Lifescapes Glory — Parel's 21-Storey Residential Tower Opposite ITC Hotel, by Rohan Lifescapes
Lifescapes Glory is a 21-storey residential project by Rohan Lifescapes located in the heart of Parel, opposite ITC Hotel — one of the central Mumbai luxury-hotel anchors that defines the Parel commercial-and-residential skyline. Registered under MahaRERA P51900003605, the project is at advanced construction stage with work currently progressing on the 17th floor and possession scheduled for December 2026. Rohan Lifescapes has been an established Mumbai developer since 1996 with a multi-project track record across the central Mumbai belt. As of May 2026, Property Butler holds four live units in the building — two 1 BHKs, one 2 BHK, and one 3 BHK — all on the 17th floor in Wing A with City View orientation. The Parel-opposite-ITC location combined with the 17th-floor positioning gives buyers a genuinely premium central Mumbai address at sub-Worli pricing.
Lifescapes Glory — Parel — May 2026
₹1.71 Cr — ₹5 Cr
1 BHK · 2 BHK · 3 BHK · 450 – 1307 sqft carpet · Possession Dec 2026 · Rohan Lifescapes
Snapshot — At a Glance
Why Lifescapes Glory — The Buyer Perspective
Lifescapes Glory is built for the buyer who wants central Mumbai positioning at a Parel PSF. The opposite-ITC-Hotel location is the entire pitch — Parel is the geographic centre-of-gravity of the Lower Parel / Prabhadevi / Worli office-and-residential cluster, with structurally lower per-sqft pricing than its three immediate neighbours. The buyer profile splits in three. The first is the Lower Parel / BKC working professional who wants a 1 BHK or 2 BHK within a 10-minute drive of office — the under-₹2 Cr 1 BHK at Lifescapes Glory is the cheapest sub-1-km Parel-station-walk-distance entry into central Mumbai residential ownership. The second is a small-family end-user upgrading from a 30-year-old central-Mumbai building to a modern 21-storey tower — the 835 sqft 2 BHK at ₹3.20 Cr and the 1307 sqft 3 BHK at ₹5 Cr fit that profile. The third is the central-Mumbai investor underwriting the Lower Parel commercial-cluster expansion — Parel residential serves as a structural rental feeder for Lower Parel and BKC office demand, and the 1 BHK rental thesis is strong here.
The 17th-floor positioning across all four units is significant. Parel at this elevation clears most of the surrounding mid-rise stock and gives genuinely usable city sight-lines. The Wing A orientation means the units catch the eastward Mumbai light pattern through morning into early afternoon — excellent for working-from-home ergonomics. The double-height AC entrance lobby is one of the standout amenities — central Mumbai mid-segment buildings rarely deliver a properly air-conditioned lobby, which is a daily-experience differentiator in Mumbai's monsoon and summer extremes. The rooftop jogging track is the second meaningful amenity — at floor 21 there is unobstructed sky and ventilation, making the track genuinely usable rather than brochure decoration.
The honest cons. Rohan Lifescapes is an established but mid-tier developer — it lacks the Lodha / Birla / Indiabulls brand recognition that drives the strongest 5-year resale appreciation in central Mumbai. Buyers who underwrite the developer-brand discount on entry should factor that in. The 450 sqft 1 BHK is genuinely compact — comfortable for a single working professional or couple, tight for a couple with a child. The 463 sqft 1 BHK at ₹1.75 Cr is functionally similar to the 450 sqft at ₹1.71 Cr but carries a marginal premium for the 13 sqft additional carpet. City View orientation means no sea view from this elevation — Parel at floor 17 has too much surrounding building stock for harbour or Mahim Bay sight-lines, which only open up at floor 25+ in nearby G+38 towers. The Dec 2026 possession means a 7-month wait from May 2026, which is shorter than most under-construction options in the locality but still requires the buyer to plan around interim accommodation. And the construction stage at floor 17 in May 2026 means there are still six floors of structural and finishing work pending — buyers should verify construction-progress milestones at the site visit.
Configurations and Pricing Ladder
| Config | Carpet | Asking price | Implied PSF | Floor / view |
|---|---|---|---|---|
| 1 BHK | 450 sqft | ₹1.71 Cr | ~₹38,000 | Floor 17 · Wing A · City View |
| 1 BHK | 463 sqft | ₹1.75 Cr | ~₹37,800 | Floor 17 · Wing A · City View |
| 2 BHK | 835 sqft | ₹3.20 Cr | ~₹38,300 | Floor 17 · Wing A · City View |
| 3 BHK | 1307 sqft | ₹5 Cr | ~₹38,250 | Floor 17 · Wing A · City View |
How to read Lifescapes Glory pricing
PSF clusters very tightly between ₹37,800 and ₹38,300 — a sub-1.5% band across all four units. This is exceptionally flat for a Parel building. The 463 sqft 1 BHK actually carries the lowest PSF in the building (~₹37,800) — making it the per-sqft value play among the 1 BHK formats. The 3 BHK at 1307 sqft sits at ~₹38,250, which is among the lowest 3 BHK PSFs in central Mumbai for a sub-Dec-2026-possession new build. For comparison, equivalent Lower Parel 3 BHK new-build PSF is in the ₹52,000–₹65,000 band — Lifescapes Glory delivers a structural ~30% PSF discount for what is technically a Parel address but functionally an extension of the Lower Parel commercial cluster.
Comparison vs Two Nearest Peers
| Building | Median PSF | Possession | Standout factor |
|---|---|---|---|
| Lifescapes Glory (Parel) | ~₹38,100 | Dec 2026 | 21-storey · opposite ITC Hotel · 1/2/3 BHK · sub-Lower-Parel PSF |
| Sattva Parel | ~₹52,000 | Ready | Top-tier developer · ₹3.15–3.85 Cr 2 BHK |
| Sobha Inizio Parel | ~₹56,000 | Ready | Premium positioning · luxury 3 BHK · brand-recognised builder |
Location and Connectivity
Lifescapes Glory is positioned in the heart of Parel opposite ITC Hotel — one of the central Mumbai 5-star anchors. Parel Railway Station is a 5-minute walk; Curry Road Station is 4 minutes; Lower Parel Station is 8 minutes; and Prabhadevi (formerly Elphinstone Road) Station is 10 minutes. That is four primary railway-station options within walking distance — genuinely rare in Mumbai residential and a structural commute advantage for tenants and end-users alike. The Lower Parel commercial cluster (One BKC commercial peers, Indiabulls Finance Centre, Lodha Excelus, Senapati Bapat Marg office complex) is 5–8 minutes by car. BKC is 12 minutes via the Sea Link approach. Worli is 7 minutes via Annie Besant Road. Bandra Worli Sea Link access is 6 minutes — opening up Bandra in 15 minutes and the airport in 25 minutes off-peak.
For families: Bhavan's College (8 min by car), Welingkar Institute of Management (5 min by car), IES VN Sule Guruji Marathi School (10 min by car), KEM Hospital and Tata Memorial Hospital (both 6 minutes by car — making Parel one of Mumbai's strongest healthcare-access locations). The retail and dining belt of Parel includes Phoenix Marketcity (Kurla, 12 minutes) and the Lower Parel mall cluster (High Street Phoenix, 7 minutes). The opposite-ITC location is also genuinely useful for buyers who entertain — ITC's restaurants and lounges are a 1-minute walk for client meetings, and the hotel's banquet facilities are within walking distance for family events.
Property Butler's Verdict
Property Butler — verdict on Lifescapes Glory
Lifescapes Glory is the right building for the buyer who wants central Mumbai positioning at a structurally lower PSF than Lower Parel / Prabhadevi / Worli, with possession in Dec 2026 and a four-station-walk-distance commute advantage. The flat ₹38,000 PSF across the building is genuinely competitive — that is roughly 30% below Sattva Parel and 32% below Sobha Inizio for what is functionally an equivalent Parel address. The 463 sqft 1 BHK at ₹1.75 Cr is the strongest investment-grade unit — Parel-station walking distance plus Lower Parel commute lets it rent at ₹38,000–₹50,000 monthly, giving 2.6–3.4% yield. The 1307 sqft 3 BHK at ₹5 Cr is the standout end-user value — that PSF is among the lowest sub-Dec-2026 3 BHK PSFs in central Mumbai. We negotiate hardest on the 3 BHK (₹15–25 lakh room against ask given the larger ticket) and the 835 sqft 2 BHK (₹10–18 lakh room). The 1 BHKs are tighter on negotiability given the smaller absolute ticket. Where we say no: a buyer who needs immediate possession (this is Dec 2026), who values a top-tier developer brand, or who needs a sea view should look at Sattva Parel (Ready, top-tier brand) or step up to one of the Lower Parel new-build options.
Property Butler Inventory in Lifescapes Glory
Lifescapes Glory — 1 BHK
450 sqft · Floor 17 · Wing A · City View · Dec 2026 possession
₹1.71 Cr
Lifescapes Glory — 1 BHK (larger format)
463 sqft · Floor 17 · Wing A · City View · Dec 2026 possession
₹1.75 Cr
Lifescapes Glory — 2 BHK
835 sqft · Floor 17 · Wing A · City View · Dec 2026 possession
₹3.20 Cr
Lifescapes Glory — 3 BHK
1307 sqft · Floor 17 · Wing A · City View · Dec 2026 possession
₹5 Cr
What Lifescapes Glory Buyers Commonly Miss
The four-station walking-distance commute access is structurally undervalued. Lifescapes Glory sits within walking distance of Parel, Curry Road, Lower Parel, and Prabhadevi stations. Most central Mumbai residential gets you walking distance to at most one or two stations. Four-station coverage is genuinely exceptional and gives the building structural commute optionality — if Western Line is delayed you walk to Lower Parel for Central Line; if Central Line is delayed you walk to Prabhadevi for Western Line. Over a 5-year hold this commute optionality saves roughly 80–120 hours of incremental commute time for a daily commuter. The opposite-ITC-Hotel location is a structural address premium that has not yet repriced into PSF. Most central Mumbai opposite-luxury-hotel residential trades at a 12–18% address premium versus equivalent residential 200–300 m away. Lifescapes Glory's flat ₹38,000 PSF does not yet reflect this premium, partly because the building is not yet handed over and the address premium tends to crystallise in the resale market in the 12–24 months after handover. The double-height AC entrance lobby is materially differentiating in central Mumbai mid-segment. Most central Mumbai residential below ₹6 Cr ticket size has a non-AC entrance lobby that becomes uncomfortable in monsoon and summer. The double-height AC lobby at Lifescapes Glory is a daily-life upgrade that residents report as one of the strongest day-to-day satisfaction differentiators in similar Rohan Lifescapes projects already handed over. The 17th-floor positioning across all our units gives consistent product comparison. All four units we hold are on Floor 17 in Wing A — meaning buyers comparing the 1 BHK against the 2 BHK against the 3 BHK are comparing identical floor positioning, identical wing orientation, identical view sight-lines, and identical floor-plate elevation. The decision is purely about square footage need versus budget, with no hidden differentiators that bias the comparison.
Talk to Property Butler about Lifescapes Glory
We hold four 17th-floor units in Lifescapes Glory. Site visits include a walk through the construction stage and the comparison units at this elevation. Floor plans, agreement copies, bank approvals, registration — handled by our team.
See our Lifescapes Glory unitsWhatsApp UsFrequently Asked Questions about Lifescapes Glory
Is Lifescapes Glory RERA approved?
Yes. Registered with MahaRERA under registration number P51900003605. The project is at advanced construction stage with work currently progressing on the 17th floor.
When is Lifescapes Glory possession?
December 2026 across all configurations. Construction is currently on the 17th floor as of May 2026. Buyers committing now lock the 2026 PSF for a 7-month possession wait.
What is the price per sqft at Lifescapes Glory?
PSF clusters very tightly between ₹37,800 and ₹38,300 across 1 BHK, 2 BHK, and 3 BHK configurations. The 463 sqft 1 BHK actually carries the lowest PSF in the building. This is roughly 30% below equivalent Lower Parel new-build PSF.
Are Lifescapes Glory apartments sea facing?
No. The four units Property Butler holds are on Floor 17 with City View orientation — Parel cityscape sight-lines but no direct sea view at this elevation. Sea views in Parel require 25+ floor positioning in a G+38 tower. The opposite-ITC-Hotel location compensates with a strong central Mumbai address quality.
How far is Parel Station from Lifescapes Glory?
A 5-minute walk. Curry Road Station is 4 minutes, Lower Parel Station is 8 minutes, and Prabhadevi Station is 10 minutes — four primary station options within walking distance. This is genuinely exceptional commute optionality for central Mumbai residential.
Are home loans approved at Lifescapes Glory?
Yes. Major lenders including SBI, HDFC, ICICI, and Axis have approved Lifescapes Glory for home loans. With Dec 2026 possession 7 months away, loan disbursement schedules align cleanly with construction-progress milestones. LTV up to 80% is standard subject to individual eligibility.
What is the maintenance charge?
Society maintenance is projected at ₹5–7 per sqft per month, working out to roughly ₹2,500–₹3,300 per month for the 1 BHK, ₹4,200–₹5,800 for the 2 BHK, and ₹6,500–₹9,200 for the 3 BHK. The double-height AC lobby and rooftop amenities drive the slight upward bias on the per-sqft maintenance.