Shahapur, Kasara, Khardi, Igatpuri, Atgaon or Resort Suites: Which One Actually Fits You

We sell six different things along the Mumbai to Nashik corridor, and people ask us constantly which one is best. There is no best. There is only the one that fits what you are actually trying to solve.

They sit at six different price points, six different distances, and they pay you in three completely different ways. Here is the honest version, side by side, cheapest first.

If you want the lowest way in

Atgaon, from ₹49 lakh. This is land, not a villa. A freehold NA plot inside a 27 acre gated township of 277 plots, with tar roads, water, power and a working clubhouse already in place. The plot is registered in your name from the day you book, and you build whenever you are ready. There is no deadline.

Be clear about one thing: land pays you nothing while it sits there. You buy Atgaon because you want the address and the land value now, and the villa later on your own timing. If you want money coming in every month, keep reading.

If you want the lowest way in that pays you every month

The Glass Resort Suites, at ₹75 lakh all inclusive. This is the one most people are describing when they say they want a holiday home that pays for itself, and it is the reason it belongs in this comparison rather than off to one side.

Two bedrooms, floor to ceiling glass walls, a glass ceiling you can watch the sky through, and a private rooftop lounge. We run it as a resort, so you use it when you want and we host, clean and maintain it the rest of the year. You do nothing.

From the 19th month it pays you ₹21,000 a month, rising by ₹1,000 every year, reaching ₹35,000 in year 15. That is written into the registered agreement, and it is paid whether the suite was booked solid or sat empty. The occupancy risk sits with us, not with you. It also sits 70 to 90 minutes from Mumbai, which is closer than Kasara and the same distance as Shahapur.

If you want a villa with a pool and a written rent

Kasara, from ₹1.09 Cr. It runs the same managed rental programme as the suites, with an assured figure of up to ₹40,000 a month written into the agreement, paid whether the villa was booked or not.

It is the furthest out at roughly 2 hours 15 minutes. That distance is the trade, and what you get for it is a genuinely cooler, forest wrapped hill climate in the Sahyadri foothills that you will not find closer to the city.

If you want the flagship riverfront address

Shahapur, from ₹1.25 Cr, 70 to 90 minutes out, along a private riverfront. It is our flagship community and it has the widest choice of size: 2 to 5 bedrooms, fully customisable to how you actually want to live.

An honest note on the money. Shahapur villas go into our managed programme, but unlike Kasara and the suites there is no fixed monthly figure attached to them. Your villa can earn for you while you are not using it. Anyone who quotes you a guaranteed Shahapur rent number is making it up. It is also the community closest to selling out.

If you want a whole private resort, not a villa in a community

Khardi at ₹3.25 Cr and Igatpuri at ₹4.25 Cr are a different category altogether. You do not get a villa inside a shared layout. You get a full 10,000 sq ft estate behind your own gate: a 2,000 sq ft villa plus your own club house, home theatre, pool, game zone, gazebo and turf.

Khardi is the more accessible of the two at about 90 minutes, near both the old Mumbai to Nashik highway and the Samruddhi Mahamarg, and it costs roughly three quarters of Igatpuri, which sits further out in Nashik District. These are deliberately scarce: twenty estates at Khardi, five at Igatpuri, limited by the land, not by a sales tactic.

We do not run the bookings on these estates, so there is no monthly figure. They can earn from staycations, corporate offsites and private events, and plenty of owners do exactly that, but we will not put a number on it and you should be suspicious of anyone who does.

And one more, not yet priced

Karjat is coming: riverside pool villas amid the hills, about 1 hour 45 minutes from Mumbai. It is not priced yet, so it is not in the table. Register your interest if you want first pick when it opens.

*Prices, distances, payment facilities and rental terms are as published on each community page and are subject to change. Rental terms are governed by the applicable registered agreement. Always confirm current terms before you book.