Oberoi Realty Limited, the Mumbai-headquartered developer founded in 1998, maintains a visible residential presence in Mulund West, a established residential locality in Mumbai's eastern suburbs. Its Oberoi Eternia project is among the most actively traded addresses on LBS Marg, and the developer's Mulund West project is tracked alongside it. For a buyer weighing Oberoi Realty Limited in this area, the appeal rests on a mature neighbourhood with an existing rail link, a large stock of 2 and 3 BHK homes and infrastructure that is still being built out.
Mulund West was laid out in the 1920s and its railway station opened in 1931, so the locality has decades of residential history behind it. Around 75% of its housing stock is made up of 2 and 3 BHK apartments, which matches the configurations Oberoi Realty Limited typically builds for end-users. Industrial units that once occupied the area have been converted into malls and apartment complexes, shifting the neighbourhood towards residential and retail use.
Resale asking prices in Mulund West averaged about ₹30,000 per sq ft of carpet area as of October 2026, according to Mumbai Property Exchange data. These are asking figures rather than registered deal values. Registered transactions over May 2025 to April 2026 averaged ₹19,400 per sq ft across 1,999 deals, which gives a useful gap between listing and transaction levels.
Oberoi Eternia averaged ₹30,500 per sq ft in Q1 2026, placing the developer's own product close to the locality's resale asking band. Listings for a 2 BHK at 912 sq ft were recorded at ₹30,594 per sq ft in June 2026.
| Configuration (resale, as of October 2026) | Carpet area | Asking price range | Typical asking |
|---|---|---|---|
| 2 BHK | 700 to 775 sq ft | ₹1.80 Cr to ₹2.70 Cr | ₹2.20 Cr |
| 3 BHK | 1,050 to 1,450 sq ft | ₹2.80 Cr to ₹5.05 Cr | ₹3.50 Cr |
| 4+ BHK | 1,325 to 2,000 sq ft | ₹4.25 Cr to ₹7.10 Cr | ₹5.50 Cr |
Price growth in Mulund West stood at 3.8% over the last year, 10.7% over three years and 20.5% over five years, based on 99acres data dated around January 2026. On the rental side, a typical 2 BHK rents for about ₹65,000 a month and a 3 BHK for about ₹95,000, with gross rental yield at 3.46% per annum according to SquareYards data from around September 2026.
Oberoi Eternia sits on LBS Marg, the main east-west artery of Mulund West. Oberoi Enigma is another Oberoi Realty Limited project tracked in local listings, with a 3 BHK at 2,343 sq ft listed at ₹7.48 Cr, about ₹31,906 per sq ft, and possession slated for mid 2028. The developer's Mulund West project completes its local portfolio, and each carries its own RERA filing and possession timeline.
The Goregaon-Mulund Link Road is under construction, with full operation targeted for 2029. The 12.2 km corridor includes a 6.3 km twin tunnel under Sanjay Gandhi National Park and is budgeted at ₹14,000 crore. It is expected to cut the Goregaon to Mulund commute from about 75 minutes to roughly 25 minutes. Metro Line 4, running from Wadala through Ghatkopar and Mulund to Thane, has stations slated for Mulund and is estimated at around ₹14,549 crore. The nearest operating metro is Aarey JVLR, about 6.12 km away.
Schools near Mulund West include NES International School, Friends Academy, P K Road Municipal School, Sheth Karamshi Kanji English School and Mahakavi Kalidas Natyamandir. Nearby Mulund schools also include Holy Angels Marthoma, Bombay Presidency International and St. Mary's Convent High School.
Healthcare is served by Fortis Hospital Mulund, Platinum Hospital Mulund and Aparna Hospital, Mulund (W). Upasani Super Speciality Hospital is about 900 metres from Runwal Sanctuary in the same catchment.
Retail is anchored by R-Mall and Nirmal Lifestyle along LBS Road. R-Mall is cited as the first mall in Mulund and Thane. Korum and Viviana are upscale malls within about 5 km. Green space includes Johnson and Johnson Garden, the Yogi Hills link to Borivali and Sanjay Gandhi National Park, which lies close by.
Three factors give Mulund West its demand base. First, the established rail and road network through the Central Line station, LBS Marg and the Eastern Express Highway. Second, the planned GMLR and Metro Line 4, which would add east-west and north-south options. Third, a large base of schools, hospitals, malls and parks that already serves families. For an Oberoi Realty Limited buyer, these points explain why the locality attracts long-term residents as well as investors looking at rental yield.