Property investment advisory in the western suburbs
For investors buying in Borivali, Kandivali and Malad to hold rather than to live in. We read the micro market, do the arithmetic on the actual flat, and tell you when the numbers do not work.
- 3suburbs, pocket by pocket
- Netyield on the actual flat, not the suburb
- Since 1996walking these buildings
Tell us the budget, the hold period and whether you are buying for rent or resale
We assess the micro market and the specific building, and do the yield arithmetic
Title and society checks, negotiation, documentation and registration
Shree Giriraj Real Estate is a MahaRERA registered estate agent, registration number A51800005726, working from Shop No 11, Clover Grove CHS, Chikoowadi, Borivali West, Mumbai 400092. We have worked in real estate since 1996 and from this office since 2005.
Investment advisory is for people buying property here to hold rather than to live in. It covers Borivali West and East, Kandivali and Malad, and nothing else, because pocket level knowledge is the whole of what makes the service worth having. Thirty years of walking these buildings is what you are hiring.
What you get
The pocket, read for you
A year of rent over the price: the brochure number
Rental yield article
After society charges, tax, vacancy, and with duty, registration and fit out added to the capital
Rental yield article
Roughly what stamp duty, registration and brokerage add to a Mumbai purchase before a loan
Maharashtra Stamp Act, Table of Fees
We publish no projected return; we do the arithmetic on your flat
Owner's rule, September 2026
Is real estate a good investment in Mumbai?
It can be a very good one, and the western suburbs have rewarded patient owners for decades. A flat here produces two returns: rent while you hold it, and what the resale market gives you when you sell. The rent you can measure before you buy, and we do. The resale depends on the building and the pocket more than the city, which is exactly where local knowledge earns its keep.
Gross yield on a 2 crore flat letting at 50,000 a month
Illustrative: a 2 crore rupee flat, 50,000 rupees a month in rent.
- Rent a year
- ₹6,00,000
- Gross yield
- 3.0%
- Duty, registration and brokerage added to the capital, roughly
- ₹14,00,000
Illustrative arithmetic. Net yield subtracts outgoings and vacancy and is always lower; the calculator does the full sum.
Try the yield calculatorTell us the budget, whether you are buying for rent or for resale, and how long you expect to hold. We will tell you which suburb and pocket fit that, what is realistically available this month, and what the numbers look like on anything you shortlist. No obligation, and usually the same day.
A note on risk. Property is a long term asset. Values and rents move, the asset is illiquid and transaction costs are real, and nothing on this page is a guarantee of return or a substitute for independent financial advice.
Everything on this site connects to this page
The questions people ask before they call
Is real estate a good investment in Mumbai?+
It can be, and it is not automatic. A flat here produces rent while you hold it and whatever the resale market gives you when you sell. The rent is measurable before you buy; the resale is not. What decides the outcome is usually the specific building, the pocket and the price you paid, not the city.
What return should I expect on a flat in Borivali, Kandivali or Malad?+
We do not publish an expected return, because yields vary by building, floor, pocket and the price you actually negotiate, and a figure for a whole suburb tells you nothing about the flat in front of you. We do the arithmetic on the specific property, which is the number worth deciding on. Work out the gross yield on a flat you are considering.
What is the 2% rule for properties?+
An American rule of thumb suggesting monthly rent should be about two percent of the purchase price. It does not translate to Mumbai, where capital values are high relative to rents, and applying it here would rule out essentially every flat in the city. Judge a property on its own arithmetic instead.
Can an NRI buy investment property in these suburbs?+
Yes. Under the Reserve Bank of India's rules on acquisition and transfer of immovable property, a non resident Indian or overseas citizen of India may buy residential or commercial property in India. The restriction is on agricultural land, plantation property and farmhouses, which cannot be bought this way.
Should an investor buy under construction or ready possession?+
They are different risks rather than one being better. Ready possession earns rent immediately and you can see exactly what you are buying. Under construction ties up capital with no income until handover and carries delivery risk, which is why the MahaRERA registration and the developer's completion record matter more than the brochure.
Will you tell me if a flat is not worth buying?+
Yes, and plainly. The advice is only useful if it can say no. We work out the rent the flat can realistically earn and what that is on the price being asked, check the building and the paperwork, and if it does not add up we say so and help you find one that does.
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