Who is Buying 4 BHKs in Mumbai? Demand Trends in 2025 Explained
By
Shrusti Naik
Posted on October 30, 2025. 10 mins
Introduction
In Mumbai’s dynamic housing market, the 4 BHK in Mumbai segment has traditionally been a niche: a high-ticket purchase reserved for affluent families, NRIs and investors seeking luxury or space. But in 2025 this segment is showing new patterns, while supply is limited, demand dynamics are shifting. Who exactly is buying these larger apartments now? Is the demand being driven by large families, investors or corporate houses? And what does this mean for pricing, supply and resale potential?
In this article, we break down the latest data, explore buyer profiles, analyse supply vs demand, and provide actionable insights for both home-buyers and investors in Mumbai’s 4 BHK market. Also read, Upcoming Mumbai Metro Corridors and Their Impact on 2BHK Property Values
Key Stats at a Glance
- According to MahaRERA data for Mumbai, of the ~63,244 residential units launched in 2024, around 3% (~2,000 units) were 4 BHK apartments. [3]
- Luxury 4 BHK units in Mumbai are quoted at up to ₹100 crore or more, while entry-level 4 BHKs in suburbs are typically in the ₹10 crore-plus range. [16]
- The luxury housing market in Mumbai saw ultra-luxury deals (₹40 crore + homes) where 21 of the top 25 such deals across major Indian cities were in Mumbai in the first eight months of 2024, with sales value ~₹2,200 crore (84% share). [15]
Interpretation: The 4 BHK category is clearly a premium category in Mumbai—small in number, high in value, and targeted by high-net-worth and luxury buyers rather than the mass market.
Supply & Demand Snapshot for 4 BHK in Mumbai
Supply constraints
- As noted above, only ~3% of total new launches registered in 2024 were 4 BHK units in Mumbai. [3] That’s roughly ~2,000 units out of ~63,000.
- Mumbai’s land scarcity, redevelopment constraints and high construction cost make large-unit launches less frequent compared to 1/2/3 BHK.
- Developers are more cautious with 4 BHKs because the ticket size is very large and the pool of buyers is smaller.
Demand signals
- The luxury housing segment of Mumbai continues to see strong interest. According to a 2025 analysis, Mumbai ranked 6th among global prime housing markets with ~8.7% annual growth in prime property prices. [6]
- The cumulative value of ultra-luxury homes sold in Mumbai (₹40 crore + category) in eight months of 2024 was ~₹2,200 crore, indicating deep pockets driving large units. [15]
- In Mumbai’s suburban context, a 4 BHK is increasingly viewed as a home for larger families or those upgrading from 3 BHK wanting more space post-pandemic. Also read, What Salary to Afford a 2BHK in Mumbai in 2025
Buyer segmentation – Who’s buying 4 BHKs?
| Buyer Type | Key Characteristics | Why they choose 4 BHK |
|---|---|---|
| HNIs / Ultra-High Net Worth (UHNIs) | Domestic or NRI wealthy families, business owners | Trophy homes, luxury finishes, prestige |
| Large family households | Families with 3+ children or multi-generational living | Space, rooms for study/office, comfort |
| Investors / Portfolio buyers | Looking at capital appreciation in luxury segment | Scarcity, long-term hold, rental potential |
| Upgraders from 3 BHK | Buyers seeking extra space or premium locality | Better lifestyle, status upgrade |
What’s Driving the Demand for 4 BHKs in 2025?
1. Lifestyle change post-pandemic
With work from home, need for home-offices, emphasis on wellness and space, more families are seeking larger units. The 3 BHK is no longer enough for some households; the move to 4 BHK is about comfort, flexibility and future-proofing.
2. Premiumisation and scarcity value
Mumbai’s land supply is extremely constrained. Premium and large-unit projects are fewer, making 4 BHKs carry a scarcity premium. A report for 2025 shows Mumbai’s property market among top global prime housing markets with limited supply and high demand. [6]
3. Wealth creation and investor confidence
Luxury homes in Mumbai attract high net-worth buyers and NRIs. The data of ultra-luxury deals (₹40 crore + homes) indicates serious investment appetite. [15] Many of these homes tend to be large units (4 BHK and above).
4. Infrastructure & connectivity upgrades
Better metro lines, coastal road, airport links are making peripheral or once-out-of-reach localities more desirable for premium buyers. This enables larger-unit launches in new pockets at slightly lower cost than island-city. [14]
Key Considerations & Risks for Buyers/Investors
✅ Pros
- Large absolute value creation due to high ticket size and scarcity.
- Premium segment tends to show greater resilience in downturns (fewer buyers but deeper pockets).
- Strong rental potential in ultra-luxury and premium segments if leased to executives, embassies, NRIs.
❌ Cons
- Very limited resale pool: fewer buyers able/willing to buy ₹20-100 crore homes.
- Higher holding cost: maintenance, property tax, society charges scale up in large units.
- Liquidity risk: large units may take longer to sell in slower markets or downturns.
- Affordability concerns: Not for average buyers; segment is niche and specific.
Example Price Bands & What They Mean
In 2025, the cost for 4 BHK in Mumbai spans a wide range depending on location and quality:
- In suburbs/newer development pockets: ₹10 crore to ₹30 crore. [4]
- In premium zones (South Mumbai, Bandra, Worli): ₹30 crore to ₹100 crore+ for ultra-luxury 4 BHK. [16]
- Entry-level large units may exist at ₹8-10 crore in emerging peripheries, but these are fewer and may compromise on location or amenities.
Table: Price Bands for 4 BHK in Mumbai
| Location Type | Typical Price Range (₹ crore) | Buyer Profile |
|---|---|---|
| Emerging Suburbs | 8 – 20 | Large families, upgraders |
| Mid-Premium Localities | 20 – 40 | HNIs, corporates |
| Prime / Island City | 40 – 100+ | Ultra-wealthy, trophy homes |
What this Means for Investors and Homebuyers
- If you are a large family seeking space and lifestyle upgrade and can afford it, a 4 BHK in the right location can be a one-time home for decades.
- If you are an investor, ensure the 4 BHK has strong location, premium finishes, and credible developer—because resale pool is narrower; you want quality and scarcity.
- For both buyer and investor: negotiate on maintenance, corridor and common area space (4 BHK often occupies larger area, society costs scale), and check liquidity realistically. Also read, 2BHK in Mumbai: Best Localities for Price & Lifestyle 2025
Conclusion
The 4 BHK in Mumbai market in 2025 remains a premium niche, small in volume, high in value, but meaningful for those who want space, status, investment potential and lifestyle. The buyers include large-families, ultra-wealthy individuals, upgraders, and selective investors. Supply remains limited (~3% of new launches) and pricing reflects the premium nature (₹10 crore+ ranges).
For homebuyers, the logic is clear: buy for lifestyle and long-term hold. For investors, buy for scarcity and value in premium segment—but do so with caution, understanding liquidity constraints and holding costs. In Mumbai’s evolving property landscape, the 4 BHK is less about affordability and more about aspiration, prestige and selective investment.
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Frequently Asked Questions
1. Who typically buys a 4 BHK in Mumbai? Large families (3+ children or multi-generational), HNIs or UHNIs looking for luxury/trophy homes, and investors seeking premium real-estate assets.
2. What is the typical price range for a 4 BHK in Mumbai in 2025? Roughly ₹10 crore to ₹100 crore+ depending on location, quality and finish. [4], [16]
3. Are 4 BHK units in Mumbai good investment assets? Yes, for the right buyer/investor. They have scarcity value and appeal in premium segment, but narrower resale pool means you need to pick location/quality/financing carefully.
4. How large is the supply of 4 BHKs in Mumbai? Very limited. For 2024 launches in Mumbai, 4 BHKs constituted only ~3% (~2,000 units) of total registered units. [3]
5. What are the risks of buying a 4 BHK in Mumbai? Higher ticket size means higher risk if market weakens; resale/liquidity is slower; maintenance and holding costs are higher; and the number of purchasers able to buy is smaller.
References
- “Nearly 50% of Mumbai properties registered in 2024 were smaller than 650 sq ft; around 3% were 4 BHK,” Hindustan Times, Feb 11 2025.
- “Mumbai property prices in 2025: Trends, Data and Insights for Buyers,” Housivity Blog, Sep 5 2025.
- “Mumbai Among Top 10 Prime Housing Markets in 2025,” Sobha Blog, Sep 25 2025.
- “India Real Estate Industry – demand for larger, premium homes rising,” IBEF, 2025.
- “The Rise of Luxury Real Estate in Mumbai: What’s Next?” Runwal Realty Blog, May 28 2025.
- “Mumbai | Apr-Jun 2024,” Magicbricks PropIndex Mumbai.