Buy or rent in Mulund, Mumbai? (2026)
Updated November 2026 · Typical 2BHK, 20-year view
Even if prices keep rising at Mulund’s 10-year trend of 6.0% a year, renting and investing the money you would have spent on the home leaves you about ₹3.44 Cr richer after 20 years.
Buying wins only if prices grow faster than 9.4% a year. Mulund’s 10-year trend is 3.4 points below that.
Mulund in numbers
The 20-year comparison
The buyer pays the down payment and stamp duty on day 1, then the EMI and maintenance each month. The renter puts the same day-1 money into a Nifty 50 index fund, pays rent, and each month invests whatever the buyer spends over rent. Whoever spends less in a month invests the difference, so both start and continue with the same money.
| Cash on day 1 (20% down + 7% stamp duty) | ₹35,10,000 |
|---|---|
| Monthly EMI | ₹90,254 |
| Owning costs more than renting in year 1 by | ₹57,670/mo |
| Home value after 20 years | ₹4.17 Cr |
| Buyer’s wealth (home, loan repaid, + any invested surplus) | ₹4.17 Cr |
| Renter’s Nifty 50 portfolio | ₹7.61 Cr |
| Difference | Renting ahead by ₹3.44 Cr |
| Buyer’s annual return (IRR) | 8.0% vs 12% for the fund |
Rent avoided is the buyer’s return on the flat, on top of price growth. Here that is a 3.5% yield, against a 8.5% loan rate, which is why price growth has to do most of the work for buying to win.
About Mulund
Mulund is the last suburb on the Central line before Thane, with a reputation for clean, planned streets and a strong community feel. Large new towers along LBS Marg and Mulund West sit next to older housing societies. Metro Line 4 (Wadala–Kasarvadavali) is being built through the area.
- Central line suburb
- Metro Line 4 (upcoming)
- Close to Thane
- Planned neighbourhoods
- Gated towers
Major employers nearby: Offices in Thane & Airoli, Powai (~10 km), Mulund industrial estates.
Getting around
- Metro: Metro Line 4 along LBS Marg (under construction); Mulund station on the Central line
- Highway: Eastern Express Highway ~2 km; Mulund–Airoli Bridge to Navi Mumbai
- Peak traffic: LBS Marg and the Mulund check naka are congested at peak hours
- Congestion: Moderate
Schools
- Schools in Mulund East & West (Various) — Many established CBSE, ICSE and SSC schools
Nearby
- Hospitals: Fortis Hospital, Mulund, Apex Hospital, Mulund
- Malls: R Mall, Mulund, Viviana Mall, Thane (~6 km)
- Parks: Sanjay Gandhi National Park (Mulund side), Local gardens
Investment view
Mulund is a steady, family-oriented market. Price growth has been moderate, but demand is consistent and Metro Line 4 should help. 2BHK rents run about ₹35,000–42,000/mo. A sound self-use choice for families working in the eastern suburbs or Thane.
Other localities in Mumbai
- Kharghar Rent and Invest wins
- Ulwe Rent and Invest wins
- Vashi Rent and Invest wins
- Mira Road Rent and Invest wins
- Ghatkopar Rent and Invest wins
- Lower Parel Rent and Invest wins
- BKC Rent and Invest wins
- Powai Rent and Invest wins
- Chembur Rent and Invest wins
- Andheri West Rent and Invest wins
- Panvel Rent and Invest wins
- Thane Rent and Invest wins
- Worli Rent and Invest wins
- Malad West Rent and Invest wins
- Goregaon East Rent and Invest wins
- Borivali Rent and Invest wins
- Kandivali Rent and Invest wins
- Andheri East Rent and Invest wins
- Navi Mumbai Rent and Invest wins
- Bandra Rent and Invest wins
- Dombivli Rent and Invest wins
- Kalyan Rent and Invest wins
See all Mumbai localities side by side →
Questions people ask
Is it better to buy or rent in Mulund?
Even if prices keep rising at Mulund’s 10-year trend of 6.0% a year, renting and investing the money you would have spent on the home leaves you about ₹3.44 Cr richer after 20 years. Buying wins only if prices grow faster than 9.4% a year. Mulund’s 10-year trend is 3.4 points below that. This assumes a typical 2BHK at about ₹1.30 Cr, 8.5% home loan for 20 years and a Nifty 50 index fund at 12% a year for the renter.
What is the rental yield in Mulund?
About 3.5% gross for a typical 2BHK: roughly ₹38,000 a month on a home worth about ₹1.30 Cr. That is a price-to-rent ratio of 29, meaning the home costs 29 years of rent.
What is the EMI on a 2BHK in Mulund?
About ₹90,254 a month on a ₹1.04 Cr loan (20% down on a ₹1.30 Cr home) at 8.5% for 20 years. In year 1, owning costs about ₹57,670 a month more than renting the same flat, after maintenance.
How fast have property prices grown in Mulund?
About 6.0% a year on average over 2014–2024, with rents growing about 4.8% a year (Blended 10-yr trend (2014–2024) · RBI House Price Index, Anarock Research, 99acres, Knight Frank). Past growth is not a promise of future growth.