Office Spaces in Mumbai: Inside Runwal Realty’s R Square Andheri and Mulund

Mumbai’s commercial office space market has grown beyond its traditional business districts. Companies looking for office space to rent in Mumbai now consider not just being in the city, but also which location best serves their clients, employees, and the talent they want to attract. Two areas, Andheri East and Mulund West, have become strong alternatives to crowded central business districts, thanks to good metro and highway access.

In this blog, Runwal Realty explores what makes Andheri and Mulund effective addresses for commercial property in Mumbai. It also looks at how R Square Andheri and R Square Mulund meet the needs of modern businesses.

Why Mumbai’s Office Market Is Evolving

Mumbai’s commercial real estate has typically focused on a few established addresses: Nariman Point, Lower Parel, BKC, and Andheri East. This concentration is now spreading. Companies that once needed a BKC or Nariman Point address for prestige are increasingly considering off-CBD locations that offer similar specifications, better value, and shorter employee commutes. This shift is driven by two main factors: improved infrastructure across the city, and a new post-pandemic understanding of what an office address means.

For employees, shorter and more predictable commutes have become important for workplace satisfaction and retention. Companies placing offices near solid metro connectivity find it easier to attract and keep talent, especially in a city where a 45-minute reduction in commute time adds hours of recovered time each week. This has made locations like Andheri East and Mulund West more appealing as commercial addresses. These areas are not seen as compromises but as genuinely well-connected alternatives to more crowded, expensive CBDs.

Runwal Realty’s commercial portfolio responds to this trend. Under Sandeep Runwal’s leadership, the company has developed a diverse platform that includes residential, retail, commercial, and schools, with R Square Andheri and R Square Mulund as the cornerstones of its commercial office portfolio. R Square Andheri is the completed IGBC-certified commercial landmark in this portfolio. R Square Mulund is the next commercial addition, expanding the R Square brand into the eastern suburbs.

Why Andheri Continues to Be One of Mumbai’s Commercial Powerhouses

Andheri East, particularly the Andheri-Kurla Road corridor, is one of Mumbai’s busiest commercial micro-markets. Its appeal comes from several factors that few other locations in the city can match:

• Proximity to the airport: Chhatrapati Shivaji Maharaj International Airport is about 4-5 km from Andheri-Kurla Road. This makes it the most convenient commercial address for businesses with frequent international travel or significant logistics needs. For multinational companies, consulting firms, and export-focused businesses, this offers a significant operational advantage.
• Various transportation options: Andheri East is accessible via the Andheri Railway Station on the Western Line, the JB Nagar Metro Station on Metro Line 1, along with Metro Lines 2A and 7 from the wider Andheri area. Key road routes include Andheri-Kurla Road, the Jogeshwari-Vikhroli Link Road (JVLR), and access to both the Western and Eastern Express Highways. Few commercial addresses in Mumbai have such strong connections across road, rail, and metro.
• Established business ecosystem: The Andheri-Kurla Road corridor hosts headquarters and large offices for companies in finance, technology, media, and professional services. The density of this corporate ecosystem means the area has the necessary support services, such as hotels, dining options, conference facilities, and courier networks that businesses expect.

Inside R Square Andheri: A Workspace Designed for Modern Businesses

R Square Andheri, located on the Andheri-Kurla Road in Bhim Nagar, Andheri East, is an Indian Green Building Council (IGBC) Gold-certified commercial landmark. It received its certification in May 2020, confirming that it meets recognised standards for sustainable design, energy efficiency, water management, and occupant well-being.

The building has 4 basements, a ground floor, and 14 office floors, with a typical carpet area of approximately 50,367 sq. ft per floor, making it suitable for companies needing large, unobstructed spaces. The development’s total office space is 1.1 million sq. ft.

A dedicated amenity floor of about 50,000 sq. ft is planned for food and beverage outlets, cafes, and other services. This design separates dining functions from office levels and provides a place for meals, informal meetings, and breaks without requiring employees to step outside. Amenities include a gym, meditation area, library, concierge services, flexible office spaces, and universal accessibility features. The campus also offers landscaped walkways and a smoking zone.

The connectivity advantage of this location is one of R Square Andheri’s standout benefits. The JB Nagar Metro Station on Line 1 (Versova-Ghatkopar) is about 50 meters from the building, making it easy for employees to access the metro. The Eastern Express Highway and Andheri-Kurla Road are directly accessible, while the airport is just a short drive away. For businesses exploring office space in Andheri, R Square’s IGBC certification, its large floor plates, and its proximity to the JB Nagar Metro make it one of the most appealing options in the area.

Inside R Square Mulund: Boutique Office Spaces With Scalability

R Square Mulund, located at 612 LBS Marg, Mulund West, opposite ESIC Hospital in Vardhman Nagar, offers a different type of commercial space compared to its Andheri counterpart. While R Square Andheri caters to large-floor-plate corporate tenants, R Square Mulund features a standalone tower with smart boutique office spaces ranging from 650 to 2,200 sq. ft.

This setup is designed for businesses that don’t need a full floor: fast-growing startups, established small-to-medium businesses, professional service firms, and firms seeking a branch office in Mulund West that can grow with them. The size ranges from 650 sq. ft to 2,200 sq. ft., allowing a business to start at an appropriate size and expand in the same building as its needs evolve.

The building includes a spacious drop-off area, a high double-height entrance lobby, gated and secured access, and self-contained offices with en-suite washrooms and pantry facilities on each floor. This level of self-sufficiency is more common in larger standalone buildings than in boutique towers. The full-glass façade is energy-efficient and maximises natural light throughout the building, including in lobbies and staircases. This design reduces reliance on artificial lighting and enhances the work environment during the day.

Connectivity at Mulund West is strong due to LBS Marg, which runs parallel to the Eastern Express Highway and links Mulund to the central and eastern suburbs. Mulund Railway Station on the Central Line is nearby, and the Eastern Express Highway provides direct access to BKC, South Mumbai, and Thane. For businesses serving clients across the eastern suburbs and Thane, R Square Mulund’s location on LBS Marg offers central access for staff and clients travelling from both directions.

Beyond Square Footage: What Businesses Expect From Office Spaces Today

The criteria for evaluating modern office space have changed. Floor area and rental rate are still important, but they are no longer the main factors. Businesses looking at commercial office space in Mumbai now consider a wider range of criteria:

• Green certification: IGBC and LEED certifications have become essential. Many large multinationals and financial institutions require them in their procurement policies. For companies that report on ESG, a non-certified building may cause problems with supplier and real estate disclosure. Both R Square Andheri and R Square Mulund hold IGBC Gold certification, fulfilling this need.
• Employee commute and talent access: The best office space is one that employees can reach without a lengthy commute. Andheri and Mulund are well-placed in the eastern-western transit area, accessible via metro from the western suburbs and by LBS Marg and the Eastern Express Highway from the eastern suburbs and Thane. For companies with talent pools spread across the city, both locations offer reasonable reach.
• Ready-to-move availability: Delays in fit-out and construction can waste time and money. Ready-to-move commercial spaces where the core structure is complete and only the occupier-specific fit-out is needed ensure a certain occupancy date and allow for a quicker start to operations. R Square Mulund’s boutique offices are marketed as ready-to-move smart offices, minimising this lead time.
• Flexibility and scalability: Long-term leases with large footprints are less appealing as businesses change their headcount and adopt hybrid working patterns. Boutique office formats, like those at R Square Mulund, ranging from 650 to 2,200 sq. ft, allow companies to start small and grow in place, which is particularly beneficial for professional firms and expanding businesses.
• Amenities within the building: A gym, café, meditation space, library, and concierge can help reduce the need for employees to leave the office for daily needs. This supports longer, more productive working days. R Square Andheri’s proposed amenity level of around 50,000 sq. ft is designed with this in mind.

Which Location Suits Different Business Needs?

The choice between R Square Andheri and R Square Mulund depends on the type of business and its priorities:

For large businesses, multinationals, and companies that travel frequently to the airport, R Square Andheri’s 14-floor structure on the Andheri-Kurla Road corridor, just 50 meters from JB Nagar Metro, is a better fit. For SMEs, start-ups, professional firms, and businesses seeking scalable boutique offices in the eastern suburbs, R Square Mulund on LBS Marg offers a self-contained, well-designed option with the flexibility boutique office sizes afford. Both locations hold IGBC Gold certification, which helps distinguish a Grade A commercial address in Mumbai.