Introduction

Mumbai’s residential real-estate market is often synonymous with high ticket sizes and premium locations. Yet, for many retail buyers and first-time investors in 2025, the goal is more modest, but still significant: buy a home under ₹1 crore in Mumbai. While land & construction costs continue to surge, there remain pockets in the metropolitan region where this is plausible. This article explores the best localities as of mid-2025 where you can still find homes below ₹1 crore, what to check, and how to position yourself smartly.

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Key Stats at a Glance

• According to a 2025 report, homes priced under ₹1 crore are becoming scarce in Mumbai without subsidies. ([The Economic Times][1])
• A market survey shows that localities such as Kandivali West offered ~475 sq ft per ₹1 crore budget in Feb 2025, versus ~562 sq ft in Feb 2021 in Malad East. ([The Economic Times][2])
• Lists of available flats under ₹1 crore show active inventory in suburbs like Borivali West, Goregaon West, Mira Road. ([Ghar.tv][3])

Take-away: While the ₹1 crore budget is under pressure, strategic location choices still allow entry into Mumbai’s housing market.

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Criteria for Choosing a Home Under ₹1 Crore

When aiming for a home under ₹1 crore in Mumbai, consider the following criteria:

• Connectivity & infrastructure: Proximity to suburban railway station, metro line, expressway.
• Locality growth potential: Upcoming infrastructure or redevelopment can boost value.
• Unit size vs price: Adjust expectations—flats will likely be 1 BHK or compact 2 BHK.
• Residual costs & maintenance: Even at lower price, society amenity/maintenance cost matters.
• Resale and upgrade path: Buying where future value may rise gives you flexibility.

These filters help distinguish between mere affordability and smart value.

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Top Localities for Homes Under ₹1 Crore in Mumbai

Here are five suburbs that stand out in 2025 for homes under ₹1 crore.

1. Kandivali West

Located in Mumbai’s western suburbs, Kandivali West has emerged as a favourable option. A 2025 report notes it offered around 475 sq ft per ₹1 crore budget and higher 10-yr growth (6% pa) among suburbs. ([The Economic Times][2]) Why it works: decent connectivity (west line, upcoming metro), good inventory below ₹1 crore. What to check: older buildings, check for redevelopment plan & station connectivity.

2. Borivali West

Borivali West continues to be a viable budget-entry into the western suburbs. Portals list 1 BHK flats in Borivali West in the ₹75-100 lakh range. ([99acres][4]) Why it works: comparatively affordable, improved amenities, appealing for first-time buyers. What to watch: distance from key job hubs and infrastructure delivery pace.

3. Goregaon West

Goregaon West offers homes under ₹1 crore and redevelopment potential. According to a listing, over 500 flats under ₹1 crore exist in Goregaon West. ([Ghar.tv][3]) Why it works: western highway, malls, redevelopment zones; more space for budget. Caveat: expect trade-offs in unit size or older building stock.

4. Mira Road / Bhayandar

The far western corridor—Mira Road / Bhayandar—promises large flats even at the ₹1 crore budget. One source notes that ₹1 crore budget in Mira Road gives more space & investment potential. ([AsmitA India Realty][5]) Why: farther out but infrastructure improving (rail, road). What to check: commute time, social amenities, development credibility.

5. Malad East / Emerging Node

Malad East, though more mature, still shows pockets of flats under ₹1 crore if you accept smaller size. A listing shows 1 BHK at ₹85-96 lakh in Malad East. ([SquareYards][6]) Why: closer suburbs, better access. Trade-off: unit size likely smaller (~300-400 sq ft carpet) and older building.

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Comparison Table – Localities Under ₹1 Crore

Locality	Indicative Price Range for 1 BHK*	Approx SQ-Ft for ₹1 crore	Key Pros	Key Caveats
Kandivali West	~₹90-100 lakh	~475 sq ft	Good connectivity, strong growth	Older projects, mid-distance
Borivali West	~₹75-95 lakh	~500 sq ft+	More affordable western suburb	Further from job hubs
Goregaon West	~₹80-100 lakh	~500–550 sq ft	Redevelopment potential	Older stock, check quality
Mira Road / Bhay	~₹70-95 lakh	~600-700 sq ft	Larger space for budget	Long commute, infrastructure risk
Malad East	~₹85-96 lakh	~300-400 sq ft	Closer to city, mature suburb	Very compact size

*Indicative based on recent listings, actual negotiation will vary.

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Actionable Tips for Buyers

• Inspect size carefully: At this budget, many flats will be compact (300-450 sq ft carpet). Know what you accept.
• Financing & cost wrap-up: Include stamp duty, registration (typically 5-6% plus ₹30k etc), maintenance charges when budgeting.
• Check ownership & society condition: Older societies may have large maintenance dues/redevelopment latent cost.
• Future-proof connectivity: Proximity to metro/expressway will enhance value (e.g., to Mira Road, Kandivali).
• Resale or upgrade path: Choose a property you can live in but also has future resale potential—for example, in a growth corridor not just a budget zone.
• Timing and negotiation: Markets under ₹1 crore are under pressure (see affordability crisis). Ask for past resale in project, check ready-possession advantages. ([The Economic Times][1])

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Conclusion

Buying a home under ₹1 crore in Mumbai in 2025 is still possible, but requires smart choices. By focusing on suburbs like Kandivali West, Borivali West, Goregaon West, Mira Road and Malad East, and balancing unit size, connectivity and budget, you can enter the city’s property market without overstretching finances. The key is realism, expect compact homes, trade-offs in location or age, but also focus on long-term value. A well-chosen budget home today could become your stepping stone into Mumbai real-estate, not just a compromise.

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Frequently Asked Questions

1. Can I still find a 2 BHK under ₹1 crore in Mumbai? Yes, though increasingly rare in prime suburbs. Some far-out locations and under-construction projects may offer 2 BHK around ₹90-100 lakh. For example, listings show 2 BHK in Mira Road area at ~₹85 lakh. ([MagicBricks][7])

2. What are typical sizes of flats under ₹1 crore in Mumbai? Most are 1 BHK or compact 2 BHK. In suburbs like Kandivali or Mira Road, you may get ~475-700 sq ft for ₹1 crore budget. ([The Economic Times][2])

3. Are homes under ₹1 crore a good investment in Mumbai? They can be, especially if located in growth corridors with connectivity prospects. However, remember the appreciation may be slower compared to premium homes, and resale pool may be smaller.

4. What extra costs should I factor when buying a home under ₹1 crore? Besides purchase price: stamp duty & registration (~5-6% plus fixed fee), society transfer fees, parking/maintenance, GST (if applicable), home-loan processing fees.

5. Will affordability worsen for sub-₹1 crore homes in Mumbai? Yes, industry experts warn that homes under ₹1 crore are becoming scarce in Mumbai without subsidies. ([The Economic Times][1]) This suggests if you find a good home now, time may be on your side.

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References

1. “1 BHK Flats in Mumbai for Sale Below 1 Crore,” 99acres.com. ([turn0search0])
2. “Flats in Mumbai for Sale under ₹1 Crore,” MagicBricks. ([turn0search1])
3. “Flats, Houses Below 1 Crore for Sale in Mumbai,” 99acres.com. ([turn0search2])
4. “Best Homes Below 1 Crore to Buy,” Rustomjee Blog, Nov 2025. ([turn0search4])
5. “1 BHK Flats in Borivali West, Mumbai for Sale Below 1 Crore,” 99acres.com. ([turn0search5])
6. “Flats Under 1 Crore in Mumbai 2025: At 54-99 L Price Range,” HomeBazaar. ([turn0search6])
7. “Properties Under 1 Crore in Mumbai – Bhandup & Virar,” Rustomjee. ([turn0search7])
8. “Looking to buy an apartment in Mumbai for Rs 1 crore? These suburbs look promising,” Economic Times, Apr 16 2025. ([turn0search8])
9. “Flats for Sale in Mumbai under 1 Crore,” Housing.com. ([turn0search9])
10. “Property Under 1 Crore in Malad East, Mumbai for Sale,” SquareYards. ([turn0search10])
11. “Flats for Sale Under 1 Crore in Goregaon West,” Ghar.tv. ([turn0search12])
12. “Homes Below Rs 1 Crore Scarce in Mumbai Without Subsidies,” ET Markets, Sept 30 2025. ([turn0news22])