Worli rents are among the highest in Mumbai by absolute number. Property Butler's rental tracking shows 2 BHK furnished at a median ₹2.18 lakh/month, 3 BHK at ₹2.85 lakh, and 4 BHK at ₹5.75 lakh. But "high rent" and "good yield" are different conversations, and Worli's purchase prices have moved faster than its rents over the last five years. The result: a Worli flat today yields lower than a Worli flat in 2020. Here's what the actual numbers say, and what they mean for investors deciding between Worli and the rest of Mumbai.
The Worli Yield Map, By Configuration
| Configuration | Median rent (furnished) | Median sale price | Gross yield |
|---|---|---|---|
| 2 BHK | ₹2.17 lakh/month | ₹5.0 Cr | 2.6% |
| 3 BHK | ₹2.85 lakh/month | ₹9.0 Cr | 2.0% |
| 4 BHK | ₹5.75 lakh/month | ₹15.0 Cr | 1.8% |
| Sea Face premium 3 BHK | ₹3.5 to 4.5 lakh/month | ₹15 to 18 Cr | 1.5 to 1.7% |
| Ultra-luxury 4 to 5 BHK | ₹6 to 9 lakh/month | ₹25 to 40 Cr | 1.4 to 1.6% |
The Yield Inversion
As you go up in configuration and luxury tier, gross yield falls. The 2 BHK at ₹5 Cr yields 2.6%; the 4 BHK at ₹15 Cr yields 1.8%; the ultra-luxury 5 BHK yields 1.4%. Reason: rental demand at the very top is thin (corporate housing budgets cap around ₹6 to 7 lakh/month in Worli), while sale prices keep climbing on end-user / trophy buyer demand. For pure-rental investors, the small 2 BHK is structurally the best Worli yield play.
Net Yield, What's Left After The Costs
Gross yield is the headline. Net yield, after maintenance, brokerage, vacancy, repairs and tax, is what you actually take home:
| Cost element | Annual hit (3 BHK example, ₹9 Cr / ₹34 L rent) |
|---|---|
| Society maintenance | ₹2.5 to 3.0 lakh/year |
| Property tax (BMC) | ₹0.8 to 1.2 lakh/year |
| Vacancy allowance (one month/year) | ₹2.85 lakh |
| Brokerage (one month/2 yrs) | ₹1.4 lakh/year (annualised) |
| Repairs / maintenance reserve | ₹1.5 lakh/year |
| Income tax on rental income (30% slab) | ₹6.5 lakh/year (after 30% standard deduction) |
Worli 3 BHK, Net Yield Reality
~1.0 to 1.2% net of costs
Gross 2.0% → after maintenance, vacancy, repairs, brokerage, tax → net 1.0 to 1.2%
Where Worli Yield Beats Other Mumbai Alternatives
| Locality | 3 BHK gross yield | Note |
|---|---|---|
| Bandra West | 2.6 to 3.1% | Diversified tenant pool, NRI/expat premium |
| Lower Parel | 2.4 to 2.8% | Corporate-heavy demand, slightly cheaper purchase |
| Worli (3 BHK) | 2.0 to 2.4% | High purchase, narrower premium tenant pool |
| Cuffe Parade | 1.8 to 2.2% | Old building stock, structural ceiling on rent |
| Malabar Hill | 1.5 to 1.8% | Premium address, low transactional rental volume |
Worli is Not a Yield Play
For pure rental yield, Bandra West and Lower Parel beat Worli by 50 to 80 bps. Worli's case is capital appreciation + end-use optionality, not yield. Investors who frame Worli purchase decisions through a rental-yield lens usually end up disappointed, that's the wrong primary metric for this market.
The Configurations With The Best Worli Yield
2 BHK at Lodha The Park, Lodha Adrina, Indiabulls Blu
Compact 2 BHKs (~620 to 800 sqft) in branded buildings rent at ₹1.8 to 2.5 lakh/month furnished, strong demand from corporate executives, junior partners, expat singles. Purchase at ₹4 to 5 Cr; gross yield clears 2.5 to 2.8%. Best Worli yield available, especially for first-time investors.
3 BHK at Lodha World Towers (lower floors)
Lower-floor (sub-15) 3 BHKs in branded high-rises: ₹2.5 to 3.5 lakh rent, ₹8 to 10 Cr purchase. Gross yield 2.2 to 2.6%. Branded address keeps demand consistent; lower floor doesn't matter for tenants.
3 BHK at Embassy Citadel, Hubtown Celeste mid-floor
Sea-view-adjacent, branded, ready. ₹3 to 4 lakh rent, ₹10 to 12 Cr purchase. Gross 2.0 to 2.5%. Quality of tenant pool tends to be highest here.
Tenant Profile In Worli, Who Pays The Rent
Strong Worli Tenant Demand
- Investment banking / PE / VC professionals (Worli-BKC, Worli-Nariman Point commute)
- Corporate housing for senior executives (₹3 to 6 L budget)
- NRI families on temporary India assignments (12 to 36 months)
- Partnership-track lawyers / consultants (Nariman Point firms)
Weak Worli Tenant Demand
- Creative / media tenants (prefer Bandra West)
- Tech corporate (BKC / Andheri / Powai-anchored)
- Hindi film industry (Bandra / Juhu / Versova)
- Social-led young professionals (Bandra / Khar West / Andheri)
Frequently Asked Questions
What's the highest realistic 3 BHK rent I can ask in Worli?
For a fully furnished, sea-view 3 BHK in a branded building with floors 25+: ₹4 to 4.5 lakh/month is the practical ceiling. Sea Face addresses with full furnishing reach ₹5 lakh occasionally. Beyond that you're in a thin market, corporate housing budgets cap there.
Is yield improving or declining in Worli?
Declining over a 5-year view. Sale prices have moved faster than rents, purchase prices up roughly 28 to 32% (2020 to 2025), rents up ~18 to 22%. Yield compression is the default trajectory in maturing premium markets. Worli is no different.
If yield is structurally low, why invest in Worli?
For two reasons: (1) capital appreciation, Worli has historically delivered 8 to 12% IRR on the asset value, dwarfing rental return; (2) end-use optionality, many Worli investors plan to occupy in 7 to 10 years, which makes the rental period a cost-recovery exercise rather than primary return.
How long does it take to find a Worli tenant?
For a well-priced, well-furnished 2 to 3 BHK in a branded building: 3 to 6 weeks typical. Sea-view sea-facing premium units take 2 to 4 months because the buyer pool is thinner. Off-cycle months (April-June) and December typically have the longest void periods.
Should I furnish or rent unfurnished?
Worli's strongest rental demand (corporate housing, NRI returnees) heavily prefers furnished. Furnishing typically adds ₹15 to 35 L of one-time spend but supports 25 to 40% higher rent. On a 5-year hold, furnished is the better economic call, and the tenant pool is materially wider.
Related Reading
→ Renting in Worli 2026, Complete Guide→ South Mumbai Rental Yield Guide→ Worli Buying Guide→ Worli vs Bandra West ComparisonInvesting in Worli? Get the actual yield map.
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