Oberoi Realty Limited is a Mumbai-headquartered developer whose work has concentrated on the city's suburbs and central business district. Its tracked project in Andheri West is Oberoi Versova, in the Aram Nagar area of the western suburbs, a locality that has moved from sprawling residential streets to a mixed setting of restaurants, shopping centres and new towers. Oberoi Sky Heights, a 5 BHK offering in the same ward with possession slated for June 2028 at a listed price of ₹25 Cr, adds a second point of reference for buyers looking at the top of the market.
The developer's relevance here rests on the kind of buyer the locality draws. Andheri West attracts creative professionals, families who want a central suburban address and residents tied to the entertainment industry. Demand is strongest for 2, 3 and 4 BHK apartments, and Oberoi's product sits in that larger-format band.
Median asking prices across Andheri West stood at ₹42,000 per sq ft on carpet area in October 2026, drawn from 2,612 live listings. The middle half of listings ask between ₹36,400 and ₹49,900 per sq ft. The official government registration rate for the same area was ₹27,000 per sq ft in March 2026, which is the figure used for stamp duty purposes.
| Indicator | Figure |
|---|---|
| Median asking price, carpet area (Oct 2026) | ₹42,000 per sq ft |
| Middle half of listings | ₹36,400 to ₹49,900 per sq ft |
| Government registration rate (Mar 2026) | ₹27,000 per sq ft |
| Average residential price, Jul to Sep 2026 (99acres) | ₹41,950 per sq ft |
| Average residential price, Jan to Mar 2026 (99acres) | ₹39,350 per sq ft, up 9% year on year |
| Average gross rental yield | 3.69% |
Prices averaged ₹33,950 per sq ft in January to March 2023 and reached ₹41,950 per sq ft by July to September 2026, roughly 24% higher over three and a half years. The recent acceleration is sharper than the around 3% annual growth recorded in 2024 and 2025. Between April and June 2026, Andheri West and Versova doubled in value in the luxury segment, with new launches from Sri Lotus Developers and Viceroy accounting for more than half of that growth. Across the broader locality, 221 luxury transactions totalled ₹1,837 crore at an average price of ₹8.3 crore, a figure that places the Oberoi band within an active premium market.
Andheri West is one of the few suburban localities with a metro interchange, a major rail station and two expressways within reach. Andheri railway station on the Western Railway handles more than 5 lakh passengers a day. Metro Line 1 (Blue) runs from Versova to Ghatkopar across 11.4 km, is fully elevated and has 12 stations, nine of them in Andheri. The Yellow Line 2A terminus at Andheri West opened in January 2023 and is owned by MMRDA, while Metro Line 2B (DN Nagar to Mandale) interchanges at Andheri West. Line 2B has been partly operational since 8 April 2026. DN Nagar, Versova and Azad Nagar stations are the closest rail and metro points, most within a few minutes' walk.
Road access runs along the Western Express Highway, which forms the eastern boundary of the Andheri West geography, along SV Road and along Link Road. Link Road and the Santacruz-Chembur Link Road take residents to the Bandra-Kurla Complex in about 12 to 15 km, or 20 to 35 minutes depending on traffic. Chhatrapati Shivaji Maharaj International Airport is 8.9 km away, reachable in around 20 minutes by car in light traffic. Juhu Beach is 5.1 km from the locality.
Several projects that will alter access to the area are in various stages. The Bandra-Versova Sea Link and an airport extension are both upcoming, though neither has a confirmed completion year. The Gokhale Bridge reconstruction in Andheri has been under construction for several years and remains a key local link for east-west movement. The coastal road northern extension has no confirmed status. For an Oberoi buyer, these projects matter mainly as future improvements to travel times rather than as conditions already in place.
Infiniti Mall, Citi Mall and Crystal Point Mall are the shopping complexes most used by residents. Mithibai College is a recognised landmark in the Andheri West area. Andheri Industrial Estate provides a local employment base, and the locality's film and television studios and IT parks give the area a steady professional population. Versova Beach and the district's nightlife add to the daily character of the neighbourhood. Good schools, hospitals and banks are available within reach of the main residential pockets.
Brokerage analysis classifies Andheri West as a buy for genuine end users and long-horizon holders. The rental yield of 3.69% gross and an average rent of ₹123 per sq ft per month give investors a measurable return, while a median 2 BHK rent of ₹1 lakh a month reflects the depth of the tenant base for larger homes. Ready-to-move projects account for 979 units of current supply, and luxury launches now make up nearly half of new supply in the area, so the larger-format homes that Oberoi offers are competing within a crowded but well-defined premium segment.
A buyer considering an Oberoi Realty home in Andheri West is choosing a central suburban address with a metro interchange, rail connectivity and proximity to the Bandra-Kurla Complex, paying a premium that has risen steadily since 2023. The Oberoi Versova project in Aram Nagar and Oberoi Sky Heights represent the developer's current presence in the locality. Buyers should review the specific configuration, possession date and sale price of each project directly against their own timeline and the area's infrastructure plans.