Which Is Better For Property Investment In 2024, Borivali East or Borivali West?
Borivali’s accessibility and affordability from various regions of Mumbai have made it a popular choice among homeowners. There is ongoing discussion on which of Borivali East and Borivali West is preferable. In order to assist prospective homeowners in making an informed choice, this article evaluates the two locations in terms of pricing, property alternatives, infrastructure, and connectivity.
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Borivali East & Borivali West are upscale neighbourhoods in northwest Mumbai that are situated on different sides of the western railway line. These neighbourhoods provide a good mix of affordability and accessibility to the city’s job centres. This is one of the main reasons Borivali has consistently been in great demand from both developers and homeowners.
Despite their close proximity, Borivali East & Borivali West offer distinct residential characteristics that appeal to a wide range of investors and homeowners.
- Historically, Borivali West has been the more developed counterpart due to its higher population density. It features reputable properties, the most of which are ten years old or older.
- There has been a tremendous boom in development in Borivali East. A significant number of mid-income professionals have been drawn to Borivali East during the past ten years due to an increase in new home building.
In addition to reflecting their different developmental trajectories, the difference in property ages between Borivali East & Borivali West also affects the dynamics of their contemporary markets, such as price and value growth. Let’s examine these places’ average prices and rates of appreciation.
Borivali East vs. Borivali West price appreciation
The rate of price appreciation in the two places differs significantly, according to research data. For individuals seeking a quicker value increase, Borivali East may be more profitable due to its noticeably higher pace of price growth.
| Area | Average price (April 2024) | Annual increase | Three-year increase |
| Borivali East | Rs 30,350 per sq ft | 12.8 percent | 31.4 percent |
| Borivali West | Rs 28,700 per sq ft | 5.3 percent | 14.3 percent |
Connectivity
Despite having distinct features, Borivali East and West are both well-connected to extensive transit networks.
The enormous Borivali railway station, one of the biggest on Mumbai’s western line and a major transit hub connecting Churchgate to Virar, is noticeably closer to Borivali West. For purchasers, this close proximity typically means more convenience. Furthermore, Borivali West has easy access to Dahisar in the north and Malad in the south via the New Link Road, which is only 2.5 km distant.
The Western Express Highway, which is three kilometres distant from Borivali East, provides excellent access, making it easy to commute to the city’s economic centres, including Worli and Bandra.
Metro connectivity
Borivali West has the Borivali West Metro Station on the Yellow Line (Metro Line 2A), which connects Dahisar East and Andheri West, for local metro access. On the Red Line (Metro Line 7), which connects Dahisar East and Andheri East, the Magathane Metro Station serves Borivali East.
The proximity to employment hubs
Borivali West enjoys a very advantageous location, being just 15 km from important IT parks including Infinity IT Park, Nesco IT Park, and Nirlon Knowledge Park. Main Carter Road, MG Road, and SV Road are a few of the well-connected routes that make it simple to reach these hubs. Borivali West is more appealing to professionals in the IT and business industries who desire short commute times because of its close proximity to these job areas.
On the other hand, Borivali East is particularly near to the Kandivali Industrial Estate, which is only six km distant via RM Bhattad Road. For those who work in the manufacturing and industrial sectors in particular, this proximity is advantageous. Furthermore, Borivali East and Borivali West are near the same IT parks because of the area’s effective road and metro links.
| Particulars | Borivali West | Borivali East |
| Main roads | New Link Road (2.5 km away) | Western Express Highway (Three km away) |
| Metro connectivity | Borivali West Metro Station on Yellow Line (Metro Line 2A) | Magathane Metro Station on Red Line (Metro Line 7) |
| Benefits | Short travel distances to IT hubs | Easy travels to Worli and Bandra’s business districts |
| Proximity to employment hubs | Nirlon Knowledge Park, Nesco IT Park, & Infinity IT Park are all within 15 km. | Situated near the IT parks of Borivali West, six kilometres away from Kandivali Industrial Estate |
Social infrastructure
Borivali has received a Ratings and Reviews rating of 4.3 out of 5 stars. The neighborhood’s “good schools,” “nearby markets,” and “good public transportation” have won acclaim from locals. The services that each provides for tourism, healthcare, and education are contrasted below:
| Borivali West | Borivali East | |
| Tourist spots | Mandpeshwar Caves, a shrine of Lord Shiva | Mandpeshwar Caves and Shree Svayambhu Ganpati Devalaya Temple |
| Educational institutions | St Francis D’Assisi High School and Mumbai World School within a three km radius | The IC Colony School and St John’s High School within a four km radius |
| Healthcare centres | Includes HCG Cancer Centre, and Lotus Multispecialty Hospital | Includes Shree Krishna Hospital, Apex Multispeciality Hospital, and National Hospital |
Options for property in Borivali East and West
Here is a comparison of Borivali East and West with an emphasis on real estate. To assist prospective buyers and investors in making well-informed decisions, the following table identifies significant variations in property kinds, ages, builders, and prices:
| Particulars | Borivali West | Borivali East |
| Notable builders | Sumit Woods, Vas Infrastructure, and Ajmera Group | Realty Kanaka Spaces and Arkade Group |
| Locale description | North Mumbai development area with residential apartments ranging from upper middle budget to high category | Primarily consists of 2 BHK apartments in the mid-income budget range. |
| Property supply | 450+ apartments | 650+ apartments |
| Property age | Properties that are well-established and at least ten years old on average | Significantly more newer homes have been constructed in the past ten years. |
| Number of housing societies | 262 housing societies | 108 housing societies |
1BHK Prices in Borivali West vs. Borivali East
- Borivali West 1 BHK: Rs 85 Lakh – 1.27 Cr
- Borivali East 1 BHK: Rs 85 Lakh – 1.15 Cr
2BHK Prices in Borivali West vs. Borivali East
- Borivali West: Rs 1.58 crore to 2.3 crore for a 2BHK
- Borivali East: Rs 1.55 crore to 2.4 crore for a 2BHK
3BHK Prices in Borivali West vs. Borivali East
- Borivali West 3BHK: between Rs 2.47 crore and Rs 3.34 crore
- Borivali East 3BHK: between Rs 2.55 and Rs 4.6 crore
Borivali West vs Borivali East in terms of affordability
The prices of Borivali West & East are comparable; Borivali East is priced at Rs 30,350 per square foot, while Borivali West is priced at Rs 28,700. Because Borivali West has had more development experience, it provides more resale properties and better infrastructure. The more recent projects in Borivali East are perfect for middle-class buyers.
In conclusion, one’s lifestyle choices, financial capabilities, and investment ambitions all play a role in deciding between Borivali East and West. Borivali East has witnessed a lot of new building over the last ten years, which has increased the area’s occupancy and drawn more mid-segment workers. Borivali East also provides newer home options and rapid price appreciation.
On the other hand, Borivali West is recognised for its more mature, established properties, which sets these two neighbourhoods apart.
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