Khira Industrial Estate is a well-established commercial-industrial complex located in the heart of Santacruz West, Mumbai. Spread across a practical multi-building layout on B.M. Bhargava Road, just off Swami Vivekanand Road (S.V. Road) and adjacent to Khira Nagar, the estate has served as a working business address for decades — housing a diverse mix of small and mid-scale manufacturing units, pharma and plastics firms, trading houses, packaging operators, creative studios, and professional tenants in one of Mumbai’s most centrally connected western suburb commercial belts.
Santacruz West has been through one of the city’s most significant neighbourhood transformations over the past two decades, evolving from a quieter residential-industrial pocket into a premium mixed-use belt anchored by the Linking Road retail corridor, the Juhu beach lifestyle strip, and a dense network of media and professional offices. Khira Industrial Estate has held its position through this shift, drawing a steady stream of SMEs, manufacturers, and service-sector firms that value a Santacruz West address without the premium rates of Grade-A towers in Bandra or BKC.
| Category | Details |
| Location | B.M. Bhargava Road, Off S.V. Road, Khira Nagar, Santacruz West |
| State | Maharashtra |
| Industrial Estate | Khira Industrial Estate |
| PIN Code | 400054 |
| Type | Mixed Industrial & Commercial Estate |
| Major Industries | Manufacturing, Pharma, Plastics, Trading, Media, Offices |
| Distance from BKC | Approx. 4-6 km |
| Nearby Airport | CSMIA Mumbai, approx. 3-5 km |
| Major Roads | S.V. Road, B.M. Bhargava Road, Linking Road, Western Express Highway |
| Nearby Landmark | Santacruz Station, Khira Nagar, Linking Road, CSMIA Airport |
Overview of Khira Industrial Estate
Khira Industrial Estate is a long-established complex on B.M. Bhargava Road, within easy reach of Santacruz Railway Station and the Western Express Highway. It consists of small to medium-sized units catering to a diverse range of businesses, with unit sizes ranging from compact configurations of around 400-500 sq ft to substantially larger spaces suitable for mid-sized operations. The layout follows the classic older Mumbai industrial premises format — functional buildings organised across multiple floors, with units adapted over the years for changing business needs.
What makes the estate distinctive is its location. Sitting just off S.V. Road in the heart of Santacruz West, it combines the operational advantages of a genuine industrial address with unmatched proximity to CSMIA airport, BKC, and the broader western-suburb commercial ecosystem — a combination very few Mumbai industrial estates can offer.
Location and Connectivity
Connectivity is one of Khira Industrial Estate’s strongest advantages. Road access is exceptional: the estate sits just off S.V. Road, with immediate links to Linking Road, Western Express Highway, and the SV-WEH connector routes. The Bandra-Worli Sea Link is within short drive, opening up fast access to South Mumbai, and the Santacruz-Chembur Link Road (SCLR) provides quick east-west movement to Chembur and the eastern suburbs.
For rail, Santacruz Railway Station on the Western Line is within walking distance, with Khar Road and Vile Parle Stations close by. Metro Line 2B (DN Nagar-Mandale) has strengthened east-west transit, and the operational Metro Line 3 (Aqua Line) connects the broader Santacruz-BKC-Airport belt. CSMIA airport is just 3-5 km away — typically 10-20 minutes by road — making this one of the most airport-proximate industrial estates in Mumbai. BKC sits 4-6 km away, reachable in 15-25 minutes.
Business and Commercial Importance
Khira Industrial Estate supports a layered commercial ecosystem. Pharma and plastics manufacturing form a distinctive pillar — several long-standing tenants operate in specialty pharma, industrial plastics, and related verticals. Trading companies dealing in industrial goods, packaging, specialty products, and wholesale items form another significant segment, drawn by the estate’s central western-suburb position.
Media and creative businesses have grown steadily. Santacruz’s broader emergence as a media and advertising hub has pulled in post-production studios, design agencies, and content firms into the estate’s upper-floor units. Service-sector tenants — CA firms, consulting outfits, legal practices, and small IT service providers — round out the mix, alongside corporate back-offices that use the estate as a cost-effective airport-adjacent base.
Nearby Infrastructure and Facilities
The area around Khira Industrial Estate is exceptionally well-developed. Linking Road’s premium retail belt, Juhu’s lifestyle strip, and the Khar-Santacruz cafe culture are all within short reach. Healthcare is genuinely strong — Nanavati Max, Kokilaben Dhirubhai Ambani (Andheri), Holy Family Hospital, and Hinduja Khar are all within easy drive. Food options are abundant, from legendary Udupi and Irani outlets on S.V. Road to premium casual-dining along Linking Road. Banks, ATMs, courier services, and business support shops are plentiful. Hotels including ITC Maratha, Novotel, JW Marriott, and Sahara Star (all airport-adjacent) serve visiting clients.
Advantages of the Location
Airport proximity is the single biggest advantage — Khira Industrial Estate is among Mumbai’s closest industrial addresses to CSMIA, a genuine edge for businesses with frequent travel or logistics needs. BKC access via the SCLR and Linking Road is similarly strong. Rail and metro connectivity support employee commutes from across the city. Affordability relative to BKC, Bandra, and Grade-A towers in Andheri is a real draw, and the surrounding premium retail, lifestyle, and corporate ecosystem creates genuine network benefits for tenants.
Challenges or Limitations
Traffic congestion on S.V. Road, Linking Road, and the approaches to the Western Express Highway is a recurring concern, particularly during peak hours. Parking is genuinely tight throughout Santacruz West. Building infrastructure, while functional, shows its age compared to newer Grade-A stock nearby. Property rates have risen steadily, narrowing the affordability gap with premium developments. Monsoon waterlogging affects parts of the Santacruz-Khar belt during heavy rain.
FAQs
Q1. What is the PIN code of Khira Industrial Estate?
The estate falls under PIN code 400054.
Q2. Where exactly is Khira Industrial Estate located?
On B.M. Bhargava Road, off Swami Vivekanand Road (S.V. Road), near Khira Nagar in Santacruz West, Mumbai.
Q3. What kind of businesses operate here?
A mix of pharma and plastics manufacturers, trading firms, packaging operators, media and design studios, CA offices, consulting firms, and professional service tenants.
Q4. What unit sizes are available?
Commercial spaces range from compact units of around 400-500 sq ft to substantially larger configurations for mid-sized operations.
Q5. What is the nearest railway station?
Santacruz Railway Station on the Western Line is within walking distance, with Khar Road and Vile Parle close by.
Q6. How far is CSMIA airport?
Approximately 3-5 km, typically 10-20 minutes by road — one of the most airport-proximate industrial estates in Mumbai.
Q7. Is it a good choice for pharma and trading businesses?
Yes — the combination of airport access, BKC proximity, and the existing pharma-trading ecosystem makes it particularly well-suited.
Q8. What are the main challenges?
Peak-hour traffic on S.V. Road and Linking Road, limited parking, older building infrastructure, monsoon waterlogging, and rising property rates.
