Borivali
Borivali West and East, pocket by pocket: Chikoowadi, Shimpoli, I.C. Colony, Yogi Nagar, Eksar, Magathane and Kulupwadi, with mid 2026 asking rates, the metro lines, the national park and what an agent here since 1996 checks before you buy or rent.
- ₹31,200Resale asking, per sq ft carpet, West
- ₹31,400Resale asking, per sq ft carpet, East
- ₹25k to 35kNew launch asking, per sq ft, both sides
Borivali is two markets at one price. The station belt is older, denser and better connected; the Link Road side is newer and quieter. Asking rates in the West cluster around 30,000 to 31,300 rupees per square foot and in the East around 32,000 to 34,750, with a wide spread inside each by pocket and by the age of the building. Choose the pocket for how you actually live, and the building for how it is run, and Borivali is one of the most liveable addresses in the western suburbs.
We have worked Borivali since 1996 and from our office in Chikoowadi since 2005. What follows is the Borivali we actually walk, pocket by pocket, with every figure dated so you know how fresh it is. For a specific building, ask us. That is the part no page can do.
- Resale asking, per sq ft carpet, West
- ₹31,200
- Resale asking, per sq ft carpet, East
- ₹31,400
- New launch asking, per sq ft, both sides
- ₹25k to 35k
The station belt and the Link Road side are two different markets at the same price. We help you pick the one that fits how you actually live.
The lie of the land
The Western Railway splits Borivali in two. The West runs from the station down to Gorai Creek along S.V. Road and Link Road, and holds the shopping, the older societies and most of the new towers. The East runs up to the highway and the gates of Sanjay Gandhi National Park, with more room and a quieter feel.
North on the left, the city on the right. Two metro lines, the railway between them, and where each pocket sits.
- Metro 2A
- Metro 7
- Western Railway
- Pocket, asking rate per sq ft
Borivali, pocket by pocket
The same budget buys a very different flat two lanes apart. In the West, Yogi Nagar and Shimpoli ask the most, Chikoowadi sits in the middle, and I.C. Colony swings with the age of the building. In the East, asking rates averaged about 34,750 rupees per square foot in June 2026, while older ready flats sat closer to 25,700, which is the number a family buying resale should plan on.
Chikoowadi
Older cooperative societies alongside newer towers, near the Shimpoli metro and a little further from the station. Quiet, established, and the pocket we know best.
Green, and why it matters to the price
The national park is Borivali's back wall and the creek its front door. Buildings that back onto the park, and lanes within a walk of Veer Savarkar Udyan, hold their value across cycles because families choose them on purpose.
Sanjay Gandhi National Park
103.84 square kilometres, more than two million visitors a year, three to five thousand morning walkers, and the 109 Kanheri caves inside.
What we check before you buy here
Water pressure on the upper floors at seven in the morning. The parking the society will allot, in writing. The society's no objection before a price is agreed. Carpet area as RERA defines it. And in an older building, the stage its redevelopment has really reached, because that changes what the flat is worth. Stamp duty and registration go in front of you in rupees before you commit.
Renting in Borivali
Borivali is a family rental market, and its societies are particular about registering tenants, which we settle before your first visit. Deposits are two to three months' rent in the newer societies. For a landlord, the rent is steady rather than spectacular, and the tenant usually stays.
Common questions
Is Borivali West or East better to live in?+
They suit different people. West is denser, closer to the shopping and the older societies, and better served by Metro Line 2A. East is greener and quieter, with the national park, the highway and most of the large new projects, and Metro Line 7. Inside each side the pocket matters more than the side.
What is a realistic budget for a 2 BHK in Borivali?+
Asking rates in mid 2026 ran around 25,000 to 31,000 rupees per square foot in most West pockets and 25,000 to 35,000 in the East, with older buildings below and new towers above. The range within one pocket is wide enough that we would rather quote you the current figure for the specific building than a suburb average.
How far is Borivali from Andheri and the airport?+
About 23 minutes to Andheri by local train, and roughly 12 kilometres by road from Borivali East to the airport along the Western Express Highway. Metro Line 7's airport extension is due in December 2026.
Is Borivali good for investment?+
It is an owner occupier suburb, so rents are steady and gross yields modest, around 2.65 percent in the West on mid 2026 figures. The investment case here is the building and the pocket rather than the headline yield, and redevelopment stage changes what a flat is worth. We do that arithmetic on the actual flat before you decide.
Which are the well known schools and hospitals in Borivali?+
St. Francis D'Assisi High School at Mount Poinsur, founded in 1908, is one of the largest in the state; St. Francis Institute of Technology is in I.C. Colony; Don Bosco, Rustomjee Cambridge and Ryan also have Borivali campuses. Hospitals include the BMC's Bhagwati Hospital in the West, being rebuilt to more than 370 beds, Karuna Hospital in Jeevan Bima Nagar and Apex Hospital on Chandavarkar Road.
What should I check before buying in an older Borivali building?+
Water pressure on the upper floors in the morning, the parking the society will allot in writing, the society's no objection before a price is agreed, carpet area as RERA defines it, and the stage any redevelopment has really reached, because that changes what the flat is worth. Send us the building's name and we will tell you what we know about it.
Where these figures come from. Market figures as of mid 2026; asking rates, not prices paid.
- Wikipedia, Borivali: the villages, the name and the population mix
- Wikipedia, Borivali railway station: platforms, terminus status and daily footfall
- Free Press Journal, 17 July 2026, on the station's redevelopment plan
- Wikipedia, Mumbai Metro Line 2A and Line 7: stations and opening dates
- Wikipedia, Sanjay Gandhi National Park: area, visitors, Kanheri caves
- Free Press Journal, 1 May 2026, on the park's morning walkers
- Wikipedia, Our Lady of Immaculate Conception Church, Borivali
- NoBroker, property rates in Borivali West by pocket, 25 May 2026
- Square Yards, Borivali East property rates, June 2026
- Square Yards, Borivali West property rates, June 2026
- Construction World, 9 April 2025, Arkade's Shreepal Nagar cluster redevelopment
- The Tribune, 17 June 2025, Madhumilan Society redevelopment
- Free Press Journal, 3 October 2025, Bhagwati Hospital redevelopment
We work across Borivali, Kandivali, Malad, and occasionally in Dahisar and Goregaon.
What we do in Borivali, and the sums behind it
Stuck on something and not buying or selling?
Everything above is free to read and always will be. If your own situation needs someone to actually look at it, we start with a conversation, understand exactly what you need, and then connect you to the right person for an hour on your papers.
- 1You tell us what the matter is, on WhatsApp or by phone, in a few lines
- 2We talk it through first, free, to understand exactly what you need
- 3If it needs a session, we connect you to the right person and fix a time
- 4One hour, focused on your papers and your position, with clear next steps
- A document you have been sent and do not want to sign blind
- A society, redevelopment or conveyance position you cannot read
- A flat you are about to commit to, and a second opinion on it
- A deposit, agreement or handover dispute with a landlord or tenant
- Legal representation, drafting or anything filed on your behalf
- A valuation you can rely on for a bank or a court
- Tax advice, which belongs with a chartered accountant
Free if we are involved in your deal. If you only need the advice, a session of 60 minutes is ₹5,000 as the basic rate; it can differ with what the matter needs, and it is agreed before anything is booked. If what you need turns out to be a lawyer or an accountant, we will tell you in that first conversation and point you at one.
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