Villa Projects Near Mumbai: What Exists and What It Costs

There are more villa projects near Mumbai than any one family can visit. Here is the list we can stand behind, with the real starting price, the drive time and what each one earns, plus how to check any project that is not on it.

The phrase covers four very different things

Search for villa projects near Mumbai and you get a wall of listings that all look the same. They are not the same. The phrase covers at least four different things, and the price gap between them is not small.

A villa in a gated community is a house with its own pool, on shared roads, with a clubhouse and security you share with neighbours. A private estate is a plot of 10,000 sq ft with the villa, the pool, the party hall and the turf all behind your own gate. A resort suite is a unit inside a working resort that someone else runs for you. A plot is land you build your own villa on, at your own pace.

Before you compare prices, decide which of these you actually want. A family that wants a place to use every second weekend has a different list from a family that wants rent to arrive and nothing to look after.

The list, with the real starting prices

This list is ours. We are the developer, so we can only vouch for the numbers in our own registered agreements. We are not going to guess at other builders' prices. What we can do is give you our numbers straight and then show you how to read any other list the same way.

Two of these can be paid at ₹50,000 a month with no bank and no interest: the Glass Resort Suites and select plots at Atgaon. That is a way to pay the full price, not a lower price. The suite is still ₹75 lakh and the plot is still ₹49 lakh or more.

• Shahapur Villas: ₹1.25 Cr onwards. Pool villas with 2 to 5 bedrooms on a private riverfront at Shahapur, Thane district. About 70 to 90 minutes from Mumbai. Now selling, and only 5 to 8 villas remain.
• Kasara: ₹1.09 Cr onwards. Pool villas in the Sahyadri foothills, our lowest villa price and our coolest climate. About 2 hours 15 minutes from Mumbai. Foundation and structure are underway.
• Khardi: ₹3.25 Cr onwards. A 10,000 sq ft private estate with a 2,000 sq ft villa, pool, party hall, game zone, six seat theatre and turf. About 90 minutes from Mumbai. 20 estates in total.
• Igatpuri: ₹4.25 Cr onwards. The same estate in the hills of Nashik district, with lakes and waterfalls around it. About 2 hours from Mumbai. Only 5 estates, because the land holds five.
• Glass Resort Suites, Shahapur: ₹75 lakh, all inclusive, subject to unit and availability. A two bedroom suite with glass walls and a glass ceiling inside the Blue Lagoon resort. Fully managed, with a fixed rent written in the agreement. MahaRERA PR1330002500101.
• Atgaon plots: ₹49 lakh onwards. Freehold NA plots of 2,260 to 3,900 sq ft in a gated township where the roads, lights, water, drainage and clubhouse are already done. You build your own villa whenever you are ready. About 2 hours from Mumbai.
• Karjat: coming soon. Riverside pool villas among the hills. No price, no plans and no rental terms are published yet, so anyone quoting you a number for it is guessing.

What onwards actually buys you

Every price above says onwards. That word means the lowest unit in the project at the time of writing. At Shahapur, ₹1.25 Cr is the starting point for a villa you size yourself from 2 to 5 bedrooms, so a bigger layout costs more. At Atgaon, ₹49 lakh gets an entry plot of 2,260 sq ft, and the 3,900 sq ft plots cost more.

The next question is what sits on top of that number. For any property, ask whether stamp duty, registration and any club or maintenance charges are inside the price or added later. The Glass Resort Suites are sold as all inclusive with zero maintenance charges for 15 years. For the others, ask for the full breakup in writing. Stamp duty rates change, so treat anything you read about them, including this, as general guidance and not advice.

One more honest point. A starting price is only real if that unit is still available. At Shahapur only 5 to 8 villas are left, so ask which ones, not just how much.

How far each one really is from Mumbai

Drive time decides whether you actually use the place. Be honest with yourself about the longest drive your family will do on a Friday evening, then cut the list.

Four of these are on the Central railway line. Atgaon station is 4.9 km from the township, and Khardi, Kasara and Igatpuri each have their own station. That matters if you want parents or guests to come up without a car.

If 90 minutes is your limit, Shahapur and Khardi are your list and the rest fall away. If you want a real change of climate, Kasara and Igatpuri are the only two that give you hill air, and you pay for it in time.

• Shahapur Villas and the Glass Resort Suites: about 70 to 90 minutes.
• Khardi: about 90 minutes.
• Karjat: about 1 hour 45 minutes, when it launches.
• Atgaon and Igatpuri: about 2 hours.
• Kasara: about 2 hours 15 minutes.

What the villa earns when you are not in it

This is where most lists go quiet or start promising. Here is the plain position for each of ours.

Only two have a fixed rent written into the registered agreement. At Kasara it is up to ₹40,000 a month on a ₹1.09 Cr villa. That is up to ₹4,80,000 a year, or about 4.4% of the price before tax. At the Glass Resort Suites it starts at ₹21,000 a month from the 19th month and rises by ₹1,000 every year to ₹35,000 in year 15. On ₹75 lakh that is ₹2,52,000 in the first year, about 3.4%, rising to ₹4,20,000 a year, about 5.6%, before tax. Both are paid whether the unit was booked or empty.

The Shahapur villas are eligible for the managed rental programme, but there is no fixed figure, so we do not quote one. Khardi and Igatpuri can earn from stays, corporate offsites and private events, but we do not run those bookings, so any number we gave you would be a guess. An Atgaon plot earns nothing until you build on it.

A fixed rent is only as good as the company paying it. Ask how long the developer has been running and what the agreement says if the rent ever stops. We have delivered 50+ villas over 7+ years, and we would still tell you to ask.

What to ask before you shortlist any project

Use this on our projects and on any other villa projects near Mumbai you are looking at. The answers are either in writing or they are not.

Then visit. Two site visits will tell you more than twenty listings. Bring your own lawyer to the agreement and you will sleep better, whichever project you pick.

• What is the RERA number, and can I check it on the MahaRERA website myself? Ours for the Glass Resort Suites is PR1330002500101. For our other projects, registration details are shared per project on request, and you should ask.
• Is the land freehold, is it NA, and is the layout sanctioned? Ask to see the papers, not a summary of them.
• What is built today? Roads, water, power, drainage, clubhouse. Walk it, do not take the render's word for it.
• What does the starting price buy, and which units are left at that price?
• Who looks after it when I am not there, and what does that cost?
• If there is rent, is it in the registered agreement, and what happens if it stops?

*T&C apply. Prices, payment plans and rental income are as per the registered agreement and can change. Rental and investment figures for Khardi and Igatpuri are illustrative and not guaranteed. MahaRERA PR1330002500101 applies to the Glass Resort Suites only; registration details for other projects are shared on request. Anything here on stamp duty, registration or tax is general guidance, not advice.