Property Rates in Dharavi, Mumbai 2026

Property prices in Dharavi have shown a mixed trajectory leading up to June 2026. While the rate remained stable at ₹46,350 per sq ft between December 2025 and March 2026, it saw a slight increase from ₹46,200 per sq ft in September 2025. The most recent data for June 2026 indicates a move to ₹40,300 per sq ft, which investors and homebuyers should monitor as an indicator of evolving demand-supply dynamics in the area.

The average asking price in Dharavi is significantly higher than the Government Registration Rate. As of the period between October 2025 and September 2026, the registered rate is ₹10,550 per sq ft, whereas current market asking prices are notably higher, reaching up to ₹40,300 per sq ft. This gap is common in high-demand urban areas and reflects the difference between official valuation benchmarks used for tax purposes and the actual market-driven prices negotiated between buyers and sellers.

As of June 2026, ready-to-move projects in Dharavi have an average price of ₹33,350 per sq ft, which has appreciated by 6.72% compared to the previous period. In contrast, under-construction projects are priced at ₹34,900 per sq ft, showing an appreciation of 6.62% over the same timeframe. The higher price for under-construction units often reflects the premium on modern amenities and newer building standards, while ready-to-move units offer the benefit of immediate possession.

As of June 2026, Evershine Meadows leads the listing rates in Dharavi at ₹45,800 per sq ft, having appreciated by 1.12%. Rajesh Raj Spectrum follows closely with a rate of ₹45,250 per sq ft, which has seen a significant appreciation of 12.47% compared to the previous period. Other notable projects like Dr Baliga Nagar CHS, Dharavi CHS, and Kamanwala Vaibhav Apartment are all listed at ₹35,650 per sq ft, each showing an appreciation of 4.77%.

Rental rates in the vicinity of Dharavi show significant variation depending on the specific locality. As of June 2026, areas like Mahim and Bandra East command higher rental rates of ₹200 per sq ft, with Mahim experiencing a substantial 44.96% appreciation and Bandra East seeing a 7.03% increase. Conversely, areas like Sion West and Chunabhatti have lower rental rates of ₹100 per sq ft, with both areas seeing depreciations of 6.78% and 9.9% respectively compared to the previous period.

While specific rental yield percentages for Dharavi are not currently available, investors can gauge income potential by comparing the average rental rates in surrounding areas against the high capital values in the locality. With rental rates reaching up to ₹200 per sq ft in nearby Mahim and Bandra East, investors should weigh these against the local sale prices of ₹40,300 per sq ft. The variance in rental performance—ranging from a 44.96% appreciation in Mahim to an 11% depreciation in Gandhi Nagar—highlights the importance of selecting specific high-growth pockets for rental income stability.

Buyers should interpret the status-wise price data as a reflection of project maturity and risk. As of June 2026, 'Well Occupied' projects in Dharavi are priced at ₹34,500 per sq ft, showing a strong appreciation of 12.2%, while 'New Launch' projects are priced at ₹34,700 per sq ft with an 11.79% appreciation. The fact that 'Well Occupied' and 'New Launch' projects are priced similarly suggests that established, high-quality residential communities in Dharavi hold their value exceptionally well, often competing with the pricing of fresh inventory.