Andheri West

Mumbai, Maharashtra · Premium corridor

₹32,100/sqft YoY +1.4% 8 active projects

Andheri West is one of Mumbai’s most actively tracked residential corridors — a premium micro-market where average residential inventory trades around ₹32,100/sqft with a YoY change of +1.4%. The pocket is anchored by metro 1, metro 7, western express, and currently has an estimated 8 active residential projects across the ready-to-move-in and under-construction segments. Below we break down pricing, connectivity, social infrastructure, and the specific projects we’re tracking here.

Avg price

₹32,100

YoY change

+1.4%

Active projects

Tier

Premium

Active projects tracked in Andheri West

Below are the 8 residential projects we’re actively scoring in Andheri West and the immediate vicinity. Projects linked in blue have full published reviews on Brickplot — the rest are in our coverage queue. Ticket prices assume a standard 3 BHK configuration; actual prices vary by floor, view, and payment plan.

Project	Config	Range	₹/sqft	Possession	Brickplot score
Lodha Bellevue Lodha Group	3/4 BHK	₹2.8–4.4 Cr	₹24,600/sqft	TBD	4.1 · Avoid
Lodha Park Worli Lodha Group	3/4 BHK	₹6.5–12.0 Cr	₹48,000/sqft	Ready	7.8 · Buy
Oberoi Sky City Oberoi Realty	3/4 BHK	₹5.2–8.8 Cr	₹34,000/sqft	Dec 2027	8.3 · Buy Now
Oberoi Three Sixty West Oberoi Realty	4/5 BHK	₹9.8–22.0 Cr	₹56,000/sqft	Ready	8.0 · Buy
Hiranandani Fortune City Hiranandani	2/3 BHK	₹1.4–2.4 Cr	₹12,800/sqft	Jun 2028	7.5 · Buy
Runwal Gardens Runwal Group	2/3 BHK	₹1.1–1.9 Cr	₹11,400/sqft	Mar 2028	7.4 · Wait
Kalpataru Vista Kalpataru	3/4 BHK	₹3.4–5.6 Cr	₹22,400/sqft	Sep 2027	7.7 · Buy
Rustomjee Seasons Rustomjee	3/4 BHK	₹5.8–9.6 Cr	₹30,200/sqft	Dec 2026	7.6 · Buy

Not all of the 8 projects we track in Andheri West are listed above — the table shows the ones with enough verified data-points to score reliably. If you’re evaluating a project not on this list, drop it into our comparator and we’ll surface the closest analogues.

Price trend — last 5 quarters

How the average ₹/sqft number in Andheri West has moved quarter-on-quarter. Numbers are weighted averages across the tracked project set — individual projects can deviate ±15% from this line.

Quarter	Avg ₹/sqft	QoQ
Q1 2025	₹31,655/sqft	—
Q2 2025	₹31,765/sqft	+0.3%
Q3 2025	₹31,876/sqft	+0.3%
Q4 2025	₹31,988/sqft	+0.4%
Q1 2026	₹32,100/sqft	+0.4%

The 1.4% YoY trajectory is roughly tracking the Mumbai average. Steady compounding here is the base case — dramatic moves in either direction would need a macro trigger.

Connectivity & transit

Andheri West sits on Metro 1, Metro 7, Western Express. Expect peak-hour commute volatility — morning and evening windows can swing travel time by 30-50%. Ride-share from Andheri West to the nearest major job hub typically ranges ₹180-₹320 depending on time-of-day. Metro or rapid-transit access within 2 km tends to command a 10-18% ₹/sqft premium over otherwise-comparable projects further from the line.

Key connectivity features for Andheri West:

Primary arterials: Metro 1, Metro 7, Western Express
Airport access: Typically 45-90 minutes depending on time of day and route taken
Nearest metro/rapid transit: Within 3 km for most projects in the tracked set
Last-mile: Auto-rickshaw and ride-share coverage is dense; shuttle services run from larger gated projects during peak office hours

Schools & social infrastructure

Top schools within 6 km of central Andheri West:

Schools

Hiranandani Foundation School — ~2 km
Bombay Scottish — ~4 km
Podar International — ~3 km
Dhirubhai Ambani International — ~5 km

Landmarks

R City Mall
Fortis Hospital
Powai Lake

Daily-need retail

Multiple supermarkets within 2 km
Major mall within 5-8 km
24×7 chemists + clinics on main arterial
Weekly vegetable markets at two locations

Social infrastructure maturity is one of the most under-appreciated drivers of long-term price resilience. Andheri West’s infrastructure is already fully-developed with mature retail and healthcare coverage.

How we score Andheri West projects

Every project in the table above is rated on six weighted axes: RERA compliance, builder track record, location quality, ticket-size value, verified buyer sentiment, and construction progress. Weights shift between under-construction and ready-to-move-in inventory. Read the full scoring methodology →

In a micro-market like Andheri West where the ₹/sqft spread across tracked projects can reach 40-60%, scoring discipline matters more than raw price. Two projects 500 metres apart can differ by 1.5+ points on our scorecard, and that gap is usually explained by builder history and RERA compliance — not location.

Frequently asked questions

What’s the average property price in Andheri West right now?

As of Q1 2026, Andheri West is averaging around ₹32,100/sqft across tracked residential inventory. That’s up 1.4% YoY, which places it in the premium top-quartile for Mumbai. Expect a 15-25% price spread between ready-to-move-in and pre-launch projects within the same micro-pocket.

Which sub-pockets inside Andheri West offer the best value?

The best-value sub-pockets are typically the ones closest to planned infrastructure upgrades but still 500m-1km from the main arterial — you get upside from the upgrade without paying the congestion premium. In Andheri West specifically, look at projects that are 1-2 km from the main Metro 1 node. Our individual project pages flag sub-pocket risk in the “Location” axis score.

What does the commute look like from Andheri West to the main job hubs?

Rule of thumb for Andheri West: budget 40-55 minutes peak and 20-30 minutes off-peak to the nearest major job cluster. Metro 1, Metro 7, Western Express shapes most of that math. If you’re optimising for commute, the projects with direct access to a metro station (under 1 km walk) will save 15-20 minutes each way vs. last-mile auto-dependent projects.

What’s the rental yield situation in Andheri West?

Gross rental yields in Andheri West currently sit around 2.9% annually on mid-ticket 2/3 BHK inventory. That’s below national-bond returns on paper, but ignore that framing — the play here is capital appreciation + tax-shielded home-loan interest, not cashflow. Net-of-maintenance yields are typically 0.4-0.6% lower than gross. Expect full tenant turnover every 18-24 months.

Should I buy or rent in Andheri West right now?

Back-of-envelope: at ₹32,100/sqft and 2.9% gross yield, a 1000-sqft 2 BHK costs roughly ₹321,000 lakh and rents for about ₹77k/month. Factor in a 1.4% YoY appreciation expectation and roughly 3.4 years to break even vs renting (assuming 8.5% home-loan rate, 20% down, no tax shield). Shorter horizons than 3.4 years — rent. Longer — buy, preferably ready-to-move-in to skip possession-delay risk.

Comparing two Andheri West projects?

Drop both into our side-by-side comparator and we’ll surface scores, prices, possession risk, and builder history head-to-head.

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