Property Rates in Cumbala Hill, Mumbai 2026

The average asking price in Cumbala Hill is ₹70,450 per sq ft, while the Government Registration Rate stands at ₹62,350 per sq ft for the period between September 2025 and August 2026. This gap between the market asking price and the government-registered value is a common observation in premium South Mumbai localities, often reflecting the high intrinsic value and luxury status of the area's real estate.

The property rates in Cumbala Hill have shown a dynamic trajectory, with the location rate recorded at ₹65,800 per sq ft as of June 2026, down from ₹70,450 per sq ft in March 2026. This recent movement follows a period of stability where rates held at ₹63,350 per sq ft in December 2025 and ₹62,700 per sq ft in September 2025, suggesting a recent market adjustment after a sustained climb.

Property prices in Cumbala Hill vary significantly based on project status, with Under Construction projects commanding the highest average price of ₹86,900 per sq ft as of June 2026, marking a substantial appreciation of 52.81% over the observed period. In contrast, Ready To Move units are priced at ₹56,550 per sq ft, showing a stable appreciation of 0.9%, while Well Occupied projects are priced at ₹60,850 per sq ft, reflecting a 12.03% appreciation.

As of June 2026, the average rental rate in Cumbala Hill is ₹227 per sq ft, which has seen a minor depreciation of 0.87% compared to previous data. The area offers a rental yield of 3.87%, a key metric for investors that helps in evaluating the annual income potential relative to the capital investment required for properties in this high-value locality.

Rental rates in Cumbala Hill scale significantly with unit size, reflecting the premium nature of the housing stock. As of June 2026, a 1 BHK apartment commands an average rent of ₹1.45 Lakh per month, while a 2 BHK averages ₹2.39 Lakh per month. For larger requirements, 3 BHK units average ₹3.65 Lakh per month, and 4 BHK apartments reach an average of ₹6.62 Lakh per month, catering to a high-net-worth tenant profile.

As of June 2026, the top projects by rent in Cumbala Hill include Khatau Mansion at ₹333 per sq ft, Summer Ville at ₹314 per sq ft, and Kala Niketan CHS at ₹260 per sq ft. Other notable premium projects include Breach Candy Gardens at ₹252 per sq ft, which saw an 8.15% appreciation, and Shankar Mahal Cumbala Hill at ₹245 per sq ft, which experienced a notable 44.12% appreciation, highlighting the strong rental demand for well-maintained, established buildings in the area.

Rental rates in the vicinity of Cumbala Hill show varied performance as of June 2026. Areas like Babulnath and Gamdevi command higher averages of ₹250 per sq ft, with Babulnath showing a significant 63.4% appreciation and Gamdevi a 31.82% appreciation. Meanwhile, locations like Girgaum Chowpatty average ₹150 per sq ft, reflecting a 10.92% depreciation, while Peddar Road and Tardeo maintain steady rental rates of ₹200 per sq ft.

As of June 2026, Ananta Apartment leads with a listing rate of ₹94,100 per sq ft, having appreciated by 75.6% over the observed period. Other high-value projects include Godrej Carmichael at ₹86,900 per sq ft, which appreciated by 52.81%, and Mistry Park at ₹74,200 per sq ft, which saw a 1.39% appreciation. These rates underscore the premium valuation placed on specific residential addresses within Cumbala Hill.

Investors should use the June 2026 data to balance capital appreciation potential against rental income. With an average sale price of ₹70,450 per sq ft and a rental yield of 3.87%, the market is characterized by high entry costs but strong, established demand. Monitoring the status-wise pricing, such as the ₹86,900 per sq ft for Under Construction projects versus the ₹56,550 per sq ft for Ready To Move units, is essential for identifying whether to target immediate rental income or long-term capital growth.