Mumbai Real Estate query

Hi Mumbaikars,

Context:

Living in Mumbai for last 3 years.At a stage where I want to have Real Estate in my portfolio.

From an investment perspective, evaluating whether to get a 1BHK in south Mumbai like Bandra/Worli or a 2/3BHK in suburbs.

I'm okay with a 3-4% rental yield + 5-7% appreciation as I want to have passive income as well using the investment.

Budget is upto 2Cr and looking at residential property only as I have access to a subsidized home loan, which isn't applicable on commercial properties.

Queries

Do you think a 5-7% appreciation is realistic for a locality like Bandra for an investment horizon of 5-10 years?

Where do you feel the combined return of rental yield + appreciation would be maximised - south Mumbai or suburbs? If in suburbs, which market would you suggest?