Andheri West is quietly emerging as one of Mumbai’s most powerful commercial growth corridors, driven by rising demand, limited new supply, exceptional connectivity, and a wave of luxury residential development transforming the micro-market. For investors seeking real appreciation, this is one of the last locations in Mumbai where commercial property still offers meaningful upside.

Andheri West, historically known for its residential and entertainment corridors, is now witnessing a major luxury real estate transformation. Leading developers such as Adani Realty, Godrej Properties, Lotus Developers, Oberoi Realty, DLF, Veena Developers, Gurukrupa, and Sheth Developers are reshaping the skyline with modern high-rise towers and premium gated communities.

Over the next five years, neighbourhoods like Lokhandwala and Versova will transition into dense clusters of global-quality residential towers. As more affluent households and professionals enter this micro-market, the demand for Grade-A commercial office spaces will rise sharply. However, while residential supply grows rapidly, there is virtually no new commercial supply being added to Andheri West—creating an inevitable imbalance between demand and available office inventory.

Neighbouring micro-markets—Juhu, Versova, Lokhandwala, and Marol—have exhausted their commercial development potential, with most land redirected toward high-end residential projects. This makes Andheri West the natural commercial hub for the entire Western belt.

Andheri East Is Saturated – Prices Touch Rs. 70,000 per sq.ft

With Andheri East’s Grade-A commercial inventory reaching saturation and capital values now touching Rs. 70,000 per sq.ft, businesses seeking modern infrastructure and lifestyle convenience are steadily gravitating towards Andheri West.

Andheri West offers exceptional connectivity via:

• Ghatkopar–Andheri Metro

• Borivali–Andheri West Metro Line 2A & 7

• Western Express Highway & Link Road

• Versova–Bandra Sea Link (under construction)

• Coastal Road northern extension

• Mrinaltai Gore Flyover (in progress)

• Ram Mandir Road Flyover

In the next 3–4 years, this cluster of infrastructure upgrades will position Andheri West as one of Mumbai’s most seamlessly connected commercial centres.

New Structural Shift: REITs & Annuity-Focused Developers Have Reduced Commercial Supply for Sale

A major shift is underway in Mumbai’s commercial real estate landscape. With the rise of REITs and the migration of most large developers toward annuity-based business models, premium commercial projects are no longer being offered for sale. Instead, developers are retaining Grade-A office buildings to generate long-term rental income.

This structural change means that saleable commercial inventory in Mumbai is rapidly disappearing. As residential towers flourish and commercial ownership stock declines, investors will face a market where high-quality office assets available for outright purchase become exceedingly rare—especially in demand-heavy micro-markets like Andheri West.

The value disparity is significant:

• BKC offices transact at approx. Rs. 1,00,000 per sq.ft, with rentals around Rs. 600 per sq.ft

• Worli rentals are touching Rs. 450–600 per sq.ft, making long-term occupancy costly

• Andheri West Grade-A fully furnished rentals: Rs. 225–300 per sq.ft

• Capital values: nearly half of BKC & Worli

This pricing advantage provides meaningful relief to corporates, creative studios, media companies, BFSI players, and startups seeking modern spaces at sustainable costs.

Additionally, the micro-market boasts one of the strongest residential catchments in Mumbai, populated by CXOs, entrepreneurs, creative talent, and upper-middle-income households. Combined with vibrant social infrastructure—restaurants, cafés, theatres, malls—Andheri West offers a compelling blend of work and living convenience.

Publicly confirmed high-value transactions highlight the rising desirability of

Andheri West as a commercial investment hub:

• Sara Ali Khan and Amrita Singh purchased two commercial units in Signature on Veera Desai Road for Rs. 22.26 crore (reported October 16, 2024).

• Actor Kartik Aaryan, along with his parents, acquired an office in Signature by Lotus Developers for Rs. 13 crore (reported September 26, 2025).

These transactions underscore a clear trend: high-net-worth individuals, celebrities, and creative professionals are choosing Andheri West for office ownership, validating its status as the next premium business destination.

Despite its advantages, Andheri West remains significantly undervalued compared to BKC, Lower Parel, and Worli. With rising residential density, restricted commercial supply, and upcoming infrastructure, capital values are poised for a strong upward trajectory. Investors entering today stand to gain the most.

Parinee I: A-Grade Commercial Investment with Strong Upside

In a market with almost no new saleable commercial supply, Parinee I stands out as a rare Grade-A office tower with scalable spaces and future-ready features.

• Lower Floors: approx. Rs. 47,500 per sq.ft

• Higher Floors: approx. Rs. 52,500 per sq.ft

With demand intensifying and supply stagnating, Parinee I is poised to deliver substantial capital gains and strong rental returns.

Expert Quotes on Andheri West

“Andheri West is the most undervalued commercial market in Mumbai today. With new Grade-A developments and exceptional metro connectivity, this micro-market has all the ingredients for the next big price jump. Investors who enter now will benefit the most from this transformation.”

“The commercial evolution of Andheri West has been long overdue. With infrastructure maturing and corporate demand shifting westward, this micro-market is poised to become one of Mumbai’s most stable and high-performing commercial zones over the next decade.”

“With REITs and the annuity business becoming the core strategy for large developers, most Grade-A commercial buildings are no longer being offered for sale. Developers are retaining these assets for rental income. Going forward, the commercial real estate scene in Mumbai for retail buyers is going to be very, very scanty. This makes markets like Andheri West—with limited supply and rising demand—even more valuable for long-term investors.”

Mumbai’s commercial real estate cycle is shifting westward. With premium residential expansion, declining commercial supply, improved connectivity, and rising business demand, Andheri West stands out as one of the most strategically positioned commercial destinations in the city.

For investors seeking long-term appreciation and strong rental yields, Andheri West—led by A-grade developments like Parinee Realty - Parinee I offers one of Mumbai’s most compelling opportunities today.