Property Rates in Mumbai Harbour, Mumbai

Property prices in Mumbai Harbour have shown a notable upward trend over the past year. From June 2025 to March 2026, the micromarket rate increased from ₹19,525 per sq ft to ₹37,242 per sq ft. This trajectory, particularly the jump from ₹20,017 per sq ft in December 2025 to ₹37,242 per sq ft in March 2026, suggests growing demand and potentially increased investor confidence in the micromarket's real estate value.

As of March 2026, the average asking price in Mumbai Harbour is ₹37,242 per sq ft, which is substantially higher than the Government Registration Rate of ₹20,017 per sq ft. This difference of over ₹17,000 per sq ft indicates a significant gap between what sellers are asking and the official valuation used for property registration, a common scenario in active real estate markets.

Property rates in Mumbai Harbour show considerable variation across its constituent neighborhoods as of March 2026. Sewri leads with an average rate of ₹44,490 per sq ft, appreciating by 4.59%. Byculla, however, has seen a depreciation of 5.9% to ₹44,040 per sq ft, while Byculla West is priced at ₹43,140 per sq ft with a slight appreciation of 0.22%. Other areas like Chinchpokli and Deonar are priced lower, at ₹39,821 per sq ft and ₹39,182 per sq ft respectively, with Deonar experiencing a 1.08% depreciation.

As of March 2026, apartments in Mumbai Harbour command an average price of ₹37,242 per sq ft, showing a 3.41% appreciation. Office spaces are priced at ₹35,918 per sq ft, with a 3.02% increase. Villas, on the other hand, have seen a slight depreciation of 2.25%, with an average price of ₹33,147 per sq ft. These figures reflect varying demand and supply dynamics across different property segments in the micromarket.

In Mumbai Harbour, property prices vary significantly by construction status as of March 2026. 'Ready To Move' properties are priced at an average of ₹28,083 per sq ft, having depreciated by 4.79%. Properties in 'New Launch' stages are priced at ₹28,616 per sq ft, with a modest 0.59% appreciation. 'Under Construction' properties are averaging ₹30,044 per sq ft, showing a slight depreciation of 0.52%. Notably, 'Partially Ready To Move' properties are priced higher at ₹35,183 per sq ft, appreciating by 3.22%, and 'Near Possession' units are the most expensive at ₹38,235 per sq ft, with a substantial 47.88% appreciation.

As of the latest data, Godrej Central in Chembur has recorded the highest number of transactions with 10 units, priced at ₹26,361 per sq ft, showing a 1.96% appreciation. Piramal Aranya in Byculla and Veena Beena CHS in Sewri follow with 5 transactions each. Piramal Aranya is priced at ₹51,195 per sq ft, while Veena Beena CHS is at ₹39,878 per sq ft. Other projects like MJ Shah Centrio, Peninsula Salsette 27, and Marathon Monte South have also seen significant transaction volumes.

Supreme Signature in Chembur leads the projects in Mumbai Harbour by transaction value, with a single transaction valued at ₹90 Cr and a rate of ₹40,895 per sq ft, showing a 3.81% appreciation. Marathon Monte South in Byculla ranks second with a total value of ₹29.61 Cr from 4 transactions, priced at ₹44,337 per sq ft, appreciating by 2.47%. Godrej Central and Piramal Aranya also feature prominently with significant transaction values.

Mahavir Group Chembur has the highest number of transactions in Mumbai Harbour with 17 units. Godrej follows closely with 15 transactions, and Veena Developers, Kukreja Construction Company, and Ajmera each have 10 transactions. Piramal Realty and Ramesh Barrel Supplying Co have recorded 5 transactions each, indicating a diverse range of developers contributing to the market's activity.

Supreme Universal leads in transaction value in Mumbai Harbour, with sales totaling ₹95.35 Cr from 2 transactions. Godrej follows with a total value of ₹40.38 Cr from 15 transactions. Bombay Realty Group has generated ₹31.5 Cr from 3 transactions, while Marathon has recorded ₹29.61 Cr from 4 transactions. Piramal Realty and Raheja Universal also show significant value generation in the micromarket.

The average rental rate in Mumbai Harbour is ₹105 per sq ft as of March 2026, with apartments averaging ₹105 per sq ft, showing a 2.78% depreciation. The rental yield stands at 3.38%. This yield suggests that for every ₹100 invested in property, an annual rental income of ₹3.38 can be expected, which is a moderate return for property investors in this micromarket.

Rental rates in Mumbai Harbour vary significantly by BHK configuration as of March 2026. Studio apartments average ₹31,400 per month, while 1 BHK units are around ₹49,197 per month. The rental rates increase substantially for larger units, with 2 BHKs averaging ₹78,547 per month, 3 BHKs at ₹1.19 Lakh per month, and 4 BHKs reaching ₹1.69 Lakh per month. The highest configuration, 5 BHK, commands an average rent of ₹4.75 Lakh per month, indicating a strong premium for larger living spaces.

Rental rates in Mumbai Harbour's neighborhoods show significant differences. Byculla commands the highest average rental rate at ₹178 per sq ft, appreciating by 4.71%. Dhaku Prabhuchi Wadi and Sewri follow with ₹166 per sq ft and ₹157 per sq ft, respectively, both showing stable rental rates. Byculla West has an average rental rate of ₹154 per sq ft, with a depreciation of 5.52%, while areas like Deonar have lower rates, averaging ₹109 per sq ft, and have experienced a notable 10.66% depreciation in rental values.

As of March 2026, shops in Mumbai Harbour have the highest average rental rate at ₹306 per sq ft, appreciating by 7.37%. Office spaces are available for rent at an average of ₹143 per sq ft, showing a 2.05% depreciation. Apartments, the most common residential property type, have an average rental rate of ₹105 per sq ft, with a 2.78% depreciation in the rental market.

Piramal Aranya Wing B in Byculla leads with the highest rental rate at ₹231 per sq ft. Following closely are Piramal Aranya Ahan and Ufasa Fortune Star, both at ₹200 per sq ft. Piramal Aranya Arav and Peninsula NGE Byculla are also among the top, with rental rates of ₹195 per sq ft and ₹188 per sq ft, respectively. These premium rental rates are typically associated with high-end projects in prime locations within the micromarket.