Indiabulls Sky Forest 4 BHK — The Sky Penthouse Plate Inside the Senapati Bapat Marg Twin Towers
The 4 BHK at Indiabulls Sky Forest is the apex plate of a 438-unit, two-tower development that runs G+50/51 stories above Senapati Bapat Marg in Lower Parel — the address that anchors the One Avighna Park / Lodha World Crest / Lodha Bellissimo / Lodha Park luxury arc. Where the building's 3 BHK plate handles the bulk of inventory turnover at 1,488–1,900 sqft carpet, the 4 BHK is engineered as the family flagship: 3,075 to 3,130 sqft carpet, almost the size of a comparable Worli sea-facing 5 BHK, priced at ₹15.5 to ₹16 Cr. Property Butler is currently transacting two live 4 BHK Sky Penthouses in Tower A3 — Unit 01 on floor 19, and Unit 12 on floor 29. Both are Ready to Move with OC received; both carry Open View tags facing the Western corridor that the building's geometry exposes to. This is the page for the buyer who has decided on Indiabulls Sky Forest, knows the 3 BHK plate well, and is now choosing whether to step up to the 4 BHK Sky Penthouse plate at roughly twice the carpet for a 50–60% absolute price step.
Indiabulls Sky Forest 4 BHK — A3 Wing · Lower Parel · May 2026
₹15.5 Cr — ₹16 Cr
3,075 – 3,130 sqft carpet · Floors 19 & 29 · Open View · OC received · 2 PB live units
Snapshot — At a Glance
Why the 4 BHK plate is the standout at Sky Forest
Sky Forest's 3 BHK plates run a wide range — 1,488 sqft at the entry tier (priced from ₹4.15 Cr at the rental-heavy A3 stack base) up to a generous 3,868 sqft at the largest 3 BHK configuration. The 4 BHK plate is a different product. Sized at 3,075–3,130 sqft, it lives at the carpet bracket of a Worli 4–5 BHK, but at the Lower Parel locality PSF, which currently transacts in the ₹40,000–₹55,000 per carpet sqft band for ready Lower Parel high-rises. Three reasons buyers stepping up to this plate stay with it through close:
- The carpet-per-rupee math wins. A buyer at ₹15.5 Cr who would otherwise be looking at a Worli 4 BHK at 2,000–2,200 sqft (Lodha World View, Lodha World Towers entry plate) gets 40–55% more carpet at Sky Forest's 4 BHK plate — but at a Lower Parel locality address rather than Worli. For end-user families who want maximum carpet at this ticket and are comfortable with the Lower Parel side of the Sea Link arc rather than the Worli side, this trade is straightforward.
- A3 Wing is the better tower. Sky Forest is a twin-tower development; A3 is consistently the wing Property Butler steers serious 4 BHK buyers toward. Both 4 BHK units in our inventory sit in A3 — floor 19, Unit 01 and floor 29, Unit 12 — and both face the open Western corridor that exposes to the Mahalaxmi racecourse, the Worli sea spine, and the Sea Link curve in the distance. The lower-floor A3 unit on floor 19 is the entry; the floor-29 unit is the premium with elevated panoramic exposure.
- OC received with no construction risk. Sky Forest delivered Tower A3 with Occupancy Certificate already in hand. Both 4 BHK Penthouses in inventory are Ready to Move; home loan disbursement happens in full at registration rather than milestone-linked. For the buyer at ₹15+ Cr ticket with a 60%+ loan component, this is materially different from buying an under-construction 4 BHK at the same ticket in Worli.
Honest cons. The Open View tag is honest — it is open over the Western corridor — but it is not a confirmed sea view. From floor 19, the panorama is dominated by the Lower Parel mid-rise skyline with the sea visible as a horizon line on a clear day; from floor 29, the sea exposure is meaningfully better but still mediated through the Mahalaxmi racecourse and intermediate buildings. For the buyer who specifically wants an unmediated sea view from a Lower Parel apartment, One Avighna Park's high-floor plate is the stronger pick. Sky Forest also runs at a slightly older finish package than some 2024–2025 Lower Parel completions, so an interior refresh budget of ₹35–50 lakh on resale stock is realistic. Society maintenance on the 4 BHK plate runs ₹50,000–₹62,000 per month.
The 4 BHK Pricing Ladder — by floor
Two pricing patterns to internalise before walking these units:
- The floor premium is ₹50 lakh on a 10-floor jump. Same tower, same wing, same view-orientation label — but floor 19 asks ₹15.5 Cr and floor 29 asks ₹16 Cr. That's a ~₹5 lakh per floor premium on a 10-floor delta, slightly tighter than the Worli sea-facing comparable where the per-floor premium tends to run ₹8–12 lakh. The Sky Forest floor premium has compressed because the building's geometry caps unobstructed exposure improvements above floor 25 (above which the panorama becomes increasingly similar).
- The PSF is the Lower Parel value pocket at this carpet plate. At ~₹50,000/sqft, the Sky Forest 4 BHK is roughly 20–30% cheaper per sqft than a comparable 3,000+ sqft Worli sea-facing 4 BHK and 35–45% cheaper than the same plate in Crown Phase 1 Prabhadevi. The trade-off is the address — Lower Parel rather than Worli or Prabhadevi — and the view tier (Open versus confirmed Sea).
4 BHK vs 3 BHK at Sky Forest — which is the correct ticket
The 4 BHK plate at the 3,075–3,130 sqft band runs at a similar PSF to the largest 3 BHK (3,868 sqft) — both transact in the ₹50,000/sqft band. The difference is structural: the 4 BHK is laid out with four full en-suite bedrooms and a dedicated maid suite, where the largest 3 BHK plates are typically configured as 3 BHK + family room or 3 BHK + study. End-user buyers with a multi-generational or live-in-help requirement should walk both before committing; investors at this ticket should prefer the 3 BHK plate because gross yield clears slightly higher.
How Sky Forest's 4 BHK reads against Lower Parel peers
Sky Forest at the 4 BHK Sky Penthouse plate is the deepest carpet you can buy in Lower Parel at this PSF band. One Avighna Park is the stronger pick for buyers who need confirmed Worli sea exposure; Lodha World Crest is the right choice for buyers who specifically want the Lodha podium amenity stack and are willing to pay a 25–35% PSF premium for it. Sky Forest is the carpet-maximalist's pocket.
Location + Connectivity — why Senapati Bapat Marg in 2026
Indiabulls Sky Forest sits on Senapati Bapat Marg, the spine that connects Lower Parel to Mahalaxmi. The location pulls together five infrastructure threads that materially affect Crown 4 BHK valuation:
- Mahalaxmi Metro Station (Line 3) — ~600 metres. The Aqua Line connects Mahalaxmi directly to Worli, BKC, Cuffe Parade and Colaba.
- Elphinstone / Prabhadevi Railway Station (Western Line) — ~3 km drive, ~12 minutes off-peak. Direct Bandra, Andheri, Borivali connections.
- Mahalaxmi Racecourse — directly visible from A3 Wing's western corridor; provides the open visual frontage the 'Open View' tag describes.
- Bandra-Worli Sea Link — 8–10 minutes off-peak via the Worli interchange; Bandra in 15–20 minutes.
- Mumbai Coastal Road (Phase 1 + Phase 2) — connects to Marine Drive and Bandra spine; access via the Worli or Mahalaxmi connector.
- Hospitals — Lilavati / Jaslok / Wockhardt all within 12–18 minutes; Tata Memorial 4 km via Annie Besant Road.
- Schools — Hill Spring International, Bombay Scottish (Mahim), JB Petit, Dhirubhai Ambani International (BKC) all within 12–22 minutes by car.
- Commercial spine — Phoenix Marketcity / Palladium Mall / The Capital BKC / One Lodha workplaces all in the 8–18 minute commute band.
Property Butler's verdict — who should buy the Sky Forest 4 BHK
If you are a multi-generational family in the ₹15–17 Cr ticket who wants maximum carpet on a Lower Parel address with ready possession, the Sky Forest 4 BHK Sky Penthouse plate is the strongest carpet-per-rupee buy in the locality. The A3 Wing floor-29 Unit 12 at ₹16 Cr is the premium product if pricing is firm; the floor-19 Unit 01 at ₹15.5 Cr is the negotiation door — slightly lower floor band but still well above the podium amenity deck and with the same Open View orientation.
Who should not buy the Sky Forest 4 BHK: the buyer who specifically needs a confirmed sea view (One Avighna Park or a Worli sea-facing 4 BHK is the right pick) and the buyer at the same ticket who wants the Lodha brand premium on a new-launch finish package (Lodha World Crest or Lodha Allura are the alternatives, with the trade-off of higher PSF). Investors at this ticket should also note that the 3 BHK plate clears higher gross yield than the 4 BHK Sky Penthouse — investment-only ticket should size to 3 BHK rather than this plate.
What we'd negotiate on as your buyer's broker: society transfer charges (Indiabulls society norms run ₹15,000–₹25,000 + ₹8/sqft transfer premium), the parking allocation (4 BHK plates are entitled to 2 spots; specifically negotiate covered tandem rather than open lot), and the seller's flexibility on the lighting/interior fit-out condition — most resale 4 BHK Sky Penthouse units have lived-in finish packages that benefit from a ₹30–50 lakh refresh budget. — Property Butler
Frequently asked questions
Is Indiabulls Sky Forest RERA approved?
Yes. The development is registered under MahaRERA P51900000467 and P51900000616. Both registrations are verifiable at maharera.mahaonline.gov.in. The 4 BHK Sky Penthouse plate sits in Tower A3.
What is the price per sqft for the Sky Forest 4 BHK?
Property Butler's live 4 BHK inventory transacts in a ₹49,500 – ₹52,000 per sqft band on carpet. The floor-19 unit anchors the entry of the range; the floor-29 unit sits at the upper end.
Are Sky Forest 4 BHK units sea-facing?
Both 4 BHK units in Property Butler's inventory carry Open View tags facing the Western corridor toward Mahalaxmi racecourse and the Sea Link in the distance. Sea exposure becomes meaningful at floor 25+ but is not the unmediated unit-facing sea view that One Avighna Park's high-floor stack offers.
When is the Sky Forest 4 BHK possession?
Both 4 BHK Sky Penthouses are Ready to Move with Occupancy Certificate received. There is no construction-completion risk; home-loan disbursement happens in full at registration.
What is the maintenance charge at Sky Forest?
Society maintenance on the 4 BHK Sky Penthouse plate runs ₹50,000–₹62,000 per month, including amenity-stack contributions for the clubhouse, swimming pool, gymnasium, squash court and 24x7 security. This is consistent with Lower Parel high-rise norms.
Are home loans approved for Sky Forest 4 BHK?
Yes — SBI, HDFC, ICICI, Axis, Kotak and LIC Housing all underwrite the building. Because A3 Wing has OC, disbursement happens at registration. For ₹15+ Cr loans Property Butler can arrange in-principle approval and bank-panel paperwork on a per-buyer basis.
What is the rental potential of a Sky Forest 4 BHK?
Furnished rental comparables suggest the 3,075–3,130 sqft Sky Penthouse plate rents at ₹3.5–4.5 lakh per month. Gross yield on the ₹15.5–16 Cr asking ticket sits in the 2.6–3.1% band — slightly below the 3 BHK plate yield of 2.8–3.4%.