Going from here onwards which is 2019, what ever suits you best with location and budget for a property to buy for self use should be given the top priority.
Top locations of investments in Mumbai have been with the type of properties 2 bhk in Andheri West, 2 bedroom in Bandra West, 2 bed apartment in Bandra Kurla Complex, 2 bhk flat in Worli, 1 bhk in Thane, 1 bedroom flat in Andheri East. These locations have given nearly 50 to 100% appreciation in the past 7 to 10 years but now they seem to be saturated.
Coming to investments in real estate or property which means either flats or offices or residential or commercial properties in Mumbai, you should considering investing in either in them near a metro station which is currently upcoming across the city of Mumbai.
The lease rent returns globally for residential vary from 3 to 6 percent on your invested amount and commercial can be higher than residential by 200 to 300 basis points.
Residential apartments in the range from 50 to 80 lakhs of good builders in good proximity to infrastructure still may have some juice however for commercial you need to have deep pockets and see what suits you.
When you are looking for investment don’t look a personal angle of staying or using as you will compromise then.