Kharghar Sector 35: Real Prices, 6 Projects and What Nobody Tells You

Your budget is somewhere between ₹70 lakh and ₹1.2 crore. Your heart is set on Kharghar. I can guess where your search has ended up. Sector 35.

It shows up again and again. The prices look friendlier than central Kharghar. The towers are new. The metro isn’t far.

And then the doubt creeps in. Is this real Kharghar, or the edge of it? Is it cheaper for a reason you haven’t spotted yet?

That’s a fair question, and you deserve a straight answer. I’m not going to sell you Sector 35. I’ll show you what it costs on our own books, what MahaRERA says about each project, and the two problems the brochures leave out.

Short answer

Kharghar Sector 35 is the north-east corner of Kharghar, between Owe Camp and Sector 36, under the Panvel Municipal Corporation (PIN 410210). New two-bedrooms on our books ask about ₹13,700 to ₹16,400 per sq.ft of carpet. That’s below the Kharghar median of ₹17,550.

Two Metro Line 1 stations, Pethpada and Amandoot, sit roughly a kilometre away. The trade-offs are real, though. Water supply in Sectors 35 to 40 has been weaker than the rest of Kharghar, and air quality suffers from nearby Taloja MIDC.

Where exactly is Sector 35?

Sector 35 sits in the north-east of Kharghar, along Raintree Marg. It’s split into sub-sectors. You’ll see addresses in 35D, 35E, 35F, 35G, 35H and 35I.

Owe Camp is to the west. Sector 34 and Sector 36, home to CIDCO’s Swapnapurti housing, are to the east and north-east. The Kharghar Hills plateau rises behind it, and Taloja Central Jail is about a kilometre to the north.

It’s planned CIDCO land, and since 2016 it has been run by the Panvel Municipal Corporation. So your property tax goes to PMC, while CIDCO still supplies the water. That split matters, as you’ll see.

One correction to what you’ll read on portals. Sector 35 isn’t on the Sion–Panvel highway. The highway is roughly 4 km south in a straight line.

What a flat in Sector 35 costs

Sector 35 is one of the cheaper ways into a Kharghar address. Three new projects on our books list a two-bedroom, and all three ask less per sq.ft than the Kharghar median.

In rupees, that’s a 598 sq.ft two-bedroom from about ₹82 lakh at the low end. At the top, a 717 sq.ft two-bedroom asks about ₹1.13 crore.

The bigger Sai projects in 35F ask more. They also sell larger flats, so their totals start around ₹1.45 crore.

Is it cheaper for a reason? Partly, yes. You’re further from the station, the highway and the big malls. You’re also closer to the two problems below. But it’s also simply newer land, still filling up. For a wider view of where Kharghar’s prices stand, read our honest answer to whether Kharghar is overpriced.

What a ₹1.10 crore flat really costs you

The price on the brochure isn’t your price. Let’s take a 670 sq.ft two-bedroom at ₹1.10 crore and add what you’ll actually pay.

Stamp duty is 6% of the agreement value, or 5% if a woman is the sole buyer. Registration is capped at ₹30,000. GST of 5% applies while the flat is under construction. Buy a finished flat with its occupancy certificate and you don’t pay GST at all.

So your ₹1.10 crore flat costs you about ₹1.22 crore before furniture. If you borrow 80% at 8.5% for 20 years, your EMI comes to roughly ₹76,000 a month. Run your own numbers, and keep room for the maintenance bill.

Getting around

The metro is the big plus. Navi Mumbai Metro Line 1 opened to the public on 17 November 2023. Pethpada and Amandoot, the station once called Sector 34 Kharghar, are both roughly a kilometre from Sector 35.

Line 1 runs to Belapur. For Mumbai, you’ll still change to the Harbour line, and Kharghar station is about 5 km away in a straight line. So plan on an auto or a short drive for your daily train.

Two more lines are planned to meet at Amandoot. Metro Line 12 from Kalyan is under construction. A separate line from Pendhar to the airport was approved by the state in June. Construction is expected to begin in 2027–28. Neither is running yet, so don’t pay extra for them today.

The two things the brochures leave out

Every location has a catch. Sector 35 has two, and you should know them before you visit.

Water. Kharghar needs about 75 MLD a day and gets about 72 from CIDCO. In August, the Free Press Journal reported that diverting water from Kharghar’s main pipeline to Taloja “has further affected supply in Sectors 35 to 40”.

In practice, some societies buy tankers in the dry months. That cost lands in your maintenance bill. We’ve written more about this in our guide to the water shortage for flat buyers.

Air. Sector 35 faces Taloja MIDC, one of the region’s big industrial belts. Back in 2020, residents named Sector 35 among the worst-hit parts of Kharghar. In March this year, a citizens’ campaign blamed industry and construction dust. I’ve found no official 2026 air readings for the sector itself.

Neither of these should scare you off by itself. But if your child or your parent has asthma, it matters more to you than a few lakh on the price.

The projects, and what MahaRERA shows

I have six Sector 35 projects on my books. On 12 November I checked every registration number against MahaRERA myself. Here’s what I found, project by project.

Does an extension application mean you should walk away? No. It means the builder asked MahaRERA for more time. That’s common in Navi Mumbai. What it should change is your questions.

Ask for the revised completion date in writing. Ask whether the occupancy certificate has been applied for. And if a flat is sold as “ready”, ask to see that OC before you pay.

Do you want the cleanest record of the lot? Giriraj Sapphire by Giriraj Icon LLP is registered as P52000077948. A 670 sq.ft two-bedroom starts from about ₹1.10 crore. It’s also the one with the longest wait.

If you’d rather move in sooner, Tharwani Sky View by Tharwani Constructions (P52000056453) shows 90% complete on our listing. Just ask about that extension first.

On a tighter budget, Rudra Regency in Sector 35I (P52000054251) is the lowest entry point, with one-bedrooms from about ₹55 lakh. The bigger family homes are at Sai Symphony in 35F (P52000017044) and Sai Aaradhya next door (P52000021572).

To see everything in one place, browse under-construction projects in Kharghar Sector 35 and around, or the flats for sale in Sector 35.

What daily life feels like

Sector 35 is quieter than central Kharghar. The roads are newer, the towers are taller, and the hills are right there for a morning walk.

Schools are close. Empyrean School is inside 35G, and there are preschools in the sector. For a hospital, ACTREC, the Tata Memorial cancer centre, is under a kilometre away. For everyday emergencies, you’ll drive towards central Kharghar.

Big shopping means a drive too. Little World Mall is about 4.6 km away. Daily needs are fine, though. Shops and services are filling in along the main roads.

Who Sector 35 isn’t right for

Let’s be honest about this too. Sector 35 isn’t for everyone.

If you take the train to Mumbai every day, you’ll feel the distance. The station isn’t close. A sector nearer Kharghar station will suit you better.

If you want malls and restaurants on foot, this isn’t it. Not yet.

If you can’t live with a water bill that jumps in May, look elsewhere. Or pick a society that has solved it.

And if you’re buying only because it’s the cheapest Kharghar address, pause. Cheap is a price. It isn’t a reason.

Which buyer are you?

Watch for two voices in your head. One says this is the last affordable corner of Kharghar, so book now. The other says it’s cheap for a reason, so stay away. Neither is the full story. If it fits your budget, your health and your commute, it’s a good choice. If it fails one of those, the price won’t fix it.

Five checks before you book in Sector 35

1. Ask a resident about water. Not the builder. Ask what the society spent on tankers last summer.

2. Visit twice. Once on a weekday morning, once in the evening. That’s when you’ll notice the air.

3. Search MahaRERA yourself. Look for an extension application and the latest completion date.

4. Walk to the metro. A kilometre on a map can feel very different at 8 a.m. in May.

5. Ask who collects what. Property tax goes to PMC. Water comes from CIDCO. Know both before your first bill arrives.

Still deciding between sectors? Our guide to the best Kharghar sectors for returns compares Sector 35 with the rest of the node.

Questions people are asking me

Sector 35 can be a lovely place to live if it fits your family. If you’re weighing it, let’s walk it together, at the hour you’d actually be coming home.