Best Real Estate Investment Options Under ₹80 Lakhs in Western Mumbai (2025)

By an Experienced Real Estate Investor

Mumbai is a city where land is scarce, but dreams aren’t. And if you’re hunting for flats under 80 lakhs in Mumbai, you’re at the right place — because this is where the growth is, both financially and in lifestyle value. As a seasoned real estate consultant in mumbai tracking trends and builder credibility, I can confidently say: this budget still holds strong investment potential in select micro-markets, if you choose wisely.

Before diving into the top properties choices, let's understand the current sentiment of the market:

Price Growth: Property values in suburbs such as Dahisar, Mira Road, and Kandivali have witnessed a yearly growth of 8–12%, primarily fueled by ongoing infrastructure projects and the rising preference for residential properties.

Metro Line Impact: The Mumbai Metro Line 2A (Dahisar–DN Nagar) and Line 7 (Dahisar East–Andheri East) have reduced commute time, pushing up property in Mumbai demand in Dahisar, Borivali, and Kandivali.

Rental Yields: Average rental yields in this belt hover between 2.8%–3.5%, which is considered healthy for real estate in Mumbai.

Demand Surge: The highest demand in 2024-25 has been for flats near railway station Mumbai, particularly 1 BHK flats for sale in Mumbai, especially from end-users and first-time investors.

As an investor, my goal is capital appreciation + rental yield + future connectivity. Therefore, I classify real estate on:

• Nearness to Metro/railway

• Reputable construction company delivery record

• Coming Civic and Social Infrastructure

• RERA property registration and clear titles

• Cost per square foot against area growth capability

Project: Modi Realty - Premium Tower with rooftop facilities

Unit: 1 and 2 BHKs beginning at ₹65L

Highlights: include a luxury rooftop, ready to move flats in Mumbai  Phase launching soon, and five minutes from Dahisar East station and Metro.

Why Invest: High home sales demand and potential appreciation from metro and highway connection drive investments. 

Investor View: Compared to Borivali, this area is still undervalued and provides modern homes lifestyle 1 BHK in Dahisar under 80 lakhs.

Project: JP North by JP Infra 

Unit: 1 BHK costs ₹57–₹65L; 2 BHK runs around ₹75L

Why Invest: An integrated township with excellent life facilities. 10-min drive to Western Express Highway and Mira Road Station.

Investor Take: Mira Road has a large rent property in the Mumbai market. This apartment for sale is great for property investment Mumbai + appreciation in 5–7 years.

Project: Mahindra Roots  

Unit: 1 BHK compact at ₹79.9L

Why Invest: Access to Metro Line 7, great location near Western Express Highway, trusted brand

Rental Returns: Greater as a result of nearby corporate centers.

Investor Take: A safe bet this is. Long-term buy property growth is provided by Mahindra's delivery and location synergy.

Project: Sunteck Maxx World

Unit: 1 BHK starting from ₹42L

Highlights: Future metro, several flyovers, and owner property pricing justify investment.

Investor Take: Ideal for long-term investors (8–10 years) who want to start small and scale up in real estate business.

• Act Fast: Western Mumbai suburbs are getting saturated. Prices in Dahisar, Mira Road, and Kandivali will cross affordability in 2–3 years.

• Prefer OC-Ready or Near Possession Projects: You avoid GST and reduce delivery risk.

• Balance Investment & End-Use: If you can buy house and invest in the same asset (e.g., buy 1 BHK flat in Mumbai), it’s a win-win.