Honey, I shrunk your space: The craze of living large in tiny 2BHKs in Mumbai

In Mumbai, there are tiny apartments, and then there are tinier apartments. And people are shelling out a couple of crores to call these pocket-sized pads their own. But it's not all that surprising in a city where the population seems to grow by the minute and space is tighter than ever. In the land of sky-high real estate, owning a coveted 2 BHK, even if it's as compact as 500-700 sq ft, is rapidly becoming the go-to housing solution for young professionals and moderate-income renters.This shift comes at a time of relentless surge in property prices, making the dream of owning a home increasingly elusive.
According to Ritesh Mehta, senior director and head, west and north, residential services & developer initiatives, JLL India says, "rapid urbanisation and population growth in cities" have created a housing shortage while 'affordability' driven up the demand for these 2 BHK pads among first-time buyers, young professionals and small families.
But there are compromises. The bathroom would fit on an aeroplane. The dining table if not raised back into the wall can take up most of the living space and manoeuvering your way around the bed everyday will get you your upper body workout.
But from a developer's perspective, shrunken rooms are a no-brainer. Building 2 BHKs means better space utilisation and more sales. According to Magicbricks Research, in Q2 2023, 2 BHK units accounted for 42% of demand and 44% of supply, and Mumbai was no anomaly. Recent studies in cities like Dubai, Hong Kong, and Singapore show that real estate prices have soared while carpet areas have condensed, points out Mehta.
"The primary reasons are limited land availability and high construction costs in these regions. They're seen as practical choices because they are more space-efficient and can accommodate more residents within a limited area," he says.
If 2 BHK apartments have become a hot property for renters, due to affordability and practicality, investors too are keen on these units for its steady demand and higher rental yields compared to larger ones. "Many individuals and families prioritise a manageable living space that requires less maintenance and these apartments strike a balance between space and convenience, making them attractive to those who don't require larger homes or prefer compact living."
Large families living in smaller houses is not a new phenomenon in the city. Sharing an anecdote akin to the 1972 movie starring Jaya Bachchan and Anil Dhawan, Piya Ka Ghar,in which a newly married couple living in a joint family in Mumbai, are unable to find space for intimacy. Rupal Patel said, "When I got married and moved to my husband's house in Ghatkopar from Surat I was very surprised to see how small the 2BHK flat was. We are a family of 8. Privacy is a novelty. My husband and I sleep in the hall which we share with his grandmother who sleeps on a cot."
Amit Bathija, a broker from Bandra, has seen it all. Smaller 2 BHKs, especially in desirable locations, are attracting buyers who want to keep the family together or make a solid investment.
"Size doesn't matter when you're bent on a particular neighbourhood," says Bathija who has come across some of the smallest 2 BHKs, ranging from 600 to 650 sq ft in the Bandra-Khar area. "If you venture a bit further out to Thane, you'll find them even smaller, shrinking down to as little as 500 sq ft." People often prefer to spend a bit more for a 2 BHK with room for everyone, says Amit Pradhan of Otto Construction. "Many families, as children grow older, seek separate rooms, and some have grandparents living with them, who may use the hall for sleeping. A compact 2 BHK becomes a financially viable choice for a broader range of people, leading to their increased popularity," he says.
Mohnani also points out that post-Covid, the demand for 2 and 3 BHK apartments has been steadily increasing. The 'work from home' trend and a shift from south Mumbai to the western suburbs have only intensified the demand.
"Home buyers prefer 2 BHKs or slightly larger spaces where workstations can be clearly demarcated. Also, there's been a noticeable shift of people from south Mumbai to the western suburbs of Mumbai in search of housing. This migration has further strained the availability of land in areas like Goregaon, Andheri, Malad, and other western suburbs."
While small apartments have historically been a feature of the city, designers and developers are building tiny luxury apartments for people willing to forfeit roominess for lower rents in desirable neighbourhoods. These itsy-bitsy apartments may be small, but have a lot going for it. Outfitted with space-saving furnishings - desks that can be raised to a wall or expand into a dining table - alleviate space issues. Large windows letting in plenty of light and mirrors covering large sections of the wall create some illusion of space.
And in case the space starts to feel claustrophobic, there are the much-touted "inclusive amenities and services" - swimming pool, gym, yoga studio, garden, cafe, and even well-heeled services such as a social club and concierge - to make up for lack of actual apartment space. "The strategy maximises sales and profitability," says Mehta.
Vivek Mohanani, MD, and CEO of Ekta World, echoes the sentiment that these units may be close packed but come with top-notch modern amenities that won't break the bank. Who needs a big apartment when you've got a little luxury?