Rent in Andheri East (2026): Rental Rates by Configuration and Pocket
Dasadia Editorial Team · Updated August 2026
You shortlist two societies off Andheri Kurla Road, tell the broker your budget is ₹60,000 a month, and the quotes come back at ₹45,000, ₹68,000 and ₹95,000 for what looks like the same 2 BHK. The spread is real. It isn’t the broker inventing numbers.
Andheri East isn’t one rental market. It is roughly eight of them sharing a pincode, and the gap between a Sher-e-Punjab walk-up and a tower two minutes from the Aqua Line is wider than most tenants budget for.
This guide sets out what a studio, 1 BHK, 2 BHK, 3 BHK and 4 BHK actually rent for across Andheri East in 2026, then breaks the same numbers down pocket by pocket, because J.B. Nagar, Marol, MIDC and Sher-e-Punjab don’t price alike. It also covers the money nobody quotes upfront, meaning the deposit, the brokerage, the stamp duty and the tax you may have to deduct from your landlord’s rent.
Key takeaways
- Andheri East averaged about ₹110 per sq ft per month in mid-2026, at a gross rental yield of roughly 4.17%, which is stronger than the Mumbai city average.
- Reported June 2026 averages by configuration: studio ₹26,000, 1 BHK ₹50,650, 2 BHK ₹74,900, 3 BHK ₹1.22 lakh and 4 BHK ₹3.64 lakh a month.
- Tenant-posted data tells a lower story. Medians of ₹44,500 for a 1 BHK and ₹55,000 for a 2 BHK were recorded in late July 2026. Both sets are accurate for different inventory.
- MIDC and Kondivita command the locality's highest rents at around ₹150 per sq ft, while J.B. Nagar, Marol and Chakala sit closer to the locality average.
- Comparable stock in Andheri West rents 30% to 40% higher, which is the single biggest reason tenants choose the east.
- Deposits in current Andheri East listings run three to four months of rent. Stamp duty on a leave and licence agreement is 0.25% of the consideration, plus a ₹1,000 urban registration fee.
- If your rent crosses ₹50,000 a month, you as the tenant must deduct 2% TDS under Section 194-IB and file Form 26QC. Most Andheri East 2 BHK tenants are over that line.
What is the average rent in Andheri East in 2026?
Start with the headline number. Andheri East averages about ₹110 per sq ft per month.
Square Yards put the locality at that level as of June 2026, with asking rates having softened roughly 3.5% across its observed period, and a gross rental yield of 4.17%. That yield matters. Mumbai as a whole sits under 4%, so this is one of the few suburbs where a landlord earns real income on the holding.
Supply is not the constraint. Square Yards alone carried over 2,400 rental listings for the locality, including more than 1,000 apartments, with furnished and semi-furnished units dominating the active set.
Andheri East rent by configuration
Here’s the table most tenants come looking for. The middle column is the reported June 2026 average. The right column is the band you will be quoted once furnishing, floor and building age enter the conversation.
Look at how wide the 1 BHK band runs. At ₹15,000 you get an older walk-up around Marol or the inner J.B. Nagar lanes, no lift, no parking. At ₹50,000 you get a compact unit in a lift building with a watchman. Both are advertised as a 1 BHK in Andheri East.
The 4 BHK average is the least reliable number on this page. Very few such units trade here in any month, so a couple of corporate leases drag it to ₹3.64 lakh. Treat it as proof that top-end stock exists.
Why the published rent figures disagree
We ran the same question, 2 BHK in Andheri East, past four sources in one season and got four different answers. Square Yards reports an average of ₹74,900. Ghosla, which computes medians only from listings posted by tenants moving out, puts the median at ₹55,000 as of 27 July 2026. Mumbai Property Exchange describes gated stock around Chakala at ₹30,000 to ₹50,000. A broker-led portal quotes ₹90,000 to ₹1,65,000. None of them is lying. They’re measuring different shelves of the same shop.
Portal averages skew high because premium and freshly listed inventory is what gets advertised, while quiet renewals and direct owner deals never enter the dataset. Broker bands skew higher still, because commission scales with rent. Tenant-posted medians skew low for the mirror reason.
Our working rule is to anchor on the tenant-posted median, add 15% to 20% for a lift building with covered parking, then treat the portal average as the ceiling of the mid-market rather than its centre. On a 2 BHK that is a realistic budget of ₹60,000 to ₹70,000.
Don’t budget from one portal. It is the most common and most expensive mistake renters make in this micro-market.
Rent by pocket inside Andheri East
Inside Andheri East the pocket sets the price far more than building age does. The capital rates below are the 2026 99acres figures per square foot, included because they’re published pocket by pocket while rental rates mostly are not.
Read the MIDC and Kondivita row twice. Those two pockets carry among the lowest capital rates in Andheri East and the highest rents per square foot in it, roughly ₹150 against a locality average near ₹110. That inversion is the whole rental yield story of this micro-market. Cheap to buy into, expensive to rent in, because SEEPZ and the MIDC office cluster manufacture tenant demand that the surrounding housing stock was never built to absorb. Residents around the Vijay Nagar bridge describe evening jams as routine, which is much of why tenants pay over the odds to live within walking distance of work.
J.B. Nagar behaves differently. Its capital rate has been reported anywhere between ₹32,250 and ₹35,750 per sq ft depending on the month, with year-on-year movement quoted from flat to double digit. That’s a small sample problem, not a real swing, and you should not read a rent forecast into it.
What actually drives rent in Andheri East
Three forces set rent here, and the metro is now first among them. The Aqua Line, Mumbai’s first fully underground corridor, became operational end to end in October 2025, running 33.5 km from Aarey JVLR to Cuffe Parade across 27 stations. Four sit inside or on the edge of Andheri East, at Marol Naka, MIDC, SEEPZ and Sahar Road, with both airport terminals one stop away. Marol Naka doubles as the Line 1 interchange. A flat within ten minutes of any of them now commands a premium over an identical flat a kilometre inland.
Second, employment density. SEEPZ, the MIDC estate, the airport payroll and the IT parks along Andheri Kurla Road put tens of thousands of salaried tenants inside a three kilometre radius, and corporate leasing keeps vacancy short.
Third, the discount to Andheri West. Comparable stock across the tracks rents 30% to 40% higher, and that gap does most of the work of filling Andheri East.
Deposits, stamp duty and the costs beyond rent
Rent is the number you negotiate. The rest is the number that decides whether you can move at all.
Deposits are the big one. Live Andheri East listings show ₹1.86 lakh asked against a ₹62,000 rent and ₹2.72 lakh against ₹68,000, which is three to four months in each case. That’s gentler than the six to ten months South Mumbai landlords still ask. The table assumes a ₹60,000 rent on an 11-month term.
The stamp duty is trivial. The TDS is not, and it catches people out every March.
Section 194-IB applies to you as an individual tenant, not only to companies. Where monthly rent exceeds ₹50,000 you must deduct 2% from the rent, deposit it with the government, and file Form 26QC within 30 days of the end of the month of deduction, then issue Form 16C to your landlord. No TAN is required. The deduction is made once, in March or in the last month of the tenancy. Miss it and interest runs at 1% a month for late deduction and 1.5% for late deposit, plus a ₹200 per day filing penalty. At the reported 2 BHK average of ₹74,900, most tenants here sit well over that threshold.
Registration isn’t optional either. Section 55 of the Maharashtra Rent Control Act requires a leave and licence agreement to be registered, and the state has allowed e-registration through the IGR portal since 2013.
Renting in Andheri East: the honest scorecard
Pros
- Rents run 30% to 40% below comparable Andheri West stock for similar build quality.
- Four Aqua Line stations plus Line 1 sit inside or on the boundary of the locality.
- Both airport terminals are one metro stop from Marol Naka, which matters if you fly weekly.
- Deep supply, with over 2,400 rental listings on a single portal, so you have negotiating room.
- Corporate demand from SEEPZ and MIDC keeps vacancy short and tenant quality predictable.
- Deposits of three to four months are lighter than most comparable Mumbai micro-markets.
Trade-offs
- Asking rents softened around 3.5% over the recent observed period, so this is not a market where rents only climb.
- Evening congestion around MIDC, the Vijay Nagar bridge and the Andheri Kurla Road corridor is routine.
- Stock quality is uneven, with unlifted walk-ups and new towers sharing the same lane.
- Published averages vary so widely by source that budgeting from one portal will mislead you.
- Airport-adjacent pockets carry aircraft noise, which no listing photograph will show you.
- Very little organised retail inside the Andheri East boundary itself, so weekend errands usually mean crossing over.
What the numbers mean if you are the landlord
One section for the other side of the table.
At a gross yield near 4.17%, an Andheri East flat produces better rental income than most of Mumbai, and the pockets closest to SEEPZ produce the best of it. Net yield commonly lands 1.5 to 2 percentage points below gross once maintenance, property tax, vacancy and repairs are counted, so 4.17% gross is realistically 2.2% to 2.7% net. Model the after-cost number before you buy on a rental thesis.
Frequently asked questions
Andheri East averaged about ₹110 per sq ft per month as of June 2026, at a gross rental yield of roughly 4.17%. In money terms, that puts a typical 2 BHK in the ₹55,000 to ₹75,000 band depending on which dataset and which pocket you use.
Reported averages put a 1 BHK at ₹50,650 a month in June 2026, while tenant-posted medians recorded ₹44,500 in late July 2026. Practical quotes run from about ₹15,000 for an older walk-up near Marol to around ₹60,000 for a furnished unit in a lift building.
The reported average is ₹74,900 a month and the tenant-posted median is ₹55,000. Gated stock around Chakala has been quoted at ₹30,000 to ₹50,000, and broker-led premium listings at ₹90,000 and above. A realistic budget for decent non-premium stock is ₹60,000 to ₹70,000.
Around ₹1.22 lakh a month on reported averages for June 2026, with tenant-posted data showing a ₹1,00,000 median. Premium tower stock crosses ₹2 lakh.
Sunder Nagar carries the lowest capital rate among the mapped pockets at about ₹27,850 per sq ft, and Sakinaka along with the Saki Vihar Road stretch remains the cheapest practical entry into a 2 BHK. You trade road quality and density for the saving.
MIDC and Kondivita, at roughly ₹150 per sq ft per month against a locality average near ₹110. Proximity to SEEPZ and the MIDC office cluster is the reason.
Yes. Comparable stock in Andheri East rents roughly 30% to 40% below Andheri West, which is the main reason working tenants pick the east despite the heavier traffic.
Three to four months of rent is the current norm in live listings, for example ₹1.86 lakh against a ₹62,000 rent and ₹2.72 lakh against ₹68,000. Some owners still open at six months, and it is negotiable.
For a leave and licence agreement up to 60 months, stamp duty is 0.25% of the total rent for the term, plus any non-refundable deposit, plus notional interest at 10% a year on the refundable deposit. On a ₹60,000 rent over 11 months that is roughly ₹1,700.
Yes. Section 55 of the Maharashtra Rent Control Act, 1999 requires leave and licence agreements to be registered, and the state has permitted e-registration through the IGR portal since 2013. The registration fee is ₹1,000 in urban areas and ₹500 in rural areas.
If you are an individual or HUF not liable to tax audit and your rent exceeds ₹50,000 a month, yes. You deduct 2% under Section 194-IB, file Form 26QC within 30 days of the end of the month of deduction, and issue Form 16C to your landlord. No TAN is needed. The rate rises to 20% if your landlord has not furnished a PAN.
Once a year, in March, or in the last month of the tenancy if you vacate mid-year. The deduction is taken on the whole year’s rent and cannot exceed the last month’s rent.
About 4.17% gross as of mid-2026, which is above the Mumbai city average. Net yield commonly runs 1.5 to 2 percentage points lower after maintenance, property tax, vacancy and repairs.
Yes, in the pockets it touches. The Aqua Line has been fully operational since October 2025 with stations at Marol Naka, MIDC, SEEPZ and Sahar Road, and flats within a ten minute walk of those stations now ask a premium over identical flats further inland.
Asking rental rates softened by roughly 3.5% across the recent observed period even as capital values rose about 5.2% year on year. Read that as a flat to slightly soft rental market with firm underlying demand, not as a decline.
Verified key facts
- Average rental rate, Andheri East, June 2026: ₹110 per sq ft per month (Square Yards).
- Gross rental yield, June 2026: 4.17% (Square Yards).
- Reported monthly averages, June 2026: studio ₹26,000, 1 BHK ₹50,650, 2 BHK ₹74,900, 3 BHK ₹1.22 lakh, 4 BHK ₹3.64 lakh (Square Yards).
- Tenant-posted medians, 27 July 2026: 1 BHK ₹44,500, 2 BHK ₹55,000, 3 BHK ₹1,00,000 (Ghosla).
- Highest rent per sq ft in the locality: MIDC and Kondivita at about ₹150 (Square Yards).
- Capital rate, Andheri East, 2026: about ₹31,500 per sq ft, up roughly 5.2% year on year (99acres).
- Discount to Andheri West: comparable stock rents 30% to 40% lower in the east (Mumbai Property Exchange).
- Stamp duty, leave and licence up to 60 months: 0.25% of rent plus non-refundable deposit plus notional 10% a year interest on the refundable deposit (Bombay Stamp Act, Schedule I, Article 36A).
- Registration fee: ₹1,000 urban and ₹500 rural (IGR Maharashtra).
- TDS under Section 194-IB: 2% where monthly rent exceeds ₹50,000, reduced from 5% with effect from 1 October 2024, filed on Form 26QC (Income Tax Act, 1961).
- Mumbai Metro Line 3, the Aqua Line: 33.5 km, 27 stations, fully operational since October 2025 (MMRC).
- Rental listings available in the locality: over 2,400 on a single portal, including 1,082 apartments (Square Yards).
Sources and references
- IGR Maharashtra – Department of Registration and Stamps
- MahaRERA – Maharashtra Real Estate Regulatory Authority
- Income Tax Department – TDS provisions
- MMRC – Mumbai Metro Rail Corporation
- The Metro Rail Guy – Aqua Line status and stations
- MCHI CREDAI Thane – stamp duty and registration for rentals
- CAclubindia – Section 194-IB, Form 26QC and rent TDS
- Square Yards – Andheri East property rates
- Square Yards – property for rent in Andheri East
- 99acres – Andheri East property rates and trends
- 99acres – JB Nagar locality overview
- 99acres – MIDC Chakala Industrial Area overview
- Ghosla – tenant-posted rents, Andheri East
- Mumbai Property Exchange – Andheri East rentals
- Real Estate Mumbai – 2 BHK rentals, Andheri East
Disclaimer: The rent figures in this guide are drawn from listing portals and tenant-posted data on the dates stated, and asking rents move month to month, building to building and even floor to floor. Nothing here is a quotation or an offer. Stamp duty, registration fees and TDS rates are stated as they applied during 2026 and can change with any Finance Act or state notification, so confirm them on the IGR Maharashtra and Income Tax Department portals before you sign an agreement or deduct anything from a rent payment. For your own leave and licence agreement, take advice from a qualified lawyer or chartered accountant.
Looking to buy in this micro-market rather than rent?
Explore 153 East by Dasadia Developers LLP, a freehold residential development in J.B. Nagar, Andheri East, close to the Aqua Line at Marol Naka, the Western Express Highway and both airport terminals, in one of Mumbai’s deepest rental catchments. MahaRERA registration no. PR1180002502968, verifiable on the MahaRERA portal. Get the brochure with floor plans and configuration details, or book a site visit with our team. Pricing is indicative and subject to change.
