Mira Road · 09 Nov 2026
Codename Starlife: ₹21,000 a sq ft launch against ₹15,670 resale in Mira Road
The launch asks 34% over resale in Mira Road; 21,466 new homes are due there by 2032; 59 people asked us for a home there in 90 days.
Developer imageJP Infra Mumbai Pvt Ltd in Mira Road
Codename Starlife is under construction, with possession Dec 2030. It is one of 9 new projects on our books in Mira Road, where launches ask a median ₹21,000 a sq ft.
Time to pay in stages
An under-construction home is paid for against construction milestones, so most of the money goes in later.
34% over resale
Resale flats in Mira Road ask a median ₹15,670 a sq ft. The launch rate is higher. Decide what the new construction, amenities and brand are worth to you.
The story
Codename Starlife is JP Infra Mumbai Pvt Ltd's project in Mira Road, on our books at an indicative ₹21,000 a sq ft of carpet. Flats already standing in Mira Road ask a median ₹15,670 a sq ft, across 805 resale listings with us in the last four months. A quarter earlier the median was ₹14,583.
So the launch asks 34% more than resale next door. Buyers pay that for a new building, new amenities, a developer's warranty and the time to pay in stages. A resale flat can be lived in or let out now; the new one cannot until possession.
Supply: how many homes are coming to Mira Road
MahaRERA filings show 21,466 new homes in Mira Road due for possession by 2032, across 135 registered projects. The peak year is 2031, with 5,261 homes.
Source: MahaRERA project filings, latest declared possession date, Mira Road. Read 09 Nov 2026.
Demand: who is asking
In the last 90 days, 59 people came to Mumbai Property Exchange looking for a home in Mira Road. 38 of them want to buy, and 4 want 3 BHK or larger. Set against 21,466 homes due over the coming years, that is the demand one firm sees; the market as a whole is larger.
Where it sits among Mira Road launches
| Project | Developer | ₹ / sq ft* | Possession |
|---|---|---|---|
| Reyansh Ventura | Reyansh. P Realty | 24,961 | Dec 2027 |
| JP Connect | JP Infra Mumbai Pvt Ltd | 23,000 | 2032-12-01 |
| NG Bliss | RNA Builders NG | 21,000 | Dec 2026 |
| Codename Starlife | JP Infra Mumbai Pvt Ltd | 21,000 | Dec 2030 |
| Crescent Western Trade Center Phase 2 | Crescent Group of Companies | 21,000 | Dec 2028 |
| NG Aroma | RNA Builders NG | 20,666 | 2026 |
| Resale median | — | 15,670 | Ready |
*Indicative rates on Mumbai Property Exchange, may change 5–10%. Plus GST, stamp duty and registration.
Getting there
- Line 10 Green: 1.2 km away · Under construction · due 2027
- Line 9 Red (Mira-Bhayandar): 2.0 km away · Opened 2026
- Line 13 (Shivaji Chowk-Virar): 2.3 km away · Approved
Straight-line distance from the project's map point.
Codename Starlife, as the developer shows it
These images come from JP Infra Mumbai Pvt Ltd. Our own photos and films from the site will replace them after our visit.
Every launch has a brochure. We read the market around it.
The Real Launch Story is Sandeep Sadh's record of Mumbai's new launches. Each story sets the launch price against flats already for sale in the suburb, counts the homes MahaRERA says are coming, shows who is asking us for homes there and what they rent for. It is kept apart from our listings, and it is updated as the numbers move.
Resale, rents, demand, the MahaRERA pipeline and infrastructure, read from our data.
Our team walks the site, the sample flat and the street, and films on a phone.
Photos and films go up from the myipl app, dated and tagged to the project.
Sandeep adds his own take. The quoted take appears only when he has written it.
The story and its films go to WhatsApp, Instagram, LinkedIn and our press list.
- The MahaRERA registration of the exact phase and tower you buy in.
- The carpet area on the cost sheet against the MahaRERA filing.
- Whether the price is all-in or plus GST, stamp duty, registration and floor rise.
- The possession date written in the agreement, not only the brochure.
- How much is due before the agreement is registered.
- Whether any offer has a written end date.
Send it to someone looking in Mira Road
Figures as read on 09 Nov 2026. Our launch rates are indicative and may change 5–10%. Resale rates and rents are medians of asking figures on Mumbai Property Exchange, not registered transactions. Confirm every figure with the developer and on MahaRERA before deciding. This is not an advertisement by the developer.
Talk to Sandeep
Journalists, investors and NRIs can reach Sandeep Sadh about this story or Mumbai's launch market. The data behind every chart is available on request.
