New Projects in Mulund: 9 Worth a Look and the Real Price Math

Maybe you grew up on the Central line. Your parents are ten minutes away, the kids’ school is fixed, and Mulund just feels like home turf.

Then you see the prices. A two-bedroom at ₹1.7 crore. And someone at work says, “Cross the bridge. You’ll get a bigger flat in Airoli or Kharghar for less.”

So which is it? Is Mulund worth the Mumbai address, or are you paying for a pincode? And of the dozens of towers going up, which ones are actually safe to book?

I’m not going to tell you Mulund is the best place to buy. For some families it is. For others it’s an expensive habit. What I’ll do is show you the real price per square foot across every Mulund project on my books, the one MahaRERA check most buyers skip, and nine projects that passed it.

Short answer

Across 27 new Mulund projects on our books, the median two-bedroom asks ₹26,224 per sq.ft of carpet area. A typical new 2 BHK costs about ₹1.70 crore. West is dearer than East, and brand projects near LBS Marg sit well above the median.

Before you book, check your project on MahaRERA. As of 4 November 2026, six Mulund project wings on our list had filed for an extension of their completion date. The nine below had not.

What Mulund actually costs

Here’s Mulund against the two Navi Mumbai nodes people compare it with. Same method for all three: the median two-bedroom asking rate per square foot of carpet, from projects on our books.

Mulund asks about 49% more per foot than Kharghar. Airoli, just across the bridge, is closer than most people expect. That gap is the whole “cross the bridge” argument in one chart.

One warning before you compare with portals. Our figures are carpet area, the basis RERA agreements use. Portal averages are often on built-up or saleable area, which makes the same flat look 15–30% cheaper per foot. Always ask which basis a quote uses.

For an outside check, 99acres puts Mulund West at about ₹28,850 per sq.ft carpet and Mulund East at about ₹25,400. Our median sits right between them.

East or West?

Most new launches are in Mulund West, around LBS Marg, Gavane Pada and Mulund Colony. That’s where the malls, the bigger plots and the brand developers are.

Mulund East is quieter and older. It has fewer new towers, and the ones it has tend to price lower. The Eastern Express Highway and the Airoli bridge are closer, which matters if you work in Navi Mumbai or Thane.

Neither is better. West suits families who want amenities and newer stock. East suits buyers who want value and a faster run to the highway.

The check most Mulund buyers skip

Every MahaRERA project page has a field called Extension Certificate. If it says “Application”, the developer has formally asked for more time to finish.

That isn’t automatically bad. Builders extend for many reasons. But it tells you the date in the brochure may not be the date you get the keys. That changes how long you’ll pay rent alongside your EMI.

I checked every registration number for the Mulund projects on our books on 4 November. Six wings showed an extension application. None of the nine projects below did.

There’s a second layer this year. MahaRERA’s Order 66 of 2026 automatically extended projects by four months where the completion date falls on or after 28 February 2026. So even a clean project may have moved. Search your project’s registration number on MahaRERA and read the current completion date yourself.

9 new projects in Mulund worth a look

I grouped these by price per foot, not by which developer shouts loudest. Each registration was confirmed on MahaRERA on 4 November 2026. Prices are asking prices from our listings for the smallest two-bedroom. Start with the group that fits your budget, then visit.

Below the Mulund median

Arkade Nest by Arkade Group, Sarvodaya Nagar, Mulund West. A 570 sq.ft two-bedroom from about ₹1.35 crore, around ₹23,684 per sq.ft. Registered as P51800050953. The lowest rate in this list.

Saraswati Paradise by Metro Dwellers, RRT Road, Mulund West. A 688 sq.ft two-bedroom from about ₹1.70 crore, around ₹24,709 per sq.ft. Registered as P51800051636. One-bedrooms start near ₹1.05 crore.

Jaydeep Mark by Jaydeep Group, Arunodaya Nagar, Mulund East. A 675 sq.ft two-bedroom from about ₹1.69 crore, around ₹25,037 per sq.ft. Registered as P51800077242. One of the few new launches on the East side in our list.

Around the median

Om Nandanvan by Oscar Infrastructure, Gavane Pada, Mulund West. A 740 sq.ft two-bedroom from about ₹1.96 crore, around ₹26,486 per sq.ft. Registered as P51800056240. Bigger-than-usual carpet for the price band.

Sunset Gardens by Marathon, off Devi Dayal Road, Mulund West. A 725 sq.ft two-bedroom from about ₹1.99 crore, around ₹27,448 per sq.ft. Registered as P51800047418. It also lists studios from about ₹59 lakh, the lowest entry ticket here.

Saraswati Square by Metro Infrastructure, Ashok Nagar, Mulund West. A 622 sq.ft two-bedroom from about ₹1.74 crore, around ₹27,974 per sq.ft. Registered as P51800050901.

Brand premium

Piramal Revanta by Piramal Realty, Mulund Colony. An 854 sq.ft two-bedroom from about ₹2.49 crore, around ₹29,157 per sq.ft. Three towers, registered as P51800005983, P51800014021 and P51800018099.

Rejuve 360 by L&T Realty, LBS Marg. A 612 sq.ft two-bedroom from about ₹1.79 crore, around ₹29,248 per sq.ft. Tower A is registered as P51800023075.

Bellanza by Prestige Group, part of The Prestige City. A 781 sq.ft two-bedroom from about ₹2.52 crore, around ₹32,266 per sq.ft. Registered as P51800046488. The most expensive per foot on this list.

Is the brand premium worth it? Sometimes. A big developer usually means better finishing, a stronger resale name and fewer surprises. But a 20% premium over the median is a lot to pay for a logo. Ask what you get for it: plot size, amenities, construction quality, delivery record.

Five questions for your Mulund site visit

You’ll get a polished pitch at every sales office. That’s fine. Just bring your own questions.

Is this price carpet or built-up? Ask for the carpet area in writing. Then divide. If your number is far above ₹26,000 a foot, you should know why.

What does the full cost sheet say? Parking, floor rise, club fees, GST, stamp duty. Your all-in number can sit well above the headline price.

Which wing am I booking? Big projects register each tower separately. Your wing’s MahaRERA page is the one that matters, not the project’s best tower.

What’s the completion date on MahaRERA today? Not the brochure date. Read it yourself on your phone, right there in the sales office.

What’s next door? Walk out of the gate. Look at the road, the open plots, the nala, the noise. In Mulund, one lane can change everything about your morning.

If the answers are clear, you’re dealing with a serious developer. If they dodge, you’ve saved yourself a mistake.

What’s being built around Mulund

Two projects will change Mulund’s daily life most. Neither is finished, so read the dates carefully.

Metro Line 4 runs along LBS Marg, with stations at Mulund Naka and Mulund Fire Station. The stations are under construction, with no firm opening date for the Mulund stretch. The first phase in Thane is reported to open in December 2026, according to the state minister, but final safety approval was still awaited.

The Goregaon–Mulund Link Road includes twin tunnels under Sanjay Gandhi National Park. The first tunnel boring machine started in August 2026 and had dug 183 metres by October. BMC aims to finish the project by December 2028. That’s a target, not a promise.

Both could make Mulund much better connected to the western suburbs. Don’t pay today as if they’re already open.

Mulund or Navi Mumbai: which buyer are you?

Every week someone asks me whether to stretch for Mulund or cross the bridge. The honest answer depends on your life, not the rate chart.

Watch the two pulls on you. One says Mumbai address, always worth it. The other says why pay more for less space. Both are shortcuts. Your daily route, your family and your EMI are the real tests.

If you’re weighing the bridge seriously, see the current residential projects in Kharghar, and read whether Kharghar is overpriced. For the bigger Mumbai versus Navi Mumbai trade-off, see our Navi Mumbai vs Mumbai guide.

Questions people are asking me

A home in Mulund is often about staying close to the people and routines you already love. That’s a good reason to pay a premium. Just make sure it’s the only premium you’re paying.

If you’ve shortlisted a Mulund project and want the honest read on its price and paperwork, send it over. Let’s check it together before you book.

Rates are medians of Revaa Homes project inventory, carpet-area basis, November 2026. Registration and extension status checked on MahaRERA on 4 November 2026. Prices are asking prices from our listings; confirm the current cost sheet before booking.