Best Locations to Buy Plots Near Mumbai: A Complete Investment Guide

As Mumbai expands and infrastructure projects redefine accessibility, a new wave of real estate opportunities is rising on its periphery. For investors and homebuyers alike, areas like Karjat, Khopoli, Khalapur, Wada, Manor, Shahapur, and Pen are emerging as the top choices to buy plots near Mumbai.

Backed by strong connectivity, planned infrastructure, and attractive price points, these locations offer a strategic mix of investment potential and lifestyle appeal.

Why Look Beyond Mumbai for Plots in 2025?

Mumbai's real estate market continues to remain premium, but its outskirts offer unique advantages:

Lower land prices
High ROI potential
Better quality of life
Upcoming infra like Atal Setu & Navi Mumbai International Airport
Government-backed development zones (NAINA, Mumbai 3.0)

Let's break down the best-performing destinations for buying plots near Mumbai, each offering its own mix of connectivity, affordability, natural charm, and investment returns.

1. Karjat:

Situated amidst the Sahyadri hills and now part of the Mumbai 3.0 development corridor, Karjat has evolved from a quiet weekend getaway into a real estate hotspot.

Key Highlights:

Located 60 minutes from the upcoming Navi Mumbai International Airport
Surrounded by UNESCO-recognized Sahyadri ranges
Direct access via Karjat-Khopoli Road and Karjat Railway Station
Well-connected to Mumbai and Pune via rail and road

Investment Magnet:

Projects like Godrej Woodside Estate Phase 1 are offering luxury residential plots (1200–4000 sq. ft.) with prices starting at INR 60 Lakh. With premium amenities such as a music room, plunge pools, and 24x7 security, Karjat attracts both investors and families.

ROI Potential: High due to airport connectivity, branded developments, and eco-tourism appeal.

2. Khalapur:

Just minutes from Khopoli and connected via the Mumbai-Pune Expressway, Khalapur is attracting interest thanks to its proximity to key economic projects.

What Makes It Stand Out:

Close to Imagica Theme Park
Nearby Khalapur Railway Station
Expected boost from NAINA (Navi Mumbai Airport Influence Notified Area)

Khalapur, along with Karjat, is benefiting from increasing migration and demand for weekend homes that combine nature with urban proximity.

ROI Potential: Moderate to high. As infrastructure grows, appreciation will follow.

3. Wada:

If affordability with short-term returns is your priority, Wada is a top contender. This region is rapidly transforming due to highway development and port-led demand.

Key Growth Drivers:

Bhiwandi-Wada-Manor Highway linked to the Ahmedabad Highway
Close proximity to Palghar, another fast-developing zone
Nature-filled landscapes, perfect for those seeking open space

Flagship Project:

Greenway Plots: Spread over 73 acres of semi-forested land, these plots offer a peaceful, green lifestyle with infrastructure support in place.

ROI Potential: High for short- to mid-term due to affordability and new road networks.

4. Manor:

A hidden gem that's fast gaining visibility, Manor offers lush green spaces, coastal proximity, and is just 40 minutes from the beach.

Strategic Location:

Near Vadhavan Port (India's upcoming mega-port)
50-acre Godrej Country Estate offering bungalow plots with over 60 lifestyle amenities
Forest Retreat Clubhouse (30,000+ sq. ft.)

Ideal for buyers who want a blend of holiday home ambiance and long-term returns.

ROI Potential: Very high due to port-led development and strong branding by developers.

5. Shahapur:

With its green cover, elevation, and quick highway access, Shahapur has earned its reputation as a top choice for second homes and retreats.

Why It's Special:

Declared a 'No Chemical Zone'
Recognized by Maharashtra Govt. as a Tourism Development Center
Near NH3 Highway, offering quick Mumbai access
Surrounded by Sahyadris, at 1200 ft. above sea level

Project Spotlight:

IndoAsian Buildcon NA Bungalow Plots spread across 13 acres, offer clubhouses, swimming pools, gardens, and security – tailored for holiday seekers.

ROI Potential: Medium. Perfect for long-term holiday home lovers seeking peace and health-centric living.

6. Khopoli:

Khopoli is not just a pitstop to Lonavala anymore. It's growing into a luxury living destination, thanks to its expressway access, tourism, and upcoming infra.

Highlights:

Close to Imagica, Khandala, Lonavala
Access via Mumbai-Pune Expressway and Khalapur Station
Near Mumbai International Airport (under construction)

Investment Opportunity:

Amansara Earthstar: Luxury Villa Plots in Khopoli Starting from INR 75 Lakhs for 1500 sq. ft.
Spread across 70+ acres of elevated terrain with lush mountain views, Amansara Earthstar offers gated luxury villa plots surrounded by nature and tranquility. Located just 10 minutes from the Khopoli exit on the Mumbai–Pune Expressway, the project is designed with wide internal roads, a clubhouse, and a future-ready lifestyle layout.

ROI Potential: High, driven by growing interest in luxury second homes, proximity to Atal Setu, and increasing footfall in Khopoli as a weekend getaway destination.

Godrej Khopoli Plots: Priced from INR 54 Lakhs for 1200 sq. ft., part of an 80-acre development with a total capacity of 1.9 million sq. ft.

ROI Potential: High, due to tourism, expressway visibility, and Godrej branding.

7. Pen:

Located in Raigad district, Pen is ideal for those seeking a peaceful plot with good natural views and basic amenities nearby.

Lifestyle & Location:

Along NH-66 and Pen Bypass Road
Nearby rivers: Bhogwati & Dharamtar Khadi
Pen Railway Station connects to Mumbai
Schools, hospitals, and parks within 2–5 km

While not yet a hub of branded development, Pen is known for its green surroundings and proximity to cultural and tourist hubs.

ROI Potential: Medium. More suitable for second homes and retirement plans.

Comparative Overview

Location	Connectivity	ROI Potential	Ideal For
Karjat	Airport, Expressway, Rail	High	Modern living, luxury investment
Khalapur	Expressway, Rail, NAINA region	Moderate–High	Weekend homes, semi-urban growth
Wada	Highway, nature access	High	Affordable ROI investment
Manor	Port access, beach proximity	Very High	Balanced lifestyle investment
Shahapur	NH3, eco-zone	Medium	Holiday homes, nature retreats
Khopoli	Expressway, tourist zones	High	Affordable luxury, connectivity
Pen	NH-66, rivers, basic amenities	Medium	Peaceful living, second homes

Conclusion: Where Should You Invest?

If you're looking for:

Luxury & Connectivity → Choose Karjat, Khopoli, or Khalapur
Affordable ROI-Driven Investment → Wada is your go-to
Peaceful Nature Retreats or Holiday Homes → Look at Shahapur, Pen
Balanced Lifestyle Investment → Manor stands out with its clubhouse, orchard, and coastal proximity

Frequently Asked Questions

Q. Are these plots available for NRIs and OCI cardholders?
A. Yes, all these locations are open for investment by NRIs and OCI cardholders, subject to FEMA regulations. It's best to check with the developer for specific documentation and processes.

Q. What are the typical plot sizes available in these areas?
A. Plot sizes vary by location and project, but typically range from 1200 sq. ft. to 4000 sq. ft. Some projects also offer larger plots of 1 acre or more for farmhouse-style developments.

Q. Is bank financing available for purchasing plots in these areas?
A. Yes, many leading banks offer plot loans and land purchase loans for these areas. The terms and interest rates may vary based on the borrower profile and project specifics.

Q. What is the price range for plots in these top investment destinations?
A. Prices can range from INR 10 Lakhs to INR 2 Crores, depending on the location, plot size, amenities, and developer brand. The average price range for a 1200 sq. ft. plot is INR 50 Lakhs to INR 80 Lakhs.

Q. How long does it typically take for plot possession and registration?
A. The timeline varies by project, but typically ranges from 2-6 months for RERA registered plotted developments. It's best to check with your developer for specific timelines and milestones.