Mulund
Central-suburban Mumbai’s quietly-appreciating pocket — LBS Road spine, Eastern Express Highway on tap, and the Metro Line 4 extension landing by 2027 makes Mulund a credible Thane-border alternative at a sub-₹25K sqft ticket.
The numbers that matter
Aggregated from RERA filings, registered sale deeds, and Brickplot’s project tracker. Refreshed quarterly.
Connectivity
The commute math: metro, arterial roads, and tech parks that define pricing today.
Metro Line 4 (Wadala–Kasarvadavali) extension opens 2027 with Mulund and Sonapur stations; existing Central Line (Mulund station) already delivers CST in 45 min.
LBS Road runs north–south through the locality; Eastern Express Highway (EEH) 2 km east; Mulund–Goregaon Link Road (MGLR) cuts cross-suburban drive to 35 min.
Limited on-locality IT stock; daily commute catchment is Thane’s Kolshet Road BFSI cluster, Powai’s L&T/Hiranandani campuses (30 min), and BKC (45 min via EEH).
Schools, hospitals, malls within 5 km
Named anchors drive rent and resale premiums. Distances are straight-line estimates, not drive time.
Projects in Mulund
Every project below has been scored on our 6-axis framework (RERA, Builder, Location, Value, Sentiment, Progress).
Lodha Bellevue
Mulund vs Thane West
Which wins in 2026?
Mulund trades at a ~30% premium to Thane West per sqft today, and the premium is justified if you value central-Mumbai drive times and Fortis-grade social infra. Thane West has bigger land parcels and fresher launch inventory, but the commute tax during peak hours is real. For end-use, Mulund. For 5-year capital appreciation at a lower ticket, Thane West — especially once Metro Line 4 actually starts ferrying passengers.
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Frequently asked
What’s the Khata situation in Mulund?
Mulund title records are cleaner than most Mumbai suburbs — the bulk of redeveloped stock here sits on ex-MHADA or private co-operative society land with clearly-traced conveyance deeds. The friction is older gaothan pockets (east of LBS), where society formation is incomplete; for those insist on MCGM property-card trace and a fresh search report going 30 years back.
How clean are BBMP approvals here?
MCGM plan sanctions in T-Ward (Mulund) are comparatively reliable — turnaround for RERA-registered developers is 4–7 months once IOD is in. The chokepoints are fire NOC (Mumbai Fire has a 3–5 month queue) and CRZ clearance for plots near Airoli Creek, which can add another 6 months. Budget for these in your possession timeline.
Are most projects here RERA-registered?
Yes — MahaRERA penetration in Mulund crosses 95% for projects launched since 2019. The exceptions are sub-500-sqm self-redevelopment plots (fall below RERA threshold) and societies still in pre-launch redevelopment. For any flat you’re considering, verify the MahaRERA number on maharera.mahaonline.gov.in and cross-check the promoter quarterly filings.