Quick answer: Squareyards displays a Vashi apartment asking-price average of Rs 30,750 per sq ft for June 2026. Treat this as a dated portal indicator, not a valuation of a particular flat. Compare the building, documented area, condition, and total purchase cost before using any locality average, and see the registration-data summary below for a separate, differently-sourced figure.
NaviMumbai.com is an independent information website and is not affiliated with any real estate portal, developer, or government body. Prices change; verify current figures directly before making a decision.
What Squareyards Displayed for Vashi
On Squareyards’ Vashi property-rates page, checked directly on 30 September 2026, the site displayed an average asking price of Rs 30,750 per sq ft for apartments, dated to June 2026, with a stated quarterly progression: Rs 28,300 (September 2025), Rs 32,150 (December 2025), Rs 33,350 (March 2026, described as a peak), and Rs 30,750 (June 2026). This is the figure displayed by Squareyards for this locality; we have not independently established its sample size, weighting, or calculation method, so “locality-level figure” is the accurate description rather than a broader claim about the whole market. Advertised prices like this show sellers’ expectations within the source’s own sample; they do not establish completed sale prices or future appreciation.
One further caution: the page states the March-to-June change as -7.75%, while its own quarterly figures (Rs 33,350 to Rs 30,750) work out to approximately -7.80% by our own calculation. We’re not silently substituting our number for the source’s; we’re flagging that the two don’t exactly reconcile, which could reflect a different underlying series or calculation on the portal’s side that we can’t see. The area measurement behind these portal figures has also not been independently established; do not assume they use carpet area, or compare them directly with a quotation using a different area basis.
| Segment | Rate shown | Portal-reported change |
|---|---|---|
| Apartments, overall (dated June 2026) | Rs 30,750/sq ft | -7.75%, per the portal (see reconciliation note above) |
| Ready to Move | Rs 23,850/sq ft | -1.14%, per the portal |
| Under Construction | Rs 30,750/sq ft | +8.5%, per the portal |
We could not establish from the source page whether these figures cover comparable property types, locations, reporting periods, and area measurements; the Under Construction figure matching the overall figure exactly is worth noting rather than treating as a reconciled breakdown. For an individual home, also compare possession status, applicable approvals, condition, and total acquisition cost rather than relying on a segment average. A reported change like -7.75% or +8.5% is a portal-reported change in a displayed statistic, not a measured return on any specific property.
Registered Transactions: A Different, More Specific Kind of Figure
Squareyards also publishes a registration-data summary for October 2025 to September 2026: 989 transactions, a gross sales value of Rs 1,183 Cr, and an average registered rate of Rs 18,950 per sq ft. These are portal-reported statistics attributed by the portal to registration records; we have not independently checked the underlying records, geographic coverage, or calculation method. A registered instrument also does not necessarily establish completed construction, possession, or a uniform category of sale.
These are four distinct measures, not one figure to quote loosely:
| Measure | Meaning |
|---|---|
| Transaction count (989) | Number of records included in the source’s dataset |
| Aggregate transaction value (Rs 1,183 Cr) | Total value reported for those records |
| Registered-rate statistic (Rs 18,950/sq ft) | The source’s per-area calculation, subject to its methodology |
| Individual transaction consideration | The amount recorded in one particular registered instrument, not derivable from the averages above |
Don’t derive a “typical Vashi flat price” by dividing the aggregate value by the transaction count; the dataset’s property mix and document coverage aren’t established. The asking-price series above and this registration summary also cover different periods and potentially different properties, so their difference does not measure the discount a buyer can negotiate; don’t treat the gap between them as a market premium or undervaluation figure.
Asking Price, Transaction Price, and Ready-Reckoner Value Are Different Things
Don’t use any of the figures above to calculate your own stamp duty:
| Figure | What it represents | What it does not establish |
|---|---|---|
| Advertised asking price | A seller’s or developer’s quoted amount | The final negotiated transaction price |
| Portal locality indicator (like the asking-price figures above) | A portal’s reported statistic for an area | The valuation of a particular flat |
| Registered transaction consideration | Amount recorded in one particular registered transaction | A directly comparable price for your specific flat without checking that property and its terms |
| Ready-reckoner / Annual Statement of Rates (ASR) value | The government valuation reference used for stamp duty under applicable rules | A seller’s asking price or a universal market-clearing price |
Check the applicable valuation and charges for your specific property directly through Maharashtra’s Department of Registration and Stamps, which publishes the governing stamp legislation, valuation rules, and an online e-ASR service; that department’s own materials should underpin your stamp-duty planning, not a portal’s figure. See our Index II guide for how registered-transaction records work and their limits.
Rental Rates and Yield
Squareyards displays a 3 BHK rental average of Rs 97,100 per month, one figure with an explicitly stated monthly period on the page. This is a portal-reported reference, not a quotation or an independently verified achieved rent; its relevance depends on the properties actually included in the sample. The portal also displays a 2.81% rental yield; we have not established its calculation method or whether the rental and purchase samples it draws from are comparable.
If you want to estimate a yield for a specific property yourself: illustrative gross yield = annual rent ÷ purchase price × 100. This excludes vacancy periods, maintenance the owner bears, repairs, letting costs, taxes, and any financing costs, so it’s a starting reference, not an achievable net return. Don’t multiply one configuration’s rent by an unrelated locality price average.
Compare the Building, Not Just the Vashi Label
These are inspection questions to work through for a specific property, not claims that every Vashi building has these issues:
| Comparison | What the buyer should establish |
|---|---|
| Exact location | Sector, building, plot, and actual station access |
| Existing building vs new development | Condition, usable space, applicable approvals, and possession status |
| Building expenditure | Society maintenance, documented repair proposals, and known dues |
| Redevelopment claims | Documentary stage and obligations, rather than broker assurances; see our Society Redevelopment guide |
| Residential setting | Noise, loading activity, parking, and access at relevant times |
| Utilities and monsoon conditions | Building-specific inspection and resident enquiries |
A Flat-Comparison Worksheet
Fill in the same fields for every flat you’re actually comparing:
| Comparison field | Property A | Property B | Property C |
|---|---|---|---|
| Building, sector, and exact address | |||
| New sale or resale | |||
| Construction/occupancy status | |||
| Documented carpet area and its source | |||
| Base quoted consideration | |||
| Additional charges and inclusions | |||
| Floor, condition, and fit-out | |||
| Parking entitlement and documentation | |||
| Maintenance and other recurring charges | |||
| Quote date and source |
A comparable base rate is base quoted consideration divided by documented carpet area, only when the numerator includes the same cost components for every property compared. Don’t divide an all-inclusive quote for one flat by its carpet area and compare that to another flat’s base-only rate.
Purchase-Cost Checklist Beyond the Quoted Price
One-time acquisition costs to itemise before budgeting:
- Quoted consideration
- Stamp duty and registration charges applicable to the transaction
- GST, where applicable
- Brokerage and professional verification costs
- Documented developer or society charges, where applicable
- Repairs, interiors, and moving costs
Separately, recurring ownership costs, which continue after purchase rather than being one-off acquisition charges:
- Recurring maintenance
- Property tax; see our NMMC Property Tax guide to check whether NMMC actually covers your specific address
Ask for an itemised written quotation covering these components rather than a single headline number, and mark refundable deposits separately from non-refundable charges.
RERA Registration: What It Actually Means
Check whether the specific project is required to be registered; where applicable, verify the correct project or phase and its current status directly with MahaRERA rather than taking a developer’s “RERA approved” claim at face value. The Real Estate (Regulation and Development) Act, 2016 includes specific registration exemptions, so an absent registration number does not automatically mean an older or resale property is unlawful; if a seller claims an exemption applies, ask for the basis. Start from MahaRERA’s official website at maharera.maharashtra.gov.in and follow its current project-search service to check the exact project or phase, registration status, and relevant documents; direct retrieval was inconsistent for us during this review, so we’re not certifying a complete search workflow, only pointing to the correct official destination. If you need to raise a dispute about a registered project, see our MahaRERA Complaint guide.
Land Records: What an Apartment Buyer Actually Needs to Check
The relevant record may concern the underlying land parcel rather than the individual apartment. Check the recorded holder, tenure, and documents connecting the parcel, building, society, and flat; don’t assume an individual flat will have its own separate 7/12 extract or Property Card. See our 7/12 Extract guide and Property Card guide to understand what these records actually cover. Similarly, don’t assume every resale needs the same revenue-mutation procedure; society records, municipal tax records, lease records, and revenue records are separate checks, and which ones apply depends on the specific property. See our Property Mutation guide for how mutation actually works, and work through our full Flat Buying Checklist for Navi Mumbai for the complete legal-document list.
Check Your Actual Commute Before Comparing Prices
Vashi is one of Navi Mumbai’s oldest and most established nodes, with suburban rail access and a central position relative to other nodes, but connectivity value depends on the specific building, not the node as a whole. Test the journey from the actual building to your workplace, railway station, and any airport terminal you expect to use, and compare access arrangements and recurring travel costs rather than a locality’s general reputation. We’re not stating a connectivity-driven price premium or an appreciation forecast.
Compare Against Neighbouring Nodes
See our Kharghar Property Rates guide, Panvel Property Rates guide, and Nerul Property Rates guide, and CBD Belapur Property Rates guide, and Airoli Property Rates guide, and Dronagiri Property Rates guide for current figures on those nodes if you’re comparing Vashi against them.
Sources & Verification Date
Pricing, registration-transaction data, rental, and yield figures sourced from Squareyards’ Vashi property-rates page, accessed 30 September 2026. The asking-price figures are dated to June 2026 on that page; the registration-transaction figures are dated to the period October 2025 to September 2026 on that page. These figures come from one named portal; we have not independently checked its underlying dataset against registration records or a second comparable source. RERA registration information reflects the Real Estate (Regulation and Development) Act, 2016 generally, not a review of a specific project’s documents, and the stamp-duty guidance above reflects the Department of Registration and Stamps’ role generally, not a specific property’s assessed valuation.
Illustrative AI-generated image. This does not depict an actual Vashi location, building, or project.
Frequently Asked Questions
What do Vashi property asking prices tell me?
They describe advertised prices within Squareyards’ own sample, dated June 2026 on the page we checked. They do not establish the price of a particular flat, completed sale prices, or future appreciation. Check the reporting period, locality, property type, and area measurement before relying on any figure.
How is the registered-transaction figure different from the asking price, and can I use the gap to negotiate?
Asking prices describe advertised expectations. Squareyards separately publishes a registration-data summary for October 2025 to September 2026, which it attributes to registration records; we have not independently checked the underlying records or calculation method. The two datasets should not be treated as a like-for-like measure of negotiation discounts, since they cover different periods and potentially different properties.
Can I calculate my stamp duty from a property portal’s figures?
No. Don’t use a locality-level portal figure, whether an asking price or a registered-rate average, as the valuation for your transaction. Check the applicable official valuation and charges for the specific property directly through Maharashtra’s Department of Registration and Stamps.
Can I compare Ready to Move and Under Construction rates directly?
Only after checking that the figures cover comparable property types, locations, reporting periods, and area measurements; different samples can produce different averages. For individual homes, also compare possession status, applicable approvals, condition, and total acquisition costs.
Does MahaRERA registration guarantee a good investment?
No. Registration isn’t a guarantee of construction quality, completion, or returns. Where registration is required, check the exact project and phase, its current status, and its relevant disclosures directly with MahaRERA; registration exemptions also exist under the Act, so an absent number isn’t automatic proof of a problem.
What should I budget beyond the advertised property price?
Stamp duty and registration charges confirmed through the Department of Registration and Stamps, applicable taxes, brokerage and professional checks, documented deposits, and any repairs or fit-out as one-time costs, with recurring maintenance and property tax tracked separately rather than folded into the acquisition budget.
