DARVESH HORIZON – ROI Comparison with Similar Projects

HISTORY

Over the last 15 years (2009-2024), the Dahisar East real estate market, where 'DARVESH HORIZON' is located, has undergone a transformative journey characterized by significant appreciation, albeit with intermittent periods of consolidation and market recalibration. From 2009 to 2014, Dahisar East witnessed robust growth, mirroring Mumbai's overall property boom. Prices, which were typically in the range of ¹6,000-¹8,000 per sq. ft. in the early part of this decade, saw a substantial uptick, driven by increasing demand for affordable housing options with decent connectivity to central Mumbai. This period also saw initial talks and planning for major infrastructure projects.

The years 2014-2018 presented a more complex scenario. While some initial growth continued, the market experienced headwinds from policy changes such as demonetization, the introduction of RERA, and GST. These reforms, while beneficial in the long run, led to a temporary slowdown and price stagnation in some pockets. However, Dahisar East's fundamental appeal as an end-user-driven market, coupled with the ongoing construction of the Mumbai Metro Line 7 (Red Line), provided underlying support, preventing severe corrections. Prices generally held steady, consolidating around ¹10,000-¹13,000 per sq. ft.

The period from 2019 to 2021 was significantly influenced by the COVID-19 pandemic. Initially, there was uncertainty, but the latter half of 2020 and 2021 saw a surprising resurgence in demand, fueled by low interest rates, stamp duty reductions, and a renewed focus on homeownership. Dahisar East, offering relatively larger homes at competitive prices, benefited significantly. The partial operationalization of Metro Line 7 further boosted sentiment.

The most substantial appreciation occurred from 2022 to 2024. With the Metro Line 7 becoming fully operational and providing seamless connectivity from Dahisar to Gundavali (Andheri East), Dahisar East's attractiveness skyrocketed. This drastically reduced commute times to major employment hubs, making the locality highly desirable for professionals. Coupled with sustained demand, increasing construction costs, and limited fresh land parcels, property values have seen a sharp upward trajectory, reaching current averages of ¹15,000-¹18,000+ per sq. ft. for projects like 'DARVESH HORIZON', depending on specific amenities and finishes. The area has matured from a peripheral suburb to a well-connected residential hub.

FUTURE PROSPECTS

Forecasting the next 5 years (2025-2030) for 'DARVESH HORIZON' in Dahisar East, the appreciation potential remains positive, albeit at a potentially more moderated pace compared to the sharp surge post-Metro completion. The micro-market is poised for continued growth, driven by several key factors.

Growth Factors:

1. Enhanced Connectivity & Infrastructure: The full integration and impact of Metro Line 7 will continue to be a primary growth driver. Further infrastructure upgrades, including potential extensions to the Coastal Road and completion of the Goregaon-Mulund Link Road (GMLR) which improves east-west connectivity, will solidify Dahisar East's position as a well-connected residential node. This will attract a steady influx of homebuyers seeking convenience.

2. Affordability & Value Proposition: Compared to southern and central Mumbai suburbs, Dahisar East still offers a relatively better value proposition for mid-segment housing. This affordability factor, coupled with improving social infrastructure (schools, hospitals, retail), will sustain end-user demand from nuclear families and professionals.

3. Strategic Location: Its proximity to the Western Express Highway and the gateway to Sanjay Gandhi National Park offers both connectivity and a touch of green living, features highly valued by urban dwellers.

4. Redevelopment Potential: With limited new land parcels, redevelopment projects will likely increase, bringing modern amenities and potentially higher property values to the existing fabric of the locality.
   Risk Factors:

5. Interest Rate Fluctuations: Any significant upward movement in home loan interest rates could temper buyer sentiment and impact affordability, potentially slowing down sales velocity and price appreciation.

6. Market Saturation & Supply: While demand is strong, an oversupply of new projects in specific micro-pockets of Dahisar East or neighboring localities could lead to increased competition among developers, potentially capping rapid price hikes.

7. Global Economic Headwinds: Broader economic slowdowns or geopolitical instability could indirectly impact buyer confidence and investment appetite in the Mumbai real estate market.

8. Infrastructure Delays: While robust plans are in place, delays in the completion of anticipated infrastructure projects (e.g., GMLR completion or further Metro extensions) could dampen future appreciation expectations.
   Overall, 'DARVESH HORIZON' is situated in a mature and well-connected micro-market. We forecast an average annual appreciation of 5-8% over the next five years, with potential for higher gains if significant new infrastructure projects are announced and progress rapidly. The project's existing amenities and location advantages near the Dahisar East metro station provide a strong base for continued, stable appreciation.