Property Rates in Mumbai Harbour, Mumbai 2026

Property rates in Mumbai Harbour show significant variation across its diverse neighbourhoods. As of June 2026, Sewri leads with an average asking price of ₹44,500 per sq ft, having appreciated by 4.58%. Conversely, areas like Subhash Nagar offer more accessible entry points at ₹23,800 per sq ft, though this area experienced a depreciation of 4.81%. Other notable localities include Byculla at ₹44,050 per sq ft and Chembur at ₹33,150 per sq ft, the latter showing a 1.57% depreciation.

The average rental rate in Mumbai Harbour is ₹108 per sq ft as of June 2026, which has appreciated by 2.86%. Investors often look at the rental yield, which currently stands at 3.48%, to gauge the income-generating potential of their property relative to the capital investment. This yield provides a benchmark for landlords and investors to evaluate the efficiency of their assets in this specific micromarket.

Rental rates in Mumbai Harbour scale significantly based on the size of the unit. As of June 2026, a Studio apartment commands an average of ₹31,400 per month, while 1 BHK units average ₹49,200 per month. For larger requirements, 2 BHK units are priced at ₹78,550 per month, 3 BHK units at ₹1.19 Lakh per month, 4 BHK units at ₹1.69 Lakh per month, and 5 BHK units reach an average of ₹4.75 Lakh per month. This progression helps tenants and investors understand the monthly budget requirements across different housing segments.

As of June 2026, Ready To Move properties in Mumbai Harbour have an average price of ₹28,450 per sq ft, reflecting an appreciation of 1.39%. In comparison, Under Construction projects are priced at ₹30,000 per sq ft, which saw a slight depreciation of 0.17%. This pricing dynamic suggests that while ready-to-move inventory offers immediate utility, under-construction options are often positioned at a premium, potentially due to modern amenities or newer project specifications.

Premium rental activity in Mumbai Harbour is concentrated in Byculla, where projects like Piramal Aranya Wing B lead with a rental rate of ₹231 per sq ft as of June 2026. Other top-tier projects include Piramal Aranya Ahan at ₹200 per sq ft and Ufasa Fortune Star at ₹195 per sq ft. These projects command higher rates due to their premium positioning and high-end infrastructure, making them preferred choices for tenants seeking luxury living.

As of June 2026, apartments in Mumbai Harbour are priced at an average of ₹37,250 per sq ft, having appreciated by 3.41%. Office spaces are currently valued at ₹35,900 per sq ft, showing an appreciation of 3.02%, while villas are priced at ₹33,150 per sq ft, reflecting a depreciation of 2.25%. These variations highlight the different market demand levels for residential versus commercial and luxury villa segments.

The average asking price in Mumbai Harbour is ₹37,250 per sq ft, whereas the Government Registration Rate is recorded at ₹20,000 per sq ft as of June 2026. This gap between the market-driven asking price and the government-notified registration rate is a key metric for buyers to consider when calculating total acquisition costs, including stamp duty and registration fees.

Kukreja Construction Company leads the market in transaction volume with 12 recorded transactions, followed by Ajmera with 9 transactions and Veena Developers with 8 transactions as of June 2026. Other prominent developers include Godrej and Raheja Universal, each with 7 transactions. High transaction activity is often a reliable indicator of developer credibility and buyer trust in the projects offered.

The price trend in Mumbai Harbour has shown a consistent upward trajectory leading into 2026. Micromarket rates rose from ₹19,950 per sq ft in September 2025 to ₹20,000 per sq ft in December 2025, and further to ₹20,500 per sq ft by March 2026. This steady growth indicates a resilient market with sustained demand from both end-users and investors.

As of June 2026, Lodha Marina in Sewri commands the highest listing rate at ₹62,200 per sq ft, having appreciated by 36.35%. Other high-value projects include Peninsula Salsette 27 in Byculla at ₹57,100 per sq ft (depreciated by 4.42%) and Godrej Sky in Byculla East at ₹52,300 per sq ft (depreciated by 4.5%). These rates reflect the premium status and high demand for luxury residential developments in these specific localities.

An investor should view the 3.48% rental yield in Mumbai Harbour as a measure of the annual return on investment from rental income, relative to the property's purchase price. Given the current average asking price of ₹37,250 per sq ft, this yield provides a baseline for comparing Mumbai Harbour against other micromarkets. A steady yield often suggests a balanced market where rental demand keeps pace with capital appreciation.

The top projects by value in Mumbai Harbour, such as Bombay Realty One ICC in Wadala, have generated significant transaction values, with this project alone reaching ₹38.65 Cr. Peninsula Salsette 27 in Byculla follows with a value of ₹29.63 Cr. These high-value transactions indicate that premium, large-scale projects are attracting substantial capital, reinforcing their status as major investment hubs within the region.

Rental rates in Mumbai Harbour are segmented by property type, with shops commanding the highest average at ₹300 per sq ft as of June 2026, having appreciated by 7.37%. Office spaces follow at ₹150 per sq ft, which saw a depreciation of 2.05%, while apartments are rented at an average of ₹100 per sq ft, experiencing a depreciation of 2.78%. This data helps commercial and residential tenants understand the current cost landscape for leasing different types of spaces.