Homes With Love

Homes with love

Ulwe Property Rates Surge as Infrastructure Development Transforms the Landscape

Ulwe, a once-remote suburb in Mumbai, has been undergoing a remarkable transformation in recent years. The capital value of residential properties in this micro-market has doubled over the past decade, primarily fueled by the promise of two groundbreaking infrastructure projects—the Mumbai Trans Harbour Link (MTHL) and the Navi Mumbai International Airport.

With these projects nearing completion, Ulwe is no longer a distant neighborhood but a vibrant real estate hotspot that has piqued the interest of both investors and end-users. In this article, we delve into the dynamics that have driven Ulwe’s property rates to new heights and explore the future prospects of this burgeoning market.

Ulwe's Transformation with Mumbai Trans Harbour Link (MTHL) and Navi Mumbai Airport

In Ulwe, Mumbai, the capital value of residential properties has experienced a remarkable transformation, doubling over a span of 5-10 years. What was once considered a distant suburb from the financial hub of India is now on the brink of significant change, thanks to two major infrastructure projects: the Mumbai Trans Harbour Link (MTHL) and the Navi Mumbai International Airport.

Ulwe's Evolution with MTHL and Navi Mumbai Airport

Ulwe, a satellite city near Mumbai, is poised for a substantial real estate market boost. The impending completion of the MTHL and the projected 2024 opening of the Navi Mumbai airport have the potential to turn homeowners into crorepatis, according to experts.

Over the last decade, residential property prices in Ulwe have seen a remarkable 100% increase. Two-bedroom apartments are now commanding prices as high as Rs 1 crore.

“In 2016 and 2017, a 1 BHK apartment in Ulwe cost Rs 25-30 lakh, and that figure rose to Rs 35-40 lakh in 2020 due to the COVID-19 pandemic. Fast forward to 2023, and the price of a 1 BHK apartment now ranges between Rs 50 to 60 lakh. This remarkable surge is largely attributed to the upcoming MTHL corridor and the soaring anticipation around the Navi Mumbai airport,” explains Bharat Singh, a prominent broker in Ulwe.

The MTHL, a 21.8 km six-lane sea bridge connecting Navi Mumbai and Mumbai, is expected to be completed by December. Simultaneously, the Navi Mumbai airport, set to be operational in 2024, is creating a surge in property values.

Ulwe's Location and Connectivity

Situated strategically, Ulwe enjoys excellent connectivity via road to Belapur and Seawoods Estate to the north and Jawaharlal Nehru Port to the west, one of India’s largest ports. Currently, it takes 60 to 120 minutes to reach the commercial district of Bandra Kurla Complex (BKC) and South Mumbai from Ulwe. However, the completion of MTHL is expected to reduce this commute to a mere 30 to 60 minutes.

The Property Development Landscape

Ulwe and Navi Mumbai, as micro-markets, are not dominated by Grade A or listed developers. The City and Industrial Development Corporation (CIDCO) owns significant land parcels in Navi Mumbai, which are periodically auctioned to local developers active in the region.

Residential buildings in Ulwe typically range from seven to thirteen floors, according to local brokers. The cost of flats varies depending on factors such as locality, connectivity, and property age, with one, two, and three-bedroom apartments ranging from Rs 6,000 to Rs 13,000 per square foot.

Rental Market

For those considering renting, one-bedroom apartments can be found for Rs 10,000 to Rs 12,000 per month, two-bedroom flats for approximately Rs 20,000, and three-bedroom units for Rs 30,000 to Rs 35,000 per month, as confirmed by local brokers.

Karan Singh Sodi, a senior managing director at Jones Lang LaSalle India, explains, “The per sq. ft residential rates in Ulwe have doubled in the last five years, reaching a range of Rs 8,500 to 10,000 per sq. ft. This surge can be attributed to the impending MTHL and Navi Mumbai airport. There is still room for investors in Ulwe’s residential market, especially in the luxury segment, which is currently dominated by affordable housing.”

Looking Beyond Ulwe

Dronagiri, located further from Ulwe, also holds substantial potential for appreciation, with rates expected to rise rapidly over the next five to ten years. Other micro-markets like Wadala and Sewri have also seen significant capital value appreciation due to the sea bridge.

Challenges and Aspirations

While the future appears promising for Ulwe, residents acknowledge the need for social and public facilities, along with more extensive healthcare options. Despite some limitations, the locality’s affordability and enhanced connectivity with Belapur and Nerul offer opportunities for growth. As the MTHL and seamless Mumbai connectivity become a reality, Ulwe’s social landscape is likely to evolve and further enrich the lives of its residents.

If your down payment is less than 20%, your lender may require you to pay for PMI. This is an additional cost, typically between 0.3% to 1.5% of your original loan amount, which protects the lender in case you default on the loan.


Ulwe’s journey from obscurity to prominence is a testament to the power of infrastructure development in shaping the real estate landscape. The impending completion of the MTHL and the upcoming Navi Mumbai airport has created a buzz that is turning homeowners into millionaires.

As property values surge and connectivity improves, Ulwe is poised for a bright future. While challenges such as the need for social amenities persist, residents and investors alike are hopeful that this promising micro-market will continue to evolve, ultimately redefining the urban experience in this dynamic corner of Mumbai.



Read more articles: