By Arosh John | Founder – John Real Estate (MahaRERA Reg. No. A51700001835) | Editor-in-Chief – Thane Real Estate News (TREN)
Thane–MMR | November 2025
Majiwada is no longer just a busy signal on Thane’s map. It sits where the Eastern Express Highway (EEH) enters Thane and merges into the Mumbai–Nashik highway corridor. It also acts as the starting point of Ghodbunder Road (MH SH-42) towards the Western Express Highway.
For anyone driving into Thane from Mumbai, or moving between Thane, Bhiwandi, Kalyan, Nashik or the western suburbs, Majiwada is effectively the city gate. Over the last decade, that gate has turned into a full-fledged neighbourhood with malls, hospitals, schools and high-rise housing built around it.
1. Where Majiwada Sits in Thane’s Map
Highway junction, not just a local crossing
The Majiwada junction sits on the old Mumbai–Nashik Highway (earlier NH-3). This stretch is now part of the wider Mumbai–Nashik corridor and also links into the Samruddhi Mahamarg ecosystem beyond Thane.
At the same point, Ghodbunder Road (MH SH-42) officially begins from the Majiwada junction on the Eastern Express Highway. It then runs across Thane to meet the Western Express Highway near Fountain Hotel on the Mumbai–Ahmedabad axis.
As a result, Majiwada effectively becomes a three-way hinge:
- Mumbai ↔ Thane via Eastern Express Highway (EEH)
- Thane ↔ Mira–Bhayandar / Borivali via Ghodbunder Road
- Thane ↔ Bhiwandi, Kalyan, Shahapur, Nashik via the Mumbai–Nashik corridor
From a pure connectivity lens, this is one of the most strategic nodes in the Mumbai Metropolitan Region.
2. Connectivity & Commute – Why Majiwada Works for Daily Life
Road connectivity
- Eastern Express Highway (EEH):
A direct link to Sion, Chembur, Dadar and further south. This makes office commutes towards Central–South Mumbai relatively linear and predictable. - Mumbai–Nashik highway corridor:
This corridor carries high-volume intercity traffic towards Bhiwandi, Kalyan and Nashik. It also forms the backbone of the wider Majiwada–Rajnoli / Tata Amantra growth belt. - Ghodbunder Road:
Ghodbunder Road starts at Majiwada and runs west across Thane to meet Western Express Highway. Consequently, it creates a crucial east–west spine that will be further reinforced once the Thane–Borivali tunnel is complete.
Metro Line 4 – Wadala–Thane–Kasarvadavali
- Metro Line 4 and its extension Line 4A together form a 32.3 km elevated “Green Line” from Wadala to Kasarvadavali, with a further extension towards Gaimukh.
- Trial runs have already started on the Thane (Cadbury)–Gaimukh priority stretch. Passenger operations are targeted in phases from late 2025 / early 2026 onwards.
- For Majiwada residents, the Cadbury Junction / Kapurbawdi area becomes the practical metro access point. This will give them direct elevated line access to Wadala and central Mumbai once full operations begin.
Thane–Borivali twin tunnel (under construction)
- The Thane–Borivali twin tunnel under Sanjay Gandhi National Park (SGNP) has a total length of about 11.8 km. This includes roughly 10+ km of tunnelling and approach roads on both sides.
- Once operational, it is expected to cut Thane–Borivali travel time from close to an hour to roughly 15–20 minutes by bypassing existing surface congestion.
Because Majiwada sits at the origin of Ghodbunder Road and the EEH, it naturally becomes a major distribution point for this improved east–west traffic flow.
3. Pedestrian & Local Connectivity – The Majiwada Skywalk
For years, crossing the Mumbai–Nashik Highway at Majiwada meant dodging high-speed traffic between large residential townships and commercial clusters. This has now changed in a meaningful way.
A dedicated foot-over-bridge / skywalk has been built across the Mumbai–Nashik Highway at Majiwada. It connects the Lodha Paradise side to the Vrindavan side and adjoining areas.
The skywalk was inaugurated in 2025 and is now operational. It provides residents with a safe, grade-separated way to cross the highway instead of weaving through fast-moving traffic.
For residents of Lodha, Rustomjee and other nearby complexes, this skywalk is more than an amenity. It is a safety infrastructure upgrade that finally matches the scale of traffic at the junction.
4. Social & Lifestyle Ecosystem – Malls, Hospitals, Schools
Healthcare
- Jupiter Hospital, Thane:
A major multi-speciality tertiary-care hospital located just off EEH in the Majiwada–Cadbury belt. It serves as a key healthcare anchor for the locality. - Dr L. H. Hiranandani Hospital (Hiranandani Estate, Patlipada):
This hospital is accessible via Ghodbunder Road and gives residents an additional option for advanced medical care.
Retail & leisure
- Lake Shore Thane (formerly Viviana Mall):
- Viviana Mall has been rebranded as Lake Shore Thane after a significant retail transaction and integration into the Lake Shore platform.
- It continues to function as a large-format regional mall offering fashion, F&B, entertainment and services. As a result, it draws steady footfall from across Thane and beyond.
- Korum Mall:
- Korum Mall is another established mall in the Cadbury Junction belt.
- It offers retail, multiplex and dining options within a short drive from Majiwada.
- Upcoming Phoenix Mills retail-led development, Majiwada:
- Phoenix Mills has acquired the 11-acre Huhtamaki India land parcel at Majiwada for a retail-led, mixed-use development.
- Current plans indicate an approximately 1.5 million sq ft mall-led project, likely with complementary hotel and office components.
- Based on present guidance and sector commentary, Phoenix’s new malls at Coimbatore, Chandigarh and Thane are expected to be completed closer to 2030 and the early 2030s. This means the Thane mall is a medium-term, but very real, catalyst rather than an immediate 2025–26 story.
Taken together, Lake Shore Thane, Korum and the future Phoenix destination make the Majiwada–Cadbury belt one of the densest retail clusters in Thane.
Education
Within a practical commute radius from Majiwada, families typically look at:
- Billabong High International School
- Podar International School
- Hiranandani Foundation School (Hiranandani Estate)
- Smt. Sulochanadevi Singhania School (Pokhran Road)
This provides a good spread across curricula – ICSE, CBSE and international – without leaving the Thane West belt.
5. Real Estate Themes & Micro-Markets Around Majiwada
From a housing perspective, Majiwada and its immediate surroundings can broadly be viewed in three belts.
Highway–frontage / junction belt
- Towers and complexes in this belt are visually close to the EEH–Mumbai–Nashik corridor and the main junction.
- They are the strongest for visibility and commute. However, buyers should actively evaluate noise levels, air quality and apartment orientation.
Kapurbawdi / Balkum influence zone
- This belt is slightly pulled back from the main junction and linked via internal roads and future metro stations.
- It often offers a better balance between access and a somewhat calmer internal environment.
Spillover towards Ghodbunder Road & Kolshet
- This zone appeals to buyers who may work in the Airoli–Ghansoli–Kolshet IT / industrial belt or in the western suburbs.
- At the same time, they prefer to retain Majiwada’s access to EEH, Metro and the wider retail ecosystem.
Across these belts, the product mix ranges from mid-segment older societies to newer premium and branded projects with clubhouses, towers and integrated amenities.
6. Property Prices & Rental Yields in Majiwada (2025)
Capital values
Portal and market data for 2024–2025 broadly indicate the following:
- Average listing rates in Majiwada generally fall in the mid-teens to early twenties (₹17,000–₹25,000+ per sq ft) band. The exact rate depends on tower, age, amenities, floor and precise micro-location.
- Premium, brand-heavy projects near key infrastructure and malls are comfortably above ₹22,000+ per sq ft. This is especially true for better floors, views and larger layouts.
- Majiwada generally commands prices at or slightly above the Thane West average, reflecting its superior connectivity and infrastructure-led positioning.
Rental yields
On the yield side:
- In gross terms, some studies quote headline yields in Thane in the higher single digits for select micro-markets.
- However, once you adjust for maintenance, society charges, brokerage, vacancy and transaction costs, the realistic net yield that end investors actually experience on apartments in Thane West – including Majiwada – is significantly lower.
A practical, conservative band for Majiwada apartments is around 2–5% net rental yield, depending on:
- Whether the unit is in a new premium tower or an older complex
- Configuration (1/2/3 BHK)
- Actual rent achieved, occupancy pattern and how efficiently expenses are managed
Therefore, for most investors, Majiwada is a “yield-plus-appreciation” story, not a pure high-yield play.
7. Who Should Seriously Consider Majiwada?
From a buyer profile perspective, Majiwada works especially well for three broad segments.
Daily Mumbai and Thane commuters
It suits those who need quick access to EEH today and Metro Line 4 tomorrow. They remain well-connected to both central Mumbai and Thane’s office / IT belts.
Families who prefer ready social infrastructure
Malls, hospitals, schools and daily retail are all available within a tight radius. In addition, the future Phoenix-led destination will deepen the retail and employment ecosystem around the node.
Investors who want infra-backed stability
Instead of betting on a greenfield location, Majiwada investors are buying into:
- An already established highway + retail + healthcare cluster, and
- Future upside from Metro 4, the Thane–Borivali tunnel and Phoenix’s mall completion closer to 2030.
At the same time, there are a few points to evaluate carefully:
- Unit orientation and height:
Highway-facing wings will naturally see more noise and dust. Internal-facing or higher-floor inventory is usually priced and traded accordingly. - Construction horizon:
Over the next several years, buyers should expect ongoing work on metro, tunnels and large-format retail in the broader belt. This is positive for long-term value, but it also means living in a dynamic, evolving landscape in the medium term.
8. My View – 2025 to 2028
Looking at the 2025–2028 window, I see Majiwada as:
- A connectivity-first micro-market where the big pieces – highways, hospitals, malls – are already functional. Newer infrastructure such as the metro, tunnel and Phoenix mall is adding layers on top, rather than forming the base story.
- A location where capital values have already moved up, yet:
- Premium projects near key infra touchpoints can still see gradual re-rating as Metro 4 stabilises and Phoenix’s mall moves closer to completion towards the early 2030s; and
- Rental demand remains structurally supported by commuting patterns and the concentration of retail and service sectors.
- A neighbourhood that is honest about its character. You do not come to Majiwada for complete seclusion. You come here if you want to live at the front door of the city, with maximum connectivity and daily convenience, and are willing to trade some of the energy of the junction for that advantage.
For end-users who prioritise time, access and ecosystem, and for investors comfortable with 2–5% net yields plus steady appreciation, Majiwada remains one of the more logically defensible, infra-backed bets in Thane West.
About the Author
Arosh John is the Founder of John Real Estate (MahaRERA Reg. No. A51700001835) and Editor-in-Chief of Thane Real Estate News (TREN) – a digital platform dedicated to factual, insight-driven coverage of the Thane–MMR property market. With over a decade of on-ground experience across villas, premium resales and NRI advisory, he is recognised as one of the emerging voices of Thane’s new-age property journalism. He combines local micro-market intelligence with a deep understanding of regulation, infrastructure and transaction structuring. John Real Estate has operated its office on Ghodbunder Road, Thane, since 2015. The firm advises families and investors on project selection, negotiations and long-term portfolio strategy across Thane’s key residential corridors.
Disclaimer
This article is intended for general information and educational purposes only. Real estate prices, project plans and infrastructure timelines are subject to change based on market conditions, regulatory decisions and construction progress. Readers are strongly advised to independently verify all details – including prices, carpet areas, approvals and possession timelines – with developers, official authorities, financial institutions and qualified advisors before making any purchase or investment decision. Thane Real Estate News (TREN) and the author, Arosh John, have taken reasonable care to base this note on credible, publicly available information as of the date of publishing. However, they assume no responsibility or liability for decisions taken solely based on this article.
FAQ
Yes. Majiwada sits at the entry point of the Eastern Express Highway (EEH) into Thane and is close to upcoming Metro Line 4 access at Cadbury / Kapurbawdi. This makes daily travel to Central–South Mumbai and key job hubs more linear and time-efficient.
Average listing rates in Majiwada generally fall in the mid-teens to early twenties (around ₹17,000–₹25,000+ per sq ft), with premium, brand-heavy projects near major infrastructure and malls quoting comfortably above ₹22,000+ per sq ft.
After factoring in maintenance, society charges, brokerage and vacancy, a practical, conservative band for Majiwada apartments is around 2–5% net rental yield, depending on the project, configuration and achieved rent.
Majiwada is supported by major malls like Lake Shore Thane (formerly Viviana) and Korum, Jupiter Hospital for healthcare, and reputed schools within a short drive, including Billabong High, Podar, Hiranandani Foundation and Singhania.
Phoenix Mills has acquired the Huhtamaki land parcel at Majiwada for a retail-led, mixed-use development. The mall is a confirmed medium-term project, with completion timelines currently linked to the broader 2030–early 2030s development pipeline.
