape the skyline with high-value apartment complexes that cater to discerning buyers seeking proximity to core city hubs.
As of June 2026, the average asking price in Byculla is ₹44,050 per sq ft. This figure reflects a depreciation of 2.5% compared to the previous period, suggesting a slight market correction in the area.
Property prices in Byculla show significant variation depending on the specific neighbourhood. As of June 2026, Mahalaxmi commands the highest average asking price at ₹60,600 per sq ft, despite a 3.14% depreciation. Conversely, areas like Nagpada and Byculla East offer more accessible entry points at ₹35,100 per sq ft and ₹35,250 per sq ft, respectively, though both have seen notable depreciation of 11.81% and 7.84% over the same period.
The rental yield in Byculla stands at 4.85% as of June 2026, which serves as a key metric for investors evaluating the income potential of their assets. With an average rental rate of ₹178 per sq ft, which has appreciated by 4.71% from the previous period, the area demonstrates a healthy balance between capital value and rental income, making it a point of interest for those seeking consistent returns.
Rental rates in Byculla scale significantly with the size of the unit, catering to diverse tenant profiles. As of June 2026, a 1 BHK apartment typically rents for ₹44,200 per month, while 2 BHK units average ₹1.38 Lakh per month. Larger configurations command higher premiums, with 3 BHK units at ₹1.99 Lakh per month and 4 BHK units reaching ₹2.86 Lakh per month, reflecting the demand for larger residential spaces in this premium market.
The average asking price in Byculla is ₹44,050 per sq ft, whereas the Government Registration Rate is ₹23,750 per sq ft as of June 2026. This gap highlights the difference between current market-driven listing prices and the benchmark values used for official property registrations, which is a critical factor for buyers to consider when calculating their total acquisition costs.
The price trend in Byculla has shown a fluctuating trajectory over the past year. Starting from ₹46,800 per sq ft in September 2025, the location rate adjusted to ₹45,150 per sq ft in December 2025, ₹44,050 per sq ft in March 2026, and reached ₹44,000 per sq ft in June 2026. This downward trend over the last four quarters indicates a period of price consolidation in the local real estate market.
As of June 2026, premium projects in Byculla lead the rental market, with Piramal Aranya Wing B topping the list at ₹231 per sq ft. Other high-value rental projects include Piramal Aranya Ahan and Ufasa Fortune Star, both commanding rates of ₹200 per sq ft and ₹195 per sq ft respectively. These projects are favoured by tenants for their modern amenities and strategic location, maintaining strong rental demand.
As of June 2026, Ready To Move properties in Byculla are priced at an average of ₹33,750 per sq ft, having appreciated by 0.91% compared to the prior period. In contrast, Under Construction projects are priced at ₹39,400 per sq ft, showing a stronger appreciation of 2.91%. This indicates that buyers are currently paying a premium for newer, under-construction inventory compared to established ready-to-move units.
Gold Plaza Developers leads the market in Byculla with 3 recorded transactions, followed by Gulzar Enterprises with 2 transactions as of June 2026. Other active developers in the region include Vardhman Group and MCB Developers, each contributing to the local transaction volume. This data highlights the key players shaping the residential landscape in the area.
Peninsula Salsette 27 is currently the most expensive project in Byculla with a listing rate of ₹57,100 per sq ft as of June 2026, despite a 4.42% depreciation. It is followed by the Piramal Aranya series, including Piramal Aranya at ₹49,500 per sq ft (3.35% depreciation) and Piramal Aranya Arav at ₹49,400 per sq ft (3.54% depreciation). These projects represent the premium segment of the Byculla real estate market.
