Metro Line 4: How It’s Turning Mulund West into Mumbai’s Next Investment Hotspot

Introduction—A New Era for Mulund West

Residents of the Mumbai Metropolitan Region (MMR) are in for a serious upgrade to their commute very soon! If you reside on the west side of Mulund, be prepared to get connected to key hubs like Thane, Bhandup, Ghatkopar, and Wadala via the Metro Line 4 (Wadala–Kasarvadavali metro) that will shrink your travel time to a huge extent. This new rail track is quietly becoming a game changer for Mumbai’s eastern corridor and also one of the most significant infrastructures since the expansion of the Eastern Express Highway (EEH). The topic of interest over here is, “Real estate appreciation in Mulund West will hinge on first-mover advantage near Line 4 stations.” Let’s analyse.

A real estate price increase in Mulund West would be a fast outcome of the Thane-Mulund metro impact and would depend to a great extent on its progress and operationalisation. The property prices of a location are intrinsically linked to the development of infrastructure surrounding it, like metro tracks and roads. The gains from property dealings, however, won't be uniform across Mulund but will depend largely on "first-mover advantage" for properties situated nearest to the metro stations. This dynamic relation between real estate prices and the metro railway line is driven by the line's significant network effect. By connecting major employment and residential hubs, the Metro Line 4 at Mulund would drastically reduce commuting time, making Mulund West a more attractive location for an increased number of homebuyers and renters.

Metro Line 4 Snapshot (as of 2025)

The Mumbai Metropolitan Region Development Authority (MMRDA) Metro Line 4 status at a glance:

• The total length of the Wadala Kasarvadavali metro is 32.32 km, and there would be 30 fully elevated stations.
• The Metro Line 4 (Green Lane) would connect the Eastern Express Roadway, the Central Railway, the MonoRail, the Metro Line 2B (D N Nagar to Mandale) ongoing project, the Metro Line 5 (Thane to Kalyan), and the Metro Line 6 (Swami Samarth Nagar to Vikhroli).
• Depending on road infrastructure, the metro would decrease travel time by 50% to 70%.
• Out of the 10 listed activities, 96% completion of PIERCAP EREC has been achieved, and the rest are in progress.
• Trial runs on the 10.5-km stretch of Metro Line 4 and 4A, connecting Kasarvadavli-Gaimukh with Wadala, were flagged off in September.
• 4 stations are expected to be opened for commuters by December 2025; the rest will be operational in 2026.

How Metro Line 4 Transforms Mulund’s Real Estate Landscape

In terms of commuting facilities, one would be able to travel to BKC/Wadala within 40 minutes compared to the current commuting time, which is approximately 70 minutes.

For corporate professionals, the direct link to Ghatkopar and the Eastern Freeway would be very beneficial.

The Thane-Mulund-Wadala metro corridor is expected to remove the East-West bottleneck through high-capacity mass transit, which would reduce the load on Ghodbunder Road, after the stations are operational.

Proximity to metro stations is advantageous for both investors and property buyers, which is the reason behind the recent increase in Mulund West property investment. The appreciation in property usually takes place in two phases:

1. Post-Announcement and Construction Phase: This is the period of gaining The First-Mover Advantage, keeping in mind future opportunities. Property values go up sharply once the metro route is finalised and construction activity starts.

2. Operation Phase: There’s a 2nd phase when the property values increase, and usually at a substantial rate, when the metro becomes fully operational. The residents and commuters realise the benefit of staying close to the stations and start actively investing in the surrounding properties.

So, walkable access to the stations is one of the major deciding factors for investment in properties. Due to the Thane-Mulund metro impact, prices have gone up even for properties that are far from the stations. But the increase is moderate and a bit delayed.

Station-Wise Micro-Pockets to Watch

There are micro pockets near the metro stations in which the Thane-Mulund metro impact is quite significant. You’ll get a better understanding of the real estate situation in these locations through a detailed analysis related to property rates. Following are some of the prominent metro stations:

Mulund Fire Station

LBS Marg Belt, which houses the station, is a high-rent, low-supply zone in terms of residential status. The ongoing rate for apartments is Rs 18k-21k per square foot (psf), which is projected to touch Rs 22k-25k in 2026.

Sonapur

The station is located near Kalidas Hall, and the area is considered best for 2BHK middle-income investors. The current price of Rs 17k-20k per square foot (psf) might go up to Rs 21k-23k in 2026.

Mulund Check Naka

This upcoming station is near the Thane entry and favourable for investor-friendly, pre-launch projects with current residential apartment rates of Rs 16k-19k per square foot (psf) that are projected to go up to Rs 21k-23k in 2026.

Shapoorji Pallonji might consider catering to the demand for residential property based on the needs of the target market and provide beneficial housing options in these locations.

Why Mulund West Outperforms Other Micro-Markets

The real estate market of Mumbai is made up of different micro-markets, with unique price points and potential for investment. These are:

• Western Suburbs: Bandra West, Andheri, Borivali, etc.
• Eastern Suburbs: Powai, Ambernath, and more.
• South Mumbai: Altamount Road, Bandra Kurla Complex, etc.
• Central Mumbai: Matunga, Kings Circle, etc.
• Mumbai Harbour: Nerul, Khopoli, etc.

Mulund West is a micro-market popular for residential and commercial property, as is Bhandup West, which is located near Mulund West and is mainly known for commercial property. The reasons behind Mulund West staying ahead of other micro-markets are:

• TOD (Transit-Oriented Development) along the LBS corridor, which is a BMC project.
• Metro Line 4 Mulund and the upcoming Goregaon-Mulund link road (GMLR) that will boost up the network
• Presence of green areas, good academic institutions, and social infrastructure.
• Increased preference by spillover buyers from Thane, who prefer Mulund property due to the price-to-size ratio.

Strategic Investment Tips (for Early Movers)

Construction companies like Shapoorji Pallonji can benefit from the first-mover advantage in Mulund West due to the Wadala-Kasarvadavali metro and projects near the stations that are in high demand for potential buyers. A mixed-use development (residential + commercial) would turn out to be a good strategy.

For both buyers and investors, the key strategy is to take advantage of the low pre-operational price that would guarantee appreciation in property value as well as rentals post the functioning of the metro railway. Let’s observe in detail based on buyer type:

• End-user
  They may purchase ready-to-move or near-possession apartments near the stations that are highly convenient and have high resale value.
• Investors
  For this category, pre-launch projects that are within 2 km from the stations are a good option, as the appreciation in value might be 15-20% in 2026-27.
• Long-term buyers
  They should go for a spacious property like a 3BHK, where they can enjoy both rental and capital gains.
  Also, possession by 2025-27 is something that all categories of buyers should emphasise.

Risks, Timelines & Realistic Expectations

Among the risks involved is a potential delay in the Metro Line 4 in Mulund construction and operation and a delay in depot readiness at Kasarvadavali. While buying property, buyers should be careful to avoid shady pre-launches that don’t have RERA registration.

FAQs

1. What is the length of the Metro Line 4 at Mulund?

The total length of the Wadala-Kasarvadavali metro is 32.32 km, and there would be 30 fully elevated stations.

2. What is the connectivity structure of the Metro Line 4 at Mulund?

The Metro Line 4 (Green Lane) would connect the Eastern Express Roadway, the Central Railway, the Monorail, the Metro Line 2B (D N Nagar to Mandale) ongoing project, the Metro Line 5 (Thane to Kalyan), and the Metro Line 6 (Swami Samarth Nagar to Vikhroli).

3. What is the current status of Metro Line 4?

Out of the 10 listed activities, 96% completion of PIERCAP EREC has been achieved, and the rest are in progress. Trial runs on the 10.5 km stretch of Metro Line 4 and 4A, connecting Kasarvadavli-Gaimukh with Wadala, were flagged off in September. 4 stations are expected to be opened for commuters by December 2025; the rest will be operational in 2026.

Call to Action & Internal Links

Now that you have acquired a thorough understanding of the potential of Mulund West as a location of high demand in terms of property (both residential and commercial), explore Mulund West project listings near Line 4 stations. You can also compare the connectivity advantage between Mulund West and Thane’s Pokharan Road 2 based on the following factors:

Metro Line 4 would be beneficial for both Mulund West and Thane’s Pokharan Road 2, but for the latter, the benefits would be more pronounced. Compared to Thane’s Pokharan Road 2, Mulund West always enjoyed better connectivity via rail (Mulund station) and via road (EEH and LBS Marg). Metro Line 4 would transform the connectivity for Pokharan Road 2 to a massive extent by providing high-speed access to Central Mumbai and the Eastern Suburbs. The traffic congestion on Ghodbunder Road might also reduce as a result.

Read our guide, Stamp Duty & Registration in Thane for 2025, for details related to the different costs associated with property buying.

Conclusion:

The Metro Line 4 (Wadala–Kasarvadavali) is more than just a transportation project; it revamps Mumbai's eastern corridor. By linking major hubs like Thane, Mulund, Bhandup, Ghatkopar, and Wadala, it would decrease the dreaded commuting times across the entire MMR, saving precious hours of regular travellers. For residents and real estate investors in Mulund West, it’s one of the single largest infrastructures that has emerged since the Eastern Express Highway (EEH) expansion. It leads to a new era of connectivity and upward movement of real estate prices. Get prepared to enjoy the pros.