Sussex Industrial Estate is a well-established commercial-industrial complex located in the heart of Byculla East, Mumbai. Spread across a practical multi-wing layout on Dadoji Konddeo Cross Road, near Keshavrao Borker Marg in the New Patra Chawl and Dhaku Prabhuchi Wadi belt, the estate has served as a working business address for decades — housing a diverse mix of small and mid-scale manufacturing units, printing and packaging firms, trading houses, warehousing operators, service-sector tenants, and professional offices in one of central Mumbai’s most historically important industrial and trading neighbourhoods.
Byculla holds a fascinating position in Mumbai’s urban geography. Long anchored by the Mumbai Port Trust, the Byculla textile mills, the famous Byculla Market, and the historic Byculla Club, the area formed part of the Parel-Lalbaug-Byculla industrial corridor that once powered Bombay’s commercial rise. Over the past two decades, the neighbourhood has been quietly transforming, with the Eastern Freeway now operational, Metro Line 3 fully functional at nearby stations, and ongoing redevelopment activity — including the Byculla Zoo modernisation and various mill-land redevelopments — bringing fresh commercial energy. Sussex Industrial Estate has maintained its working character through this transformation, continuing to serve as a practical base for businesses connected to Mumbai’s port, trading, and traditional industrial economy.
| Category | Details |
| Location | Dadoji Konddeo Cross Road, Keshavrao Borker Marg, Byculla East, Mumbai |
| State | Maharashtra |
| Industrial Estate | Sussex Industrial Estate |
| PIN Code | 400027 |
| Type | Mixed Industrial & Commercial Estate |
| Major Industries | Manufacturing, Printing, Packaging, Trading, Warehousing, Offices |
| Distance from BKC | Approx. 10-12 km |
| Nearby Airport | CSMIA Mumbai, approx. 18-20 km |
| Major Roads | Dadoji Konddeo Road, Eastern Freeway, Dr Babasaheb Ambedkar Road, P.D’Mello Road |
| Nearby Landmark | Byculla Station, Byculla Zoo, Mumbai Port Trust, Dockyard, Eastern Freeway |
Overview of Sussex Industrial Estate
Sussex Industrial Estate is a long-established complex on Dadoji Konddeo Cross Road, within walking distance of Byculla Railway Station and close to the Eastern Freeway. It consists of multiple wings (A, B, and others) with small to medium-sized units catering to a diverse range of businesses, with unit sizes ranging from compact configurations of around 300-500 sq ft to substantially larger spaces 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 central Mumbai location. Byculla East sits at the historical heart of the city’s industrial corridor, with the Mumbai Port Trust, the dockyards, and the traditional trading bazaars all within close proximity — a combination that has kept the estate consistently attractive to tenants whose operations connect to port, trading, and central-Mumbai logistics.
Location and Connectivity
Connectivity is one of Sussex Industrial Estate’s genuine strengths. Road access is exceptional — the estate sits on Dadoji Konddeo Cross Road, with immediate links to Dr Babasaheb Ambedkar Road, P.D’Mello Road, and the Eastern Freeway. The Eastern Freeway is particularly transformative, providing direct elevated access to South Mumbai’s Fort-Nariman Point belt in under 15 minutes off-peak, and fast outbound connectivity to Chembur and the eastern suburbs.
For rail, Byculla Railway Station on the Central Line is within walking distance — giving tenants direct services to CST, Dadar, Thane, and onward to the Central Line network. Chinchpokli and Sandhurst Road Stations are also close by. Metro connectivity has been transformative — Mumbai Metro Line 3 (Aqua Line: Colaba-Bandra-SEEPZ) is now operational, with the nearest stations providing fast links to BKC, Worli, and the airport corridor.
CSMIA airport is approximately 18-20 km away, typically 35-50 minutes by road. BKC sits 10-12 km away, reachable in 25-40 minutes via the Eastern Freeway.
Business and Commercial Importance
Sussex Industrial Estate supports a layered commercial ecosystem. Printing and packaging firms form a distinctive pillar — the Byculla belt has historically been home to one of Mumbai’s densest concentrations of printing presses, and several long-standing tenants operate in specialty printing, carton manufacturing, labels, and packaging solutions. Manufacturing units producing hardware, specialty goods, garments, and industrial components round out the industrial mix.
Trading companies dealing in industrial goods, specialty chemicals, imported items, and wholesale products form another significant segment, drawn by Byculla’s historical role as a trading hub and its proximity to the Mumbai Port Trust. Service-sector tenants — CA firms, legal practices, consulting outfits, and small IT service providers — have steadily moved into upper-floor units, reflecting the area’s gradual diversification.
Nearby Infrastructure and Facilities
The area around Sussex Industrial Estate has a distinctive central Mumbai character. The Byculla Zoo (Veermata Jijabai Bhosale Udyan) and the Bhau Daji Lad Museum add cultural depth. The legendary Byculla Market and the dense trading bazaars of Bhendi Bazaar, Mohammed Ali Road, and Crawford Market are all within short reach.
Healthcare is exceptional. J.J. Hospital, Cama Hospital, Masina Hospital, Saifee Hospital, and Wadia Hospitals are all within easy drive — one of the strongest hospital concentrations in Mumbai. Food options span legendary Irani cafes like Britannia & Co., traditional Parsi and Bohri establishments, and some of Mumbai’s most storied street food. Banks, ATMs, courier services, and industrial supply shops are plentiful. Business hotels including ITC Grand Central at Parel are within short drive.
Advantages of the Location
Eastern Freeway access is a single major advantage — few industrial addresses in Mumbai offer such direct, fast links to South Mumbai’s commercial core. Rail connectivity via Byculla Station supports city-wide employee commutes. Metro Line 3 access is transformative. Central Mumbai positioning means tenants can serve clients across South Mumbai, BKC, and Parel from one base. Port proximity and the historical Byculla-Crawford trading ecosystem create real network benefits. Affordability relative to Lower Parel, Worli, or BKC is a genuine draw, offering a central Mumbai address at meaningfully more approachable rates.
Challenges or Limitations
Traffic congestion on Dadoji Konddeo Road, Dr Babasaheb Ambedkar Road, and the approaches to the Eastern Freeway is a recurring concern, particularly during peak hours. Parking is genuinely tight throughout the estate and surrounding roads. Building infrastructure, while functional, shows its age compared to newer Grade-A stock in Lower Parel or BKC. Monsoon waterlogging affects parts of the Byculla-Parel belt during heavy rain. The immediate neighbourhood retains the gritty, working-class character of old central Mumbai, which some premium tenants may find unsuitable for client-facing operations.
Conclusion
Sussex Industrial Estate has held a dependable place in Mumbai’s central commercial map for decades, supporting a practical mix of printing, packaging, manufacturing, trading, and service-sector tenants in the heart of Byculla East. With the Eastern Freeway providing fast access to South Mumbai, Byculla Station offering direct Central Line connectivity, Metro Line 3 fully operational, and the broader Byculla-Parel-Port Trust ecosystem surrounding it, the estate is set to remain a dependable working address — the kind of location whose central Mumbai positioning and deep trading-industrial heritage quietly support a meaningful slice of the city’s commercial economy.
FAQs
Q1. What is the PIN code of Sussex Industrial Estate?
A: The estate falls under PIN code 400027.
Q2. Where exactly is Sussex Industrial Estate located?
A: On Dadoji Konddeo Cross Road, near Keshavrao Borker Marg in the New Patra Chawl belt of Byculla East, Mumbai.
Q3. What kind of businesses operate here?
A: Printing presses, packaging and carton manufacturers, trading firms, manufacturing units, wholesale distributors, CA offices, and professional service tenants.
Q4. What unit sizes are available?
A: Commercial spaces range from compact units of around 300-500 sq ft to substantially larger configurations for mid-sized operations.
Q5. What is the nearest railway station?
A: Byculla Railway Station on the Central Line is within walking distance.
Q6. How far is CSMIA airport?
A: Approximately 18-20 km, typically 35-50 minutes by road.
Q7. Is it a good choice for printing and trading businesses?
A: Yes — the combination of Eastern Freeway access, Byculla’s historical printing ecosystem, Port Trust proximity, and central Mumbai positioning makes it particularly well-suited.
Q8. What are the main challenges?
A: Peak-hour traffic, limited parking, older building infrastructure, monsoon waterlogging, and the traditional industrial character of the surrounding area.
