The map
Chembur, Andheri East and Powai lead residential yields at 3.6–4.6%. South Mumbai (Worli, Nariman Point residential) sits at the bottom at 2.5–3.2%. The pattern is intuitive: yields compress where capital value has re-rated ahead of rents.
Where yields are widening
Chembur and Kanjurmarg are seeing yield expansion as rentals adjust up faster than capital values. This is often a leading indicator of capital-value re-rating in the following 12–18 months.
Key takeaways
- 3.6–4.6% is achievable in Chembur / Powai / Andheri East
- South Mumbai is an equity-return market, not an income market
- Yield expansion often precedes capital re-rating