1. Awareness: Infrastructure is More Than Just Location
Mumbai has long been a real-estate hotspot—limited land, high demand, premium pricing. But lately, homebuyers and investors are adding another filter: road quality and daily commute experience. According to a recent article from the Hindustan Times, frequent potholes, traffic bottlenecks and poor repair work are affecting sentiment and influencing decisions.
For example, a home-buyer exploring flats near Dahisar said that while the price was the same further from the station, the travel time rose by 15–30 minutes because of narrow roads and poor surface condition. He is therefore comparing “present convenience” vs “future infrastructure uplift”.
2. Problem: Why Road Quality Erodes Real-Estate Value
Commute fatigue & uncertainty: Even if the apartment itself is well-built, sub-standard roads make daily travel unpleasant. A consultant, Tejas Vyas, noted that buyers often reconsider properties in areas with poor roads—even if prices are lower.
Perception of neglect: A neighbourhood with craters, barricades, and repeated temporary fixes sends a message of weak civic infrastructure. One article states: “Potholes, uneven surfaces and poor drainage aren’t just civic issues — they are affecting property perceptions.”
Future value risk: Buyers investing for the mid-to-long term worry: If roads remain bad, will the appreciation potential remain strong? Developers in better-connected zones with smoother access can command premiums.
3. Interest: What Buyers & Investors Are Looking At
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Road width & sanitation: Wider roads, fewer bottlenecks, clear sidewalks matter more than ever.
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Maintenance history & upcoming works: Areas where the civic body issues frequent pothole complaints or roads degrade post-monsoon get flagged. For instance, in two months over 7,000 pothole complaints were filed in Mumbai.
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Connectivity to major nodes & metro/expressway access: Buyers weigh not just price but whether the access roads will take 10 minutes or 30 minutes because of quality.
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Developer & society track record: Projects that emphasise internal road quality, proper ingress/egress, and well-maintained common roads build trust.
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Premium burden vs value delivery: Some buyers prefer to pay slightly more in a “better road” zone rather than compromise on a cheaper price but poor commute.
4. Desire: How This Shapes Real-Estate Behaviour
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Buyers are increasingly choosing areas where roads are already in reasonable condition—even if it means paying a bit higher—for peace of mind.
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Investors are cautious about “future infrastructure hope” zones: just because a metro or expressway is coming doesn’t guarantee roads will be upgraded immediately or to good standard.
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Developers are responding: emphasising “internal road pavement”, “smooth access to main road”, and “pothole-free promise” in marketing.
5. Action: What Homebuyers Should Do Before They Buy
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Visit at different times: Check the approach road during peak hours, after rain, and note presence of potholes or slow sections.
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Ask society/developer about road maintenance: When was the last resurfacing done? What is the maintenance plan for roads inside the complex and access road up to the main road?
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Check neighbourhood complaints: If many complaints of road issues surface in the ward or satellite suburb, factor that risk.
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Consider future upgrade timeline: If the area is slated for major road/metro upgrade, ask for targeted timelines and interim conditions.
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Budget for maintenance & depreciation: Even if you buy in a cheaper area, factor in possible higher wear & tear for vehicles, possible future cost of internal repair and whether this reduces resale appeal.
Conclusion
In Mumbai’s intense real-estate market, location and apartment features remain important—but increasingly the access road that leads to your home matters just as much. Frequent potholes, narrow or poorly paved roads, and weak upkeep can erode the day-to-day quality of life and dampen resale prospects. For homeowners and investors alike, a good flat in an area with weak road infrastructure may present a risk rather than a bargain. Prioritising road quality and accessibility today can mean better peace of mind and value resilience tomorrow.
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