Property rates in Mumbai South average ₹46,350 per sq ft, reflecting a steady market environment. This prime region continues to command high interest, with ready-to-move projects priced at ₹42,600 per sq ft and significant activity in luxury segments. Investors can benefit from a rental yield of 4.94%, while top-tier developments like Rustomjee Crown and Lodha The Park anchor the market with high-value transactions and consistent demand across diverse property types.
Insights for Mumbai South, Mumbai Real Estate Market Overview
The Mumbai South real estate landscape is characterized by its high-value luxury offerings and a robust mix of ready-to-move and under-construction inventory. Recent registration data shows strong buyer activity, with 7,236 transactions recorded between June 2025 and May 2026, totaling a gross value of ₹20,610 Cr. Rental demand remains healthy, supported by premium yields and a diverse range of unit configurations from studios to expansive 6 BHK apartments. Developers like Lodha and K Raheja Corp continue to drive market momentum, focusing on premium projects that attract significant buyer interest.
The market maintains a strong rental yield of 4.94% with an average rental rate of ₹191 per sq ft.
Ready-to-move inventory leads supply with 2,860 units available, while under-construction segments offer 310 units.
Lodha leads the market in transaction volume with 42 deals, while K Raheja Corp dominates in transaction value at ₹186.37 Cr.
Premium localities like Altamount Road have seen significant price appreciation of 38.64%, reaching ₹1.31 Lakh per sq ft.
Market Strengths
Consistent upward price trend in the micromarket from ₹27,100 to ₹30,150 per sq ft within one year.
Strong transaction volume of 7,236 registrations indicating high market liquidity.
Diverse inventory with 2,860 ready-to-move units catering to immediate demand.
Brand presence of top-tier developers like Lodha and K Raheja Corp ensuring project reliability.
Robust rental market with premium yields of 4.94%.
Market Challenges
High entry costs in prime areas like Altamount Road, where rates reach ₹1.31 Lakh per sq ft, limit the buyer pool.
Rental rates for office spaces and shops have seen significant volatility, requiring careful investment planning.
Some niche projects have experienced price corrections, such as Walkeshwar which saw a -15.37% change.
Higher-end BHK units like 6 BHK apartments require significant monthly rental outlays of ₹6.42 Lakh, potentially lengthening vacancy periods.
Investment Opportunities
Rental yield of 4.94% offers a stable income stream for residential property investors.
Under-construction projects priced at ₹47,550 per sq ft provide potential for capital appreciation.
Studio apartments at ₹32,000 per month represent an accessible entry point into the rental market.
High demand for 3 BHK and 4 BHK units, with rents reaching ₹3.12 Lakh and ₹4.83 Lakh per month respectively, indicates strong luxury rental potential.
Top Localities in Mumbai South, Mumbai
Antop Hill
Avg Price₹ 33,100 /sqft
YOY
-5.24 %
Avg Rent₹ 117 /sq
ft
YIELD
+ 4.24
LISTINGS
14
Matunga East
Avg Price₹ 49,100 /sqft
YOY
+ 0.89 %
Avg Rent₹ 149 /sq
ft
YIELD
+ 3.64
LISTINGS
75
Matunga West
Avg Price₹ 48,950 /sqft
YOY
-2.41 %
Avg Rent₹ 168 /sq
ft
YIELD
+ 4.12
LISTINGS
109
Shivaji Park
Avg Price₹ 56,100 /sqft
YOY
-4.92 %
Avg Rent₹ 173 /sq
ft
YIELD
+ 3.70
LISTINGS
63
Walkeshwar
Avg Price₹ 95,000 /sqft
YOY
-15.37 %
Avg Rent₹ 226 /sq
ft
YIELD
+ 2.85
LISTINGS
63
Worli Sea Face
Avg Price₹ 64,050 /sqft
Avg Rent₹ 164 /sq
ft
YIELD
+ 3.07
LISTINGS
9
Parel
Avg Price₹ 46,050 /sqft
YOY
+ 1.39 %
Avg Rent₹ 163 /sq
ft
YIELD
+ 4.25
LISTINGS
528
Wadala
Avg Price₹ 37,250 /sqft
YOY
+ 2.52 %
Avg Rent₹ 144 /sq
ft
YIELD
+ 4.64
LISTINGS
680
Price Trend
Mumbai South, Mumbai Property Price Trends and Appreciation
Property rates in Mumbai South have shown steady growth, with the micromarket rate rising from ₹27,100 per sq ft in June 2025 to ₹30,150 per sq ft by March 2026. This upward trajectory aligns with the broader city performance, where rates have fluctuated to reach ₹38,600 per sq ft. The consistent increase highlights the sustained value and demand for residential assets within this prime region.
Altamount Road commands the highest premium in the region, averaging ₹1.31 Lakh per sq ft after a sharp 38.64% increase. Marine Lines and Malabar Hill also hover at the top tier, with rates at ₹99,900 and ₹95,700 per sq ft respectively. Meanwhile, areas like Worli and Tardeo offer relatively more accessible entry points for luxury buyers, with rates at ₹74,050 and ₹73,950 per sq ft. These variations across localities provide a wide spectrum of investment choices for prospective buyers.
Mumbai South caters to diverse investment needs with specialized pricing across property segments. Shops lead the market at ₹64,600 per sq ft, marking a 1.31% growth, while office spaces are priced at ₹39,900 per sq ft. Apartments, the most common residential choice, average ₹46,350 per sq ft with a modest 0.06% increase. This variety allows investors to target specific segments based on their capital deployment goals.
The market provides a balanced supply of residential options ranging from immediate possession to long-term investment projects. Ready-to-move inventory, with 2,860 units, averages ₹42,600 per sq ft, while the 310 under-construction units are priced at ₹47,550 per sq ft. New launches and upcoming developments also contribute to the supply, with prices varying based on the project's development stage and location prominence.
Project & Developer Insights
Top Residential Projects and Developers in Mumbai South
Top Projectsin Mumbai South
LnT Island Cove is the top project in Mumbai South with prices from ₹ 6.34 Cr.
LnT Island Cove
₹ 6.34 Cr - ₹ 6.34 Cr
Mumbai South, Mumbai
JP Codename Matunga Origins
₹ 2.93 Cr - ₹ 4.23 Cr
Mumbai South, Mumbai
Godrej Trilogy
₹ 18.88 Cr - ₹ 29.95 Cr
Mumbai South, Mumbai
Piramal Mahalaxmi
₹ 5.45 Cr - ₹ 14.03 Cr
Mumbai South, Mumbai
Runwal Timeless
₹ 1.59 Cr - ₹ 3.4 Cr
Mumbai South, Mumbai
Kalpataru Azuro
₹ 45 Cr - ₹ 71.98 Cr
Mumbai South, Mumbai
Lodha Malabar
Price On Request
Mumbai South, Mumbai
Lodha Sea Face
Price On Request
Mumbai South, Mumbai
Prestige Ocean Towers
₹ 26 Cr - ₹ 50.68 Cr
Mumbai South, Mumbai
Godrej Carmichael
₹ 87.92 Cr - ₹ 87.92 Cr
Mumbai South, Mumbai
View More
New Launch
Under Construction
Ready to Move
Top Developersin Mumbai South
Lodha leads in Mumbai South with 110 projects and 39 years of experience.
Lodha
₹ 67.27 L - ₹ 98.63 Cr
110 Projects
39 Years
Kalpataru
₹ 97.29 L - ₹ 71.98 Cr
82 Projects
50 Years
Runwal
₹ 86 L - ₹ 60 Cr
68 Projects
41 Years
Rustomjee
₹ 25.75 L - ₹ 62.31 Cr
68 Projects
23 Years
The Wadhwa Group
₹ 1.01 Cr - ₹ 39.64 Cr
59 Projects
50 Years
Ruparel
₹ 63.33 L - ₹ 6.94 Cr
44 Projects
19 Years
Godrej
₹ 1.15 Cr - ₹ 87.92 Cr
43 Projects
29 Years
Chandak
₹ 85 L - ₹ 11.11 Cr
40 Projects
20 Years
Ajmera
₹ 75.99 L - ₹ 16 Cr
39 Projects
50 Years
Mahindra Lifespaces
₹ 1.11 Cr - ₹ 16 Cr
36 Projects
25 Years
View More
Top Projects by Listing Rates, Transaction Count and Transaction Value
Luxury living in Mumbai South is defined by exclusive projects that set high benchmarks for the market. Kalpataru Azuro leads with an asking price of ₹1.44 Lakh per sq ft, followed closely by Birla Anayu at ₹1.41 Lakh per sq ft. Other notable developments like Kalpataru Prive at ₹1.31 Lakh per sq ft and Lodha Malabar at ₹1.3 Lakh per sq ft continue to attract premium demand. These projects represent the pinnacle of the region's residential offerings.
High-value transactions highlight the premium nature of the Mumbai South market. Lodha The Park generated an impressive ₹81.66 Cr in value, while Omkar 1973 followed with ₹80.5 Cr. Rustomjee Crown also contributed significantly with ₹60.28 Cr, underscoring the dominance of luxury projects in total market turnover.
Buyer preference is clearly visible in the sustained volume of registrations across top developments. Lodha The Park and Kohinoor Oceana each recorded 11 transactions, making them the most sought-after addresses. Fair Deal Ocean 360 follows with 8 registrations, while The Aga Hall Estate saw 7 deals, further demonstrating the market's focus on high-quality, reputable projects.
Oberoi Three Sixty West leads the luxury rental market at ₹357 per sq ft, followed by Khatau Mansion at ₹333 per sq ft. Other prestigious projects like Lodha Seamont, Summer Ville, and Dev Darshan Annexe consistently range between ₹300 and ₹319 per sq ft. These projects continue to be the preferred choice for tenants seeking high-end amenities in prime locations.
Top Developers by Transaction Count and Transaction Value
Established builders drive the transaction landscape in Mumbai South. Lodha leads the developer cohort with 42 transactions, followed by Mhada with 14 and Peninsula Land with 13. Dosti Group and Kohinoor Constructions also maintain a strong presence with 11 deals each, reflecting consistent buyer trust in these brands.
Premium developers command the highest transaction values in the region. Lodha leads with ₹209.8 Cr, while K Raheja Corp follows at ₹186.37 Cr. Omkar, Rustomjee, and Peninsula Land round out the top value-generating developers, collectively shaping the high-end residential segment.
Government Registrations
Government Registration in Mumbai South, Mumbai
Market activity in Mumbai South remains robust, with 7,236 registrations totaling ₹20,610 Cr between June 2025 and May 2026. Lodha leads developer transactions with 42 deals, while K Raheja Corp secures the top spot in transaction value at ₹186.37 Cr. High-interest projects like Lodha The Park and Kohinoor Oceana reflect strong buyer confidence in established brands and prime locations.
Sales Transactions7,236
Gross Sales Value₹ 20,610 Cr
Registered Rate₹ 29,850/sq.ft
Rental Trends
Rental Trends and Average Rent in Mumbai South, Mumbai
Rental rates vary significantly by configuration, with studios averaging ₹32,000 per month and 1 BHK units at ₹58,800 per month. Larger families can opt for 3 BHK or 4 BHK apartments, which command monthly rents of ₹3.12 Lakh and ₹4.83 Lakh respectively. The luxury segment extends to 6 BHK units, which are priced at ₹6.42 Lakh per month. Rental rates remain premium across the region, with Mahalaxmi Racecourse commanding the highest at ₹300 per sq ft. Most other key locations, including Worli, Malabar Hill, and Cuffe Parade, average around ₹250 per sq ft. While some areas like Hatiskar Wadi saw a sharp 57.5% increase, others like Upper Worli experienced a -5.28% adjustment. Commercial properties in Mumbai South command higher rental rates, with shops averaging ₹350 per sq ft after a 25.61% increase and office spaces at ₹300 per sq ft. Residential apartments and villas are more moderately priced at ₹200 per sq ft. These rates reflect the high demand for commercial space in prime business corridors. Oberoi Three Sixty West leads the luxury rental market at ₹357 per sq ft, followed by Khatau Mansion at ₹333 per sq ft. Other prestigious projects like Lodha Seamont, Summer Ville, and Dev Darshan Annexe consistently range between ₹300 and ₹319 per sq ft. These projects continue to be the preferred choice for tenants seeking high-end amenities in prime locations.
Rental rates vary significantly by configuration, with studios averaging ₹32,000 per month and 1 BHK units at ₹58,800 per month. Larger families can opt for 3 BHK or 4 BHK apartments, which command monthly rents of ₹3.12 Lakh and ₹4.83 Lakh respectively. The luxury segment extends to 6 BHK units, which are priced at ₹6.42 Lakh per month.
Rental rates remain premium across the region, with Mahalaxmi Racecourse commanding the highest at ₹300 per sq ft. Most other key locations, including Worli, Malabar Hill, and Cuffe Parade, average around ₹250 per sq ft. While some areas like Hatiskar Wadi saw a sharp 57.5% increase, others like Upper Worli experienced a -5.28% adjustment.
Commercial properties in Mumbai South command higher rental rates, with shops averaging ₹350 per sq ft after a 25.61% increase and office spaces at ₹300 per sq ft. Residential apartments and villas are more moderately priced at ₹200 per sq ft. These rates reflect the high demand for commercial space in prime business corridors.
Frequently Asked Questions About Property Rates in Mumbai South, Mumbai
What is the current average asking price in Mumbai South?
As of March 2026, the average asking price in Mumbai South is ₹46,350 per sq ft. This figure reflects a marginal appreciation of 0.06% compared to the previous period, indicating a stable and resilient market environment for high-end residential real estate.
How have property rates in Mumbai South trended over the last few quarters?
Property rates in Mumbai South have shown a consistent upward trajectory from June 2025 to March 2026. The micromarket rate rose from ₹27,100 per sq ft in June 2025 to ₹28,750 in September 2025, ₹29,850 in December 2025, and reached ₹30,150 per sq ft by March 2026, signaling sustained demand and investor confidence in this premium geography.
How does the average asking price in Mumbai South compare to the Government Registration Rate?
The average asking price in Mumbai South is currently ₹46,350 per sq ft, while the Government Registration Rate stands at ₹29,850 per sq ft as of March 2026. This variance highlights the premium positioning of the market, where market-driven valuations for high-value residential assets often exceed the baseline registration benchmarks used for official transactions.
Which neighbourhoods in Mumbai South command the highest average asking prices?
Among the prominent neighbourhoods in Mumbai South, Altamount Road leads with an average asking price of ₹1.31 Lakh per sq ft, having appreciated significantly by 38.64% from the previous period. Other high-value areas include Marine Lines at ₹99,900 per sq ft (which saw a minor depreciation of 0.57%) and Malabar Hill at ₹95,700 per sq ft, which appreciated by 3.59%.
What is the price difference between Ready To Move and Under Construction properties in Mumbai South?
As of March 2026, Ready To Move properties in Mumbai South are priced at an average of ₹42,600 per sq ft, reflecting an appreciation of 2.89% from the previous period. In contrast, Under Construction properties command a higher average of ₹47,550 per sq ft, which has appreciated by 3.41%, suggesting that buyers are willing to pay a premium for newer, modern developments currently in the pipeline.
What is the average rental rate and rental yield for properties in Mumbai South?
As of March 2026, the average rental rate in Mumbai South is ₹191 per sq ft, which has seen a slight depreciation of 1.04% compared to the previous period. The area currently offers a rental yield of 4.94%, a key metric for investors which indicates the annual income potential relative to the capital investment required for properties in this prime location.
How do rental rates vary by BHK configuration in Mumbai South?
Rental rates in Mumbai South scale significantly with the size of the unit, reflecting the luxury nature of the market. As of March 2026, a Studio apartment averages ₹32,000 per month, while a 1 BHK costs ₹58,800 per month. Larger configurations command higher premiums, with 2 BHK units at ₹1.39 Lakh, 3 BHK at ₹3.12 Lakh, 4 BHK at ₹4.83 Lakh, 5 BHK at ₹5.63 Lakh, and 6 BHK units reaching ₹6.42 Lakh per month.
Which projects in Mumbai South command the highest rental rates?
Premium projects in Mumbai South currently lead the rental market, with Oberoi Three Sixty West in Worli topping the list at ₹357 per sq ft. Other high-rent projects include Khatau Mansion in Cumbala Hill at ₹333 per sq ft, and both Lodha and Lodha Seamont in Malabar Hill at ₹319 per sq ft. These rates have remained stable as of March 2026, reflecting the consistent demand for luxury living spaces in these specific localities.
How do rental rates compare across different micromarkets in Mumbai South?
Rental rates across Mumbai South show distinct variations based on the prestige of the neighbourhood. As of March 2026, Mahalaxmi Racecourse commands the highest rental rate at ₹300 per sq ft. Other key areas like Upper Worli, Kamala Mill, and Malabar Hill maintain a consistent rental rate of ₹250 per sq ft, with varying performance; for instance, Hatiskar Wadi has seen a significant appreciation of 57.5%, while Upper Worli experienced a depreciation of 5.28%.
Which developers have the highest transaction activity in Mumbai South?
Lodha leads the market in Mumbai South with 42 transactions, followed by Mhada with 14 transactions and Peninsula Land with 13 transactions as of March 2026. These developers demonstrate significant market presence, reflecting their ability to attract consistent buyer interest across their portfolio of residential projects in the region.
What are the top-performing projects in Mumbai South by transaction volume?
As of March 2026, Lodha The Park in Lower Parel and Kohinoor Oceana in Dadar West are the most active projects, each recording 11 transactions. Lodha The Park is priced at ₹63,750 per sq ft (depreciating by 1.39%), while Kohinoor Oceana is at ₹55,550 per sq ft (appreciating by 2.88%). These projects represent the high-demand segments that continue to drive liquidity in the Mumbai South real estate market.
How should an investor interpret the property rates data for Mumbai South?
Investors should use the data to identify the gap between Ready To Move and Under Construction pricing, which currently stands at ₹42,600 per sq ft and ₹47,550 per sq ft respectively as of March 2026. By analyzing the 4.94% rental yield alongside the appreciation trends in specific localities like Altamount Road or Malabar Hill, investors can better assess the balance between long-term capital appreciation and immediate rental income potential.
