Mulund Property Prices 2026: West vs East Rates, GMLR and Rents

Mulund property prices have risen slowly but steadily, and in 2026 the suburb sits near the top of the Central line’s price ladder. Mid-2026 portal data puts Mulund West at about Rs 27,800 per sq ft, with Square Yards quoting a higher asking rate of about Rs 28,785. Mulund East is lower, at about Rs 25,350. According to figures published by Piramal Realty in August 2026, Mulund West prices are up about 4.5% in one year, 11.9% over three years and 17.1% over five.

Those are modest numbers for a suburb with two big infrastructure projects on the way. The Goregaon-Mulund Link Road (GMLR) will connect Mulund directly to the Western suburbs through a twin tunnel under Sanjay Gandhi National Park. Metro Line 4 will run along LBS Marg through Mulund West to Thane and Wadala. Neither is complete, and Mulund’s price growth so far suggests the market is waiting for them to open before paying a large premium.

We at Godrej Properties MMR see many Mulund buyers who also look at Thane West, just across the city limit, and at Bhandup and Vikhroli to the south. This guide covers Mulund West and East rates, the real effect of GMLR and Metro 4, rents, a comparison with those neighbours, and the pockets where we think the value is.

Mulund is split by the Central line, and the two sides are different markets. Mulund West is the larger and pricier side. It runs from the station up to LBS Marg and the hills of the national park, and holds most new high-rise supply. Mulund East is older and more compact, running from the station to the Eastern Express Highway, with established housing societies and closer access to Navi Mumbai via the Airoli bridge.

The gap between asking rates and older-building resale is important. Square Yards building-level data shows Mulund societies such as Shafaliya Building at about Rs 24,300 per sq ft in Q2 2026, up from Rs 23,450, and Ganesh Krupa at about Rs 24,050. Square Yards also notes that registered transaction rates come in below asking rates. So an older resale flat in Mulund West often trades at Rs 23,000 to Rs 25,000 per sq ft, while a new township tower can ask Rs 28,000 to Rs 30,000.

In ticket terms, new projects in Mulund West start at about Rs 1.6 crore to Rs 1.7 crore for a 2BHK. The Prestige City listings show 2BHK homes from about Rs 1.59 crore to Rs 1.69 crore, with possession slated for December 2026. Runwal Sanctuary on LBS Marg averages about Rs 28,740 per sq ft on Housing.com, with possession from January 2028. Prestige’s Forest Hills Phase 2, reported as 500 3 and 4 BHK homes worth about Rs 2,200 crore, starts at about Rs 2.73 crore.

The GMLR is the bigger long-term change. It is a 12.2 km corridor, including a 6.3 km twin tunnel under the national park, linking Mulund to Goregaon on the Western Express Highway. Today the drive goes around the park via JVLR. The tunnel is meant to cut that to roughly 20 to 25 minutes [VERIFY: not sourced]. The twin tunnel is targeted for October 2028, with full operation of the corridor reported for 2029. Our full update on the Goregaon Mulund Link Road tunnel status and price impact covers each phase.

Metro Line 4 runs along LBS Marg with stations in Mulund West, including Mulund Fire Station and Mulund Naka [VERIFY: confirm final station names with MMRDA]. As of October 2026, no part of the line was carrying passengers. The first section, the 10.5 km Gaimukh to Cadbury Junction stretch in Thane, received RDSO certification in June 2026 and is now targeted to open by December 2026. The Mulund stations sit just south of that first section and should follow in a later phase.

Past link roads in Mumbai, such as JVLR and SCLR, produced their main price gains after they were fully working, not at the announcement stage. Mulund’s slow 4.5% annual growth fits that pattern.

Our verdict is that buyers in Mulund today are paying only a small premium for GMLR and Metro 4. That is good news if you plan to hold for five years or more. The risk is timing. GMLR’s first flyover already slipped from May 2026 to a revised September 2026 target, and large tunnel projects in Mumbai have a long history of delays. Buy for the Mulund you can live in now, and treat the infrastructure as upside.

Mulund rents well to families. It has good schools, the Central line, the Eastern Express Highway, and a short drive to jobs in Thane, Airoli and Vikhroli. NoBroker’s 2026 data puts most Mulund West flat rents between about Rs 28,400 and Rs 70,000 a month. Individual 2BHK listings in Mulund West in 2026 include semi-furnished flats at Rs 59,000 and Rs 62,000 a month, and a 2025 developer page counted more than 200 2BHK flats available for rent in Mulund West at one time.

On our calculation, a 2BHK bought at about Rs 1.85 crore and let at Rs 55,000 a month earns about Rs 6.6 lakh a year, a gross yield of about 3.6%. That is in line with most of suburban Mumbai. Older resale flats bought at Rs 23,000 to Rs 25,000 per sq ft can do a little better on yield, because rents in Mulund don’t fall as much as prices for older buildings [VERIFY: not sourced].

Borrowing has also become a little more expensive. The RBI raised the repo rate by 25 basis points to 5.50% on 7 October 2026. SBI’s home loans were reported starting at about 7.50% in mid-October [VERIFY: check the lender’s current rate]. On a Rs 1.5 crore loan over 20 years, that works out to an EMI of about Rs 1.21 lakh. Renting costs less than half that, so buying makes most sense for those who plan to stay.

Mulund sits between Thane to the north and Bhandup and Vikhroli to the south. Many buyers shortlist all four. The figures below are indicative, from portal data and market guides published in 2026, and some are undated portal averages.

The big gap is with Thane West. At about Rs 20,350 per sq ft, it costs roughly 25% less than Mulund West, and it gets the first Metro 4 section. That blended average mixes old Naupada stock with new Ghodbunder Road towers, so the newer Thane towers that buyers compare with Mulund townships usually ask more. Our Thane property prices 2026 guide breaks the city down by locality. Mulund’s case rests on being inside Mumbai’s municipal limits, its established civic life and, once GMLR opens, a direct road to the Western suburbs.

Not every part of Mulund is priced the same. Based on the data above and our own site visits, these are the pockets we would look at first.

• Mulund East near the station: about Rs 2,500 per sq ft cheaper than the West on portal data, with good access to the Eastern Express Highway and Navi Mumbai.
• Older societies in Mulund West: resale at Rs 23,000 to Rs 25,000 per sq ft, several thousand below new township towers, often with larger carpet areas.
• The Nahur side of Mulund West: close to Nahur station and to the GMLR alignment [VERIFY: not sourced as a price pocket].
• Under-construction township towers on LBS Marg: highest prices, but the most direct benefit from Metro 4 and the full set of township facilities.

Before you book, run through these checks.

1. Compare on carpet area. Convert every quote to price per sq ft of carpet area before comparing projects.
2. Check MahaRERA for under-construction projects, including the stated completion date and quarterly progress.
3. Ask for the OC and structural audit on any resale flat in an older society.
4. Check the GMLR alignment. Flats close to the new flyovers gain access but may also face construction noise for years.
5. Time your commute at peak hours on LBS Marg and the Eastern Express Highway, not on a Sunday.
6. Price in the rate change. Recalculate your EMI at the post-October 2026 rate before you finalise a budget.

Godrej Properties Limited has no active project inside Mulund, but it has several just across the city limit in Thane, where many Mulund buyers end up comparing. For buyers who find Mulund West’s Rs 28,000 per sq ft too high, Thane offers newer homes at lower ticket sizes, and the first Metro 4 section opens there.

Godrej Ascend on Kolshet Road, Thane offers 1 to 3 BHK homes from about Rs 99 lakh, well below Mulund’s typical 2BHK ticket. For buyers who want a larger township format, the upcoming Ghodbunder Road township in Thane lists 2 to 4 BHK homes from about Rs 2.34 crore. More about the developer is on the Godrej Properties Limited website.

Our verdict: choose Mulund if being inside Mumbai’s limits and close to the Central line matters most. Choose Thane if you want a newer home and more space for the same budget.

Q: What is the price per sq ft in Mulund in 2026?

Mid-2026 portal data puts Mulund West at about Rs 27,800 per sq ft, with Square Yards nearer Rs 28,800, and Mulund East at about Rs 25,350. Older societies trade lower, around Rs 23,000 to Rs 25,000 per sq ft, and registered transaction prices usually come in below asking rates.

Q: Is Mulund West or Mulund East better value?

Mulund East is cheaper by about Rs 2,500 per sq ft and has good highway access, but little new supply. Mulund West costs more and has most of the new township projects, plus Metro 4 and the GMLR. For an older resale flat, the East usually offers better value. For a new home, most options are in the West.

Q: Will the GMLR raise Mulund property prices?

Probably, but mostly after it opens. The twin tunnel is targeted for October 2028 and full operation for 2029. Mumbai’s earlier link roads, such as JVLR and SCLR, produced their main price gains after completion. Mulund West’s 4.5% one-year growth suggests buyers aren’t yet paying much for the GMLR.

Q: When will Metro Line 4 reach Mulund?

No date is set. The first section, Gaimukh to Cadbury Junction in Thane, is targeted for December 2026. The Mulund stations on LBS Marg are expected in a later phase, and the full line to Wadala is likely to take longer.

Q: How much does a 2BHK rent for in Mulund West?

Most 2BHK flats in Mulund West rent for about Rs 50,000 to Rs 62,000 a month, with semi-furnished 2026 listings at Rs 59,000 and Rs 62,000. NoBroker’s 2026 data puts overall Mulund West rents at about Rs 28,400 to Rs 70,000. The gross yield is about 3.5% to 4%.

Q: Is Mulund more expensive than Thane?

Yes. Thane West averages about Rs 20,350 per sq ft on 99acres, around 25% less than Mulund West. That average mixes old and new stock, so new Thane towers ask more, but Thane still usually gives more space for the same budget.

Mulund property prices in 2026 are about Rs 27,800 to Rs 28,800 per sq ft in the West and about Rs 25,350 in the East, with older societies trading lower. Growth has been steady rather than dramatic, and the GMLR and Metro 4 aren’t yet fully priced in. For a buyer who plans to live in the home for years, that makes Mulund a reasonable buy today, as long as you pay for the building and the neighbourhood, not for the tunnel.

Comparing Mulund with new homes in Thane? Explore our listings on Godrej Properties MMR, or ask our team to set up site visits on both sides of the city limit.