Quick answer: Ulwe property rates in 2026 vary by data source: 99acres puts the portal-wide average at Rs 15,450/sq ft (carpet area, +6.2% year-on-year), with individual sectors ranging Rs 13,500-23,350, while Magicbricks’ Q2 2026 data shows a lower Rs 6,742-11,118/sq ft band. Square Yards shows about Rs 17,500 for September 2026, with its headline box at Rs 17,700. This is a methodology difference (carpet vs. built-up area, different listing mixes), not a factual disagreement. NMIA has had commercial flights since 25 December 2025. No metro runs to Ulwe or the airport yet: Line 2 to the airport was approved in June 2026, with construction expected from FY 2027-28. CIDCO officials said in October 2025 that the Ulwe coastal road was about 60% done in its first phase and 30% in its second, and targeted an October or November 2026 opening. The cited reports do not confirm that it has opened, so check with CIDCO before relying on it.
Prices and rents last updated: August 2026 (the overall Ulwe rate was rechecked on 99acres on 6 October 2026 and had not changed, and every sector rate in the table was rechecked the same day). Infrastructure checked: 4 October 2026. The Square Yards figures for Ulwe and the Kharghar figures in the comparison table were read on 17 October 2026. Sources: 99acres Property Rates pages, Magicbricks Q2 2026 data, Square Yards, CIDCO, MahaRERA and news reports of CIDCO statements.
Property rates in Ulwe vary meaningfully depending on which data source you check, which is worth saying upfront rather than hiding behind one number. 99acres’ portal-wide average puts Ulwe at Rs 15,450 per sq ft (carpet area, as of August 2026), up 6.2% over the past year. Magicbricks’ Q2 2026 data shows a lower band of Rs 6,742-11,118 per sq ft. The gap comes down to methodology: carpet vs. built-up area, and which mix of listings each portal is averaging, not a factual disagreement about the market. Treat any single “average price” you see quoted, including ours, as an estimate built on asking-price data, not a registered-transaction figure.
Sector-Wise Property Rates in Ulwe (2026)
| Sector | Avg. rate/sq ft (99acres, carpet area) | 1-yr change |
|---|---|---|
| Ulwe (overall) | Rs 15,450 | +6.2% |
| Sector 9 | Rs 17,650 | +12.4% |
| Sector 10B | Rs 23,350 | +20.4% |
| Sector 16 | Rs 14,000 | +8.1% |
| Sector 18 | Rs 15,600 | +8.3% |
| Sector 19 | Rs 13,500 | +3.8% |
| Sector 20 | Rs 15,450 | +8.0% |
| Sector 21 | Rs 13,850 | n/a |
Source: 99acres “Property Rates” pages for each sector, rechecked 6 October 2026. The one-year change for Sector 21 was not available. Sector figures can move a lot: in August, Sector 10B showed Rs 18,300 and Sector 16 showed Rs 16,550 on the same portal. Figures are portal price-index averages based on active listings, not registered transaction values, so treat as directional, not exact. Square Yards, read on 17 October 2026, shows an Ulwe apartment average of about Rs 17,500 per sq ft for September 2026 (Rs 17,700 in its headline box), with ready-to-move at Rs 13,352 and under construction at Rs 14,200. Its page does not state the area basis, and its own trend table shows Rs 17,700 for June 2026, so it does not show a rise in the latest quarter. It is a third reading and it is not directly comparable with the 99acres carpet area figures. See the Square Yards Ulwe page. For area-wise pricing across all of Navi Mumbai, see our Navi Mumbai Property Rates guide.
Historical Price Trend
99acres’ own index shows the following for Ulwe as of August 2026, rather than a single multiplier that can’t be traced to a source:
- 1 year: +6.2%
- 3 years: +16.6%
- 5 years: +26.1%
- 10 years: +78.6%
That’s meaningfully different from a “200-300% in 8 years” figure sometimes quoted for the area. It is still strong growth, but not that outsized. No traceable dataset is cited for that older figure, so the index above is the number to rely on.
Price Outlook
This page gives no specific appreciation percentages. A figure such as “8-12% annual” or “15-20% from metro completion” needs a named dataset or forecasting method behind it, and presenting a guess as a number invites the wrong kind of trust. What is on record: NMIA has been operating since 25 December 2025. The metro line to the airport is approved, but construction is not expected to begin before FY 2027-28 (see Infrastructure below), so it is not a near-term factor. The Ulwe coastal road is the nearer item, with CIDCO having targeted an October or November 2026 opening, though no opening has been confirmed in the reports cited below. Treat any specific appreciation percentage with skepticism until it’s backed by a named source.
Rental Yields in Ulwe
| Configuration | Monthly rent (approx.) | Gross rental yield |
|---|---|---|
| 1 BHK | Rs 12,000-18,000 | ~3.0-3.5% |
| 2 BHK | Rs 18,000-28,000 | ~3.2-3.8% |
| 3 BHK | Rs 28,000-40,000 | ~3.0-3.5% |
Source: 99acres per-sector rental yield data and active rental listings (NoBroker, MagicBricks), accessed August 2026. Actual achieved rents vary by building age, amenities, and negotiation, so treat as a starting range.
Infrastructure Status: What’s Actually Built vs. Planned
Navi Mumbai International Airport (NMIA): Open. It was inaugurated on 8 October 2025 and commercial flights began on 25 December 2025. At launch, news reports said it ran about 12 hours a day with 23 scheduled departures, and a move to round-the-clock operation was planned for February 2026. The current schedule may differ, so check the airport’s live flight status. See our How to Reach Navi Mumbai Airport guide for the practical options and which railway stations serve NMIA.
Metro: Navi Mumbai Metro Line 1 runs only between Belapur and Pendhar (opened November 2023) and does not reach Ulwe. In June 2026 the Maharashtra Cabinet infrastructure committee approved Line 2, from Pendhar to NMIA Terminal 4 (11 stations, 14.07 km), together with Line 1A. A Free Press Journal report of 12 June 2026 said construction was expected to begin in FY 2027-28, and the state’s 4 August 2026 release still listed both as future projects. Check the latest Line 2 alignment before assuming a station inside Ulwe, and do not treat metro access as a near-term factor. Details are in our Navi Mumbai Metro route map guide.
Rail: The Central Railway Port Line timetable (effective 15 December 2025) lists no station named Ulwe. The line runs from Nerul and Belapur to Uran, and Targhar, Bamandongri and Kharkopar are among its stations. Central Railway extended services to Uran after the 14.6 km Kharkopar to Uran stretch was inaugurated on 12 January 2024. NMIA names Panvel and Targhar as its nearest suburban stations. Check the nearest station for the specific Ulwe sector you are considering.
Coastal Road: Under construction. CIDCO officials said in October 2025 that the first phase (the 0.9 km airport link plus the first 2.9 km from Aamra Marg) was about 60% complete and the second phase (the remaining 2.9 km to the Mumbai Trans Harbour Link interchange) about 30% complete (ThePrint, 27 October 2025). They targeted July 2026 for the first phase and September 2026 for the second, with the road opening to traffic in October or November 2026. Construction World reported about 60% overall completion on 12 November 2025, and a Free Press Journal report of 1 November 2025 quoted an August 2026 target. That window has now begun, and none of these reports confirms that the road has opened, so check with CIDCO before relying on it. The October 2025 report said the environment ministry and coastal zone authority approvals and High Court permission to fell 3,728 mangroves were in hand, and that the coastal zone clearance had been delayed by a High Court condition that the bridge in that zone be on stilts.
A straight line from any of these infrastructure items to a specific price impact would be speculative, so none is drawn here.
Top Builders and Projects in Ulwe
Location accuracy matters here: of the builders commonly associated with Ulwe, only one actually has a project in Ulwe. Hiranandani Fortune City is in Panvel/New Panvel, not Ulwe. Paradise Sai Crystals is in Sector 35D, Kharghar. Tharwani Constructions’ Navi Mumbai projects (Riviera, Rosewood Heights, Heritage, Palladian) are all in Kharghar, and none are in Ulwe. Bhoomi Acropolis is in Virar West, roughly 60 km away on a different rail corridor entirely. That one is Arihant Superstructures: its project Arihant Avishkar is in Ulwe, ready to move, offering 3BHK apartments and land plots.
| Project | Sector | Developer | RERA No. | Status |
|---|---|---|---|---|
| Arihant Avishkar | Ulwe | Arihant Superstructures | Verify on MahaRERA portal | Ready to Move |
| NMS One8One | Ulwe | NMS Group | P52000034268 | New Launch, comp. Dec 2027 |
| Bhumikar Guru Anmol | Sector 9 | Bhumikar Infra | P51700080046 | New Launch, comp. Dec 2031 |
| Bhaveshwar Infinity | Sector 17 | Bhaveshwar Group | PR1270002500129 | New Launch, comp. Dec 2028 |
| Span Empress | Sector 19 | Span Infra | P52000078942 | New Launch, comp. Dec 2028 |
| Sai Shell | Ulwe | Dudhe Brothers | P51700078457 | New Launch, comp. Mar 2029 |
Source: active Ulwe listings on 99acres, accessed August 2026. RERA numbers as published by the listing portal; always verify current registration status directly at maharera.mahaonline.gov.in before transacting.
RERA Registration: What It Actually Means
Every project listed above should be independently checked on the MahaRERA portal before you commit. RERA registration means a project has filed required disclosures and is subject to regulatory oversight. It’s a meaningful protection, but it isn’t a guarantee against delays, and it doesn’t substitute for your own site visit and document review. Once you’re ready to move forward, our guides on stamp duty and registration charges and the home loan EMI calculator can help with next steps.
Who Ulwe May Suit
Ulwe tends to suit buyers who value being close to the new airport and don’t need an immediate, already-built social and retail infrastructure, and much of that is still catching up to the housing stock. It’s less suited to buyers prioritizing established schools, hospitals, and daily-use retail within walking distance today, or anyone relying on metro access as a near-term commute option, since that connection doesn’t exist yet. As with any location this early in its infrastructure build-out, timing your purchase against actual completion dates, not projected ones, is the more defensible strategy. If you’re still weighing whether to rent or buy here, our Rent vs Buy in Navi Mumbai guide walks through the financial comparison.
Ulwe vs. Kharghar vs. Panvel
| Ulwe | Kharghar | Panvel | |
|---|---|---|---|
| Avg. rate/sq ft (99acres, overall) | Rs 15,450 | Rs 18,550 | Rs 14,000 |
| 5-yr change (99acres) | +26.1% | +31.6% | +32.7% |
| Sector range (99acres) | Rs 13,500 (Sector 19) to Rs 23,350 (Sector 10B) | Rs 17,500 (Sector 35E) to Rs 37,650 (Sector 23) | Rs 12,250 (Old Panvel) to Rs 13,900 (New Panvel) |
| Airport proximity | Closest of the three | Moderate | Moderate-close |
| Metro access | None yet (Line 2 to the airport approved June 2026) | Established Metro Line 1 stations | Limited |
| Rail access | Bamandongri, Kharkopar (Port Line) | Kharghar station (Harbour Line) | Panvel Junction (major hub) |
| Social infrastructure | Still developing | Established | Established |
| Market stage | Early/emerging, higher volatility | Mature | Mature |
Sector-level detail: Kharghar spans a wide range depending on pocket: Sector 35E sits at Rs 17,500/sq ft (+1.7% YoY) while Sector 23 (Rs 37,650, +26.6% YoY) and Sector 5 (Rs 35,650, +83.3% YoY) are high-growth premium pockets; Sector 6 (Rs 29,300), Sector 7 (Rs 22,750), and Sector 20 (Rs 20,000, +20.1% YoY) fall in between. Panvel splits into Old Panvel (Rs 12,250/sq ft, +22.5% over 5 years) and New Panvel (Rs 13,900 overall; Sector 4 New Panvel Rs 12,900, +14.7% YoY), and both meaningfully cheaper than Kharghar and close to or below Ulwe. Source: 99acres per-locality and per-sector Property Rates pages, accessed August 2026. For a fuller comparison across nodes, see our Panvel vs Kharghar vs Taloja guide, and our dedicated Kharghar Property Rates guide for current Kharghar-specific figures, and our Dronagiri Property Rates guide for the neighbouring node.
Buyer Due-Diligence Checklist
- Verify the project’s RERA registration number directly on maharera.mahaonline.gov.in, not just on the builder’s website or a listing portal.
- Confirm the actual sector/location on Google Maps or a site visit, as portal listings and even builder marketing can misstate location.
- Check the CC (Completion Certificate) or OC (Occupancy Certificate) status for ready-to-move claims.
- Ask for the project’s approved layout plan and compare it to what’s being marketed.
- For under-construction projects, check the RERA-mandated completion date, not the marketing timeline.
- Independently verify any infrastructure claim (metro, road, station) tied to the pitch, as these claims are often stale or overstated.
How to Read Ulwe Property Prices
A quick guide to reading any price claim about Ulwe, including this one: check whether the figure is carpet area or built-up area (the same listing can show two different per-sq-ft numbers depending on which is used); understand that asking price is not registered value, because portal averages run higher than what actually gets registered; remember that a sector-wide index isn’t your specific unit’s value, because it blends every listing type together; and always check the source and as-of date before trusting a number, including every figure on this page.
Official portals named in this guide: MahaRERA, CIDCO, Department of Registration and Stamps.
Frequently Asked Questions
Why do Ulwe property rates differ between portals?
Each portal averages a different mix of listings, and some use carpet area while others use built-up area. As of August 2026, 99acres showed an average of Rs 15,450 per sq ft on carpet area, while Magicbricks’ Q2 2026 data showed a lower band of Rs 6,742 to 11,118. Both are asking-price figures, not registered transaction values.
Does the metro go to Ulwe?
Not yet. Navi Mumbai Metro Line 1 runs only between Belapur and Pendhar. Line 2, from Pendhar to NMIA Terminal 4, was approved in June 2026, and construction was expected to begin in FY 2027-28. Check the latest Line 2 alignment before assuming a station inside Ulwe.
How is Ulwe connected by train?
The Central Railway Port Line timetable (effective 15 December 2025) lists no station named Ulwe. Targhar, Bamandongri and Kharkopar are among its stations. NMIA names Panvel and Targhar as its nearest suburban stations. Check the nearest station for the specific sector you are considering.
When will the Ulwe coastal road open?
CIDCO officials targeted an October or November 2026 opening when they gave an update in October 2025. That update is from October 2025, so check with CIDCO to see whether the road has opened before relying on it.
What are typical rental yields in Ulwe?
99acres data put gross yields at roughly 3.0 to 3.5% for a 1 BHK, 3.2 to 3.8% for a 2 BHK and 3.0 to 3.5% for a 3 BHK, as of August 2026. Treat these as a starting range, because achieved rents vary with building age, amenities and negotiation.
Will Ulwe prices keep rising?
This page gives no appreciation forecast, because the figures often quoted need a named dataset behind them. The 99acres index showed rises of 6.2% over one year, 16.6% over three years, 26.1% over five years and 78.6% over ten years, as of August 2026. Past index movement is not a forecast.
How do I check whether an Ulwe project is RERA registered?
Check the project’s current status directly on the MahaRERA portal before you commit. The RERA numbers on this page were taken from listing portals, so confirm each one on the official portal.
