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Redevelopment in Mumbai must prioritise neighbourhood character, community identity and liveability alongside density and infrastructure expansion, according to Chintan Sheth, chairman and managing director of Sheth Realty. Using Mulund as a case study, Sheth stated that balanced urban growth depends on integrating redevelopment with local social and environmental conditions rather than pursuing unchecked vertical expansion. The suburb, known for its green cover, mid-rise residential profile and connectivity advantages, has emerged as one of Mumbai’s stronger-performing micro-markets, with property values ranging between INR 20,000 and INR 37,000 per sq ft. Redevelopment opportunities under DCPR 2034, coupled with upcoming infrastructure projects such as Mumbai Metro Line 4, are expected to increase development activity across the suburb. Industry stakeholders indicated that future redevelopment projects would need to balance higher density with open spaces, privacy, sustainability and community-focused planning.
Mumbai’s redevelopment cycle must be driven by neighbourhood-sensitive planning rather than purely density-led expansion, according to Chintan Sheth, chairman and managing director of Sheth Realty, who highlighted Mulund as an example of how urban growth and community character can coexist within the city’s evolving residential market. Advertisement
Sheth stated that redevelopment had become unavoidable in Mumbai due to land scarcity and continued infrastructure expansion, but argued that projects must account for existing social, environmental and urban conditions within local micro-markets. He noted that Mulund, located in the city’s north-eastern corridor, has managed to retain its greenery, moderate density and community-oriented residential character despite ongoing urbanisation.
Positioned near the Sanjay Gandhi National Park, Mulund has historically developed as a predominantly mid-rise residential suburb with a strong family-oriented demographic profile. According to Sheth, the suburb demonstrates how redevelopment can support urban growth without significantly disrupting existing neighbourhood identity or environmental continuity.
The suburb has also emerged as a high-performing residential micro-market within the Mumbai Metropolitan Region. Property values in Mulund currently range between INR 20,000 and INR 37,000 per sq ft, with the area commanding a reported 15–25 per cent premium over comparable residential locations in Thane. Industry estimates cited by Sheth indicated that Mulund West has witnessed nearly 21 per cent appreciation in residential property values over the past decade, with average rates reaching around INR 21,674 per sq ft.
Demand within the suburb remains concentrated in mid- and premium-segment housing configurations, particularly 2 BHK apartments priced between INR 1.4 crore and INR 2.3 crore, and 3 BHK homes ranging from INR 2.2 crore to INR 4 crore. The suburb’s connectivity through the Central Railway line and the Eastern Express Highway has continued to support residential demand from working professionals and long-term owner-occupiers.
Sheth stated that successful redevelopment must begin with a detailed understanding of local lifestyle patterns, social infrastructure and everyday urban usage. Institutions such as VPM and transport links including the Mulund–Goregaon Link Road were identified as important components shaping residential life within the suburb.
Under the Development Control and Promotion Regulations (DCPR) 2034, Mulund has substantial redevelopment potential, with base floor space index (FSI) ranging from 1.35 to 2.0 and increasing up to 4.0–5.0 near designated transit corridors. According to Sheth, these provisions create opportunities for developers to increase density while still maintaining neighbourhood compatibility through contextual planning.
He further stated that redevelopment projects must minimise disruption to existing residents during execution and avoid creating long-term issues such as overcrowding, reduced privacy or excessive overshadowing of neighbouring properties. He added that future developments should integrate open spaces, pedestrian-friendly layouts and community interaction zones to preserve Mulund’s social fabric as redevelopment activity intensifies.
The suburb’s growth trajectory is also expected to receive additional support from infrastructure upgrades including Mumbai Metro Line 4, which will connect Wadala and Kasarvadavali and improve east–west connectivity across the region. Alongside arterial road improvements and proximity to commercial hubs, the infrastructure expansion is expected to strengthen redevelopment activity across key residential corridors in Mulund.
Comparisons have also emerged between Mulund and neighbouring Vikhroli, particularly along the expanding LBS Road corridor. However, industry stakeholders indicated that Mulund continues to differentiate itself through its combination of green cover, residential stability and infrastructure access, factors that continue to support sustained end-user demand and redevelopment-led investment activity.
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