How we measure Mumbai property prices

Data as of 19 October 2026, Mumbai time. Every rate on the site is regenerated hourly.

What we measure

The price a seller is asking today, divided by the home's carpet area, in rupees per square foot. Carpet area is the usable floor area inside the walls, the area RERA requires a developer to state. We do not publish rates on built-up or super built-up area. An asking price is not the price a flat closes at: the deal price depends on floor, view, condition and negotiation, and is set between buyer and seller.

What counts as a live listing

• A property our team holds for sale or rent and has listed on this site. It counts from the moment it is listed and stops counting the moment it is sold, let or withdrawn.
• Locality and South Mumbai rates use homes for sale only: listings typed residential or, where no type is given, labelled BHK, penthouse, duplex or villa. Offices, shops and rentals are left out.
• The listing pages (/buy and /rent) and the rates pages read the same rows, so a locality's listing page and its rates page print the same median.

How a rate is calculated

• Rate per home: asking price divided by carpet area.
• The published figure is the median of those rates, so one very expensive or very cheap flat cannot move it much.
• The typical range is the 25th to the 75th percentile: the middle half of the homes listed.
• n is the number of priced homes for sale behind the figure, printed beside it.
• We do not adjust, smooth or forecast, and we report no year-on-year change until the monthly snapshots below have built a real series.

Minimum sample sizes

• A locality gets a rate, and a rates page, only with 5 or more priced homes for sale. Below that it is not published, and its page appears on its own once stock reaches 5.
• A configuration (for example 3 BHK) or a building gets a row of its own with 3 or more priced homes.
• A building page shows a median asking rate only with 3 or more homes for sale.

One row per flat

On building pages, and in the by-building rates, a flat uploaded twice counts once: two listings with the same flat number and floor are one home, and without a flat number, two uploads identical in floor, carpet, price and configuration are one home.

Price reading and exclusions

• The price as the team typed it wins. A stored number is read only when the text carries no usable price, and a value that falls outside a believable band for a sale or a monthly rent is treated as unknown, not published.
• A number that looks like a phone number is never read as a price.
• Rates below ₹5,000 or above ₹4,00,000 per sq ft are excluded as data-entry errors.
• A project listing several configurations at one starting price (for example "2 BHK, 3 BHK") counts in the locality rate but not in any configuration row.
• On a building page, a quoted carpet larger than the building's largest known layout is read as carpet plus terrace and left out of the rate, and a sale price under a fifth of the building's median sale is shown on request (a rent filed as a sale).

Which localities count as South Mumbai

A listing belongs to a locality when its location names that locality, and not a longer locality that contains the name: a Lower Parel flat is not counted in Parel.

• South Mumbai is the island city from Worli and Lower Parel south to Colaba: Worli, Lower Parel, Prabhadevi, Mahalaxmi, Tardeo, Parel, Lalbaug, Sewri, Byculla, Mumbai Central, Grant Road, Girgaon, Marine Lines, Gamdevi, Kemps Corner, Breach Candy, Altamount Road, Peddar Road, Nepean Sea Road, Malabar Hill, Walkeshwar, Marine Drive, Churchgate, Fort, Nariman Point, Colaba and Cuffe Parade. The South Mumbai median pools every home for sale in these localities, including those too small for a row of their own.
• Nearby, shown beside South Mumbai for comparison and not in its median or ranking: Dadar West, Dadar East, Bandra West, Bandra East, Wadala, Matunga West, Shivaji Park, Mahim and Matunga East.
• Suburbs with a rate of their own, outside the South Mumbai index: Juhu, Andheri West, Andheri East, Mira Road East, Santacruz West, Vile Parle East, Versova, Vile Parle West, Chembur, Malad East and Oshiwara.

Refresh cadence and the date

The listings are re-read every hour, and every rates page, the short answers, the machine-readable /price-index.json and /llms.txt read the same hourly figures, so a rate reads the same everywhere at the same moment. "Data as of" is the date the live listings behind a figure were read, in Mumbai time; the machine-readable files also carry the date of the newest listing among them.

Monthly snapshots

The live index moves with the listings. At the close of each month it is frozen as a snapshot, never recomputed, so a figure cited from a snapshot keeps its URL. A month is frozen only after it has ended: the October 2026 snapshot is taken once October 2026 closes.

How to cite

The figures are free to reuse under CC BY 4.0 with attribution to Property Butler. Cite the page a figure comes from, as: Property Butler, page title, month and year, URL.

Where the figures are

• South Mumbai Property Rates: every locality with a rate.
• A locality's rates, by BHK and building (Worli shown).
• South Mumbai localities ranked by rate.
• About Property Butler: who publishes these figures.