Why Borivali East Is Emerging as Mumbai’s Top Residential Investment Zone | Rivali Park 2
Why Borivali East Is Emerging as Mumbai’s Top Residential Investment Zone
BY RIVALI MARKETING TEAM•2025-12-22
Let’s face it, South and Central Mumbai have reached their maximum capacity. It’s time for residential projects in Borivali to shine.
Transforming from a quiet, affordable residential enclave to a modern, balanced lifestyle hub, Borivali's growth story is proof that today’s residents seek more than buildings; they seek livable, vibrant, future-ready neighbourhoods.
With the rise of premium residential towers, is it time to invest in new projects in Borivali East Mumbai?
Once just a quiet residential corner, Borivali has now become one of the most exciting investment zones in the city. The numbers don’t lie—we’re looking at nearly 47% capital appreciation over the last five years. While the rest of the city averages a 2.5% rental yield, modern pockets here are touching 4.5%.
The locality’s real estate renaissance has been driven by dynamic connectivity; multifold infrastructure development; and a rich ecosystem of education, healthcare, and entertainment; as well as its proximity to Sanjay Gandhi National Park.
Let’s dive into these.
Western Railways
Launched in 1867, Borivali Railway Station is a terminus on the Western line of the Mumbai Suburban Railway network. Its 10 platforms orchestrate the mass transit of hundreds of thousands, from office-goers, to students, and daily wage earners. It has served as the backbone of Borivali’s social and economic ecosystem, enabling livelihoods, spearheading local commerce, and expanding opportunities.
From Borivali Railway Station, commuters can travel both towards further northern suburbs including Mira Road, Bhayander, Virar and Vasai; as well as south and central Mumbai, the economic downtown, including areas such as Churchgate, Andheri, and Bandra.
Western Express Highway (WEH)
If you’ve lived in Mumbai and traveled for work, study, or leisure, chances are you’ve used the Western Express Highway. This arterial north-south connector runs along and through many prominent neighbourhoods of Mumbai, from Mahim Creek to Mira Road, dividing zones into east and west.
Borivali’s proximity to the Western Express Highway has shaped its development, connectivity, and daily life, transforming it into a well-connected and economically vibrant neighbourhood. Commercial establishments, retail and F&B outlets, educational institutions, and many residential projects have sprung up along the highway.
Mumbai Metro Line 7 or Red Line
This is a crucial metro corridor connecting Dahisar East to Gundavali in Andheri East, crossing through Borivali East, Kandivali East, Malad East, Goregaon East, Jogeshwari East and Andheri East.
The line has improved travel times as well as helped reduce dependence on the Western Express Highway, lowering traffic and congestion.
Since Metro Line 7 became fully operational, property queries in the 1km radius of stations have surged by 35%.
In the last 15 years, the neighbourhood of Borivali has experienced a perception transformation- from a distant suburb with middle-class housing and low-rise developments, to one of the most dynamic, sought-after residential hubs for families seeking a balanced lifestyle and investors.
Post the Covid-19 pandemic, another new demographic arose - the working from home professional seeking spacious residences in areas with more greenery and open spaces. Borivali, with its national park access and relatively lower density, became a prime destination for upgraders from inner suburbs. Properties bordering SGNP command a 15-20% price premium over interior pockets.
Anarock’s Micro Market Report Borivali states that property values have appreciated by 47% in the past 5 years. Many reports state the average rental yield is 3.9-4.5 %, outperforming the Mumbai average of 2.5%.
Borivali East has historically been a neighbourhood with older buildings and limited commercial activity. It is now witnessing comprehensive urban renewal, with increasingly planned, organized, and investor-driven redevelopment. Many of Mumbai’s best real estate developers have launched premium high-rise projects and/or gated communities with modern amenities. Several older housing societies have opted for redevelopment as well. What used to be a locality with 4-5 storey buildings, is being transformed with high rises, often 30-40 stories high.
Multiple transformative infrastructure projects are currently underway that will increase Borivali East property prices.
Metro Line Extension
Mumbai Metro Line 7 or Red Line is currently being extended further north from Dahisar to Bhayander via Mira Road, and south from Gundavali to Terminal 2 of Chhatrapati Shivaji Maharaj International Airport (CSIA). The work is expected to be completed by December 2026.
A state-of-the-art infrastructure development project, this will connect eastern and western suburbs of Mumbai. This undertaking includes 2 underground parallel tube roads, each with 3 lanes, which will be constructed under the Sanjay Gandhi National Park. Extending from Tikujiniwadi in Thane to the Western Express Highway in Borivali, it is expected to reduce travel time between Borivali and Thane from 1-1.5 hours to 15 minutes. Work started in May 2023, and will be tentatively completed by 2028.
A 12.2 km-long high speed underground corridor that is an extension of the Thane-Borivali Twin Tunnel. The road will feature bridges and traffic interchanges, and will ease traffic and reduce travel times.
First flyover (Dindoshi to SGNP) set to open May 2026
Metro Line 7A & 9
Extensions to International Airport & Bhayander (Target Dec 2026)
Sky City Mall
Fully Operational (Opened Mar 2025)
Lifestyle & Green Zones:
Sanjay Gandhi National Park - Borivali’s Green cover
Borivali is home to the green lungs of Mumbai, the Sanjay Gandhi National Park, also known as Borivali National Park or Krishnagiri National Park. Spanning an incredible area of 104 square kilometres, it is one the few national parks within a major metropolitan area. Consequently, it has made Borivali East 2–3°C cooler than Central Mumbai. SGNP offers lion and tiger safaris within city limits, and is replete with hiking and biking trails, lush picnic spots, and scenic waterfalls.
In the last few years, Mumbai has seen rapid commercialisation and the loss of green cover, making Borivali’s unique balance of nature and modern living very desirable for investors and families seeking long term housing.
Several neighbourhoods of Borivali East have grown along the boundaries of SGNP. Premium Real Estate Developers have now entered the Borivali East market with high-rise projects. These include CCI Projects, Oberoi Realty, K.Raheja Corp, Chandak Group, Rustomjee and Sunteck Realty.
Borivali East has always been an area favoured by growing families; and several schools and colleges are operational in the area. Mangubhai Dattani Vidyalay & Yojana Jr. College, Sri Sri Ravishankar Vidya Mandir (SSRVM) and St. John’s High School are a few well-known educational institutions in the vicinity.
24 Hour medical care and emergency facilities are conveniently available across Borivali East. Apex Multispeciality Hospitals, Damani Multi Super Specialty Hospital, Oscar Hitech Multispeciality Hospital, Borivali Surgical Hospital, Mauli Hospital Multi-Speciality, Shree Krishna Hospital, Dr. Parikh's Maternity & Gynaec. Hospital and Aakanksha Maternity and Nursing Home are some of the institutions providing both general and specialised care.
The newly opened Sky City Mall is one of the largest and most luxurious malls in all of Mumbai offering shopping, dining and entertainment across 1.2 million square feet of space. From premium global names to a large multiplex, Sky City offers residents of Borivali East unparalleled shopping and lifestyle experiences.
Rivali Park 2 Fits the Borivali East Growth Story - Here’s Why
Borivali has gradually, at its own pace, grown into a neighbourhood beloved by growing families seeking to upgrade their lives, working professionals who want better value for their hard-earned money in Mumbai’s property market, and senior citizens seeking balanced, holistic lifestyles.
Its vertical growth reflects a qualitative shift in living standards in the neighbourhood, driven by infrastructural developments, shifting buyer preferences and the need for modern housing solutions.
Rivali Park 2, located in the heart of Borivali, offers exclusive thoughtfully designed 2, 3, and 4 BHK residences with views of Sanjay Gandhi National Park. Designed by legendary architect Hafeez Contractor, it blends modern living with open green spaces, offering well-planned residences, over 65,000 square feet of curated amenities for all age groups, and a lifestyle rooted in connection, comfort, and convenience.
At Rivali Park 2 residents are effortlessly connected with the city and beyond. The project is situated right off Western Express Highway, with Magathane Metro Station 200m away.
Embrace a lifestyle that blends urban design and convenience with nature’s calm at Rivali Park 2. Book a site visit today.
Reduces Thane-Borivali commute to 15 minutes.
Drastic reduction in East-West congestion.
Seamless access to T2 and the Northern suburbs.
1.2M sq. ft. of retail has turned the area into a luxury hub
