Lodha Bellevue — Decoding the 2.5 BHK Tier, the Last Sub-₹6 Cr Entry Into a Lodha Mahalaxmi Tower
Lodha Bellevue at Mahalaxmi is the most-traded ready Lodha tower in the central-South Mumbai under-₹15 Cr corridor. Property Butler tracks 74 active sale listings in the tower, with 4 BHK and 3 BHK configurations accounting for 63 of the 74. Sitting below those two formats — and almost invisible in the broker conversation — is the building's least-discussed but most strategically priced format: the 2.5 BHK. Property Butler holds two live 2.5 BHK units at Lodha Bellevue at ₹5.26 Cr each, both 877–879 sqft carpet, sitting at ~₹60,000 PSF. That ticket is the only sub-₹6 Cr entry point into a Lodha-built Mahalaxmi tower in May 2026. For the buyer who wants Lodha brand, Mahalaxmi address, and a ready-to-move unit but cannot stretch to the ₹9.6 Cr 4 BHK ticket, the 2.5 BHK is the wedge.
Lodha Bellevue 2.5 BHK — Mahalaxmi — May 2026
₹5.26 Cr
2.5 BHK · 877–879 sqft carpet · ~₹60,000 PSF · Tower-1 Ready / Adjacent Phases Under Construction
Snapshot — At a Glance
Why the 2.5 BHK at Lodha Bellevue — The Buyer Perspective
The 2.5 BHK at Lodha Bellevue is engineered for one specific buyer: the household that wants the Lodha-built Mahalaxmi address with all the brand-grade common-area finish, security, and amenity stack — but is unwilling to compromise to a smaller-developer alternative just to keep the ticket under ₹6 Cr. At 877–879 sqft carpet, the unit is a 2 BHK + study/utility room layout, with the 'half' bedroom doing duty as either a guest room, dedicated home office, or staff/storage room. The single ₹5.26 Cr ticket places this format in territory normally occupied by 2 BHK and small 3 BHK formats in unbranded Mahalaxmi towers — but here, the buyer is acquiring a Lodha tower with its associated resale liquidity and brand premium.
The configuration suits three buyer profiles. The first-time premium-tier buyer: typically a 32–40-year-old DINK or one-child household upgrading from a Bandra or Khar 1 BHK rental at ₹85K–₹1.2L per month — the EMI on ₹3.5 Cr borrowed at 8.5% is roughly ₹3 lakh per month, comparable to senior-stage Bandra rents, with the asset-build benefit. The investor / future-end-user dual play: rental yield at 2.5 BHK Mahalaxmi sits at 2.6–3.2% — a fully-furnished 877 sqft 2.5 BHK at Lodha Bellevue rents at ₹1.4–1.7 lakh per month to the corporate-expat / mid-senior executive market, with a 24–36 month buy-and-hold window before the family transitions in. The downsize-and-relocate buyer: empty-nester selling a 4 BHK Bandra apartment and re-entering at Lodha Mahalaxmi for proximity to South Bombay families and Hinduja/Wockhardt healthcare.
The honest cons. The 2.5 BHK floor inventory is structurally narrow — Property Butler tracks just 2 active 2.5 BHK at Lodha Bellevue in May 2026, with the citywide market rarely exceeding 4–6 units at any time. Buyers need to move with conviction when the right floor and view stack appears. The 'half' bedroom at 877 sqft is genuinely small — closer to a 70 sqft niche than a habitable child's bedroom, so households planning a second child within 3 years should be honest about the space constraint and prefer the 3 BHK at a higher ticket. The view stack at 877 sqft is typically lower-floor / interior-stack — Property Butler walks each unit with the buyer to confirm — sea-view 2.5 BHKs are exceptionally rare and command a ₹10,000–₹15,000 PSF premium when they appear. Maintenance at Lodha Bellevue runs ₹16–₹22 per sqft per month, which is the higher end of Mahalaxmi maintenance — a ₹14,000–₹19,000 monthly cost on a 877 sqft 2.5 BHK that buyers should factor into 5-year cash-flow modelling alongside the EMI.
2.5 BHK vs 3 BHK vs 4 BHK at Lodha Bellevue — The Pricing Ladder
| Config | Carpet | Ask range (Cr) | PSF (median) | Active count |
|---|---|---|---|---|
| 2 BHK | ~700 – 850 | ₹4.08 — ₹5.04 Cr | ₹52,492 | 5 active |
| 2.5 BHK (entry sweet spot) | 877 – 879 | ₹5.26 Cr | ~₹60,000 | 2 (Property Butler holds both) |
| 3 BHK | 877 – 1,391 | ₹3.43 — ₹9.64 Cr | ₹55,000 | 34 active |
| 3.5 BHK | 1,162 – 1,206 | ₹6.77 — ₹6.99 Cr | ~₹57,500 | ~2 in Property Butler |
| 4 BHK | 1,603 – 1,960 | ₹8.43 — ₹12.50 Cr | ₹56,938 | 29 active |
Why the 2.5 BHK PSF sits where it does
At ~₹60,000 PSF, the 2.5 BHK at Lodha Bellevue trades at a ₹4,200 PSF premium to the locality average of ₹64,200 PSF (the locality average pulls down because Mahalaxmi-Jacob Circle and West Mahalaxmi pricing dilute the central premium). Within the building, the 2.5 BHK PSF sits roughly 9% above the 3 BHK median of ₹55,000 — that premium reflects the smaller floorplate's higher per-sqft fitout cost. The pay-up against the 3 BHK is real: a ₹5.26 Cr 3 BHK at Lodha Bellevue gets ~950 sqft of carpet vs the 2.5 BHK's 877 sqft. Translation: buyers paying for the 2.5 BHK are paying for a tighter Lodha-built floorplate, not a carpet upgrade. The carpet trade is the function of the 'half' bedroom — a configuration premium that the buyer must want.
Floor and View Stack — Where the 2.5 BHK Sits
The 2.5 BHK floorplate at Lodha Bellevue exists across the tower's mid-floor band (typically floors 10–25 out of the 45–57-floor structure depending on phase). Property Butler's two live units sit on the building's interior stack with semi-open city views. The cleanest sea-horizon stacks at Lodha Bellevue (when they appear) are on the western-orientation 4 BHK and 5 BHK formats above floor 30 — not on the 2.5 BHK. The 2.5 BHK is typically a no-sea-view but central-Mahalaxmi-skyline product, with views of the Race Course green and the central spine.
Lodha Bellevue's PSF gradient across floor bands is roughly: low floor (1–10) at ₹40,000–48,000 PSF, mid floor (11–25) at ₹50,000–60,000 PSF, high floor (26–40) at ₹60,000–75,000 PSF, ultra-high floor (40+) at ₹75,000–110,000 PSF for premium-stack 4 BHK and 5 BHK. The 2.5 BHK at ~₹60,000 PSF places this format in the mid-floor band on a per-sqft basis. Property Butler walks each shortlisted unit with the buyer on the actual floor at daytime and dusk to assess view permanence.
Comparison — 2.5 BHK / Sub-₹6 Cr Branded Tower in Central Mahalaxmi
| Building | Comparable carpet | Ask | PSF | Standout |
|---|---|---|---|---|
| Lodha Bellevue 2.5 BHK | 877 – 879 | ₹5.26 Cr | ~₹60,000 | Lodha brand · Mahalaxmi address · only sub-6 Cr Lodha entry |
| Raheja Modern Vivarea 3 BHK (compact) | 900 – 1,000 | ₹6.50 — ₹8 Cr | ₹70,000 — ₹80,000 | Raheja brand · premium common areas · higher ticket |
| Piramal Mahalaxmi 2 BHK | ~800 – 950 | ₹5.50 — ₹6.50 Cr | ~₹65,000 — ₹72,000 | Piramal brand · 2 BHK format · narrower carpet |
Location and Connectivity
Lodha Bellevue sits on the Mahalaxmi side of Dr E Moses Road, adjacent to the Race Course and the Jacob Circle precinct. Mahalaxmi station (Western line) is a 4-minute drive / 12-minute walk; Mumbai Central station is 7 minutes by car. The Mumbai Metro Line 3 Mahalaxmi station on Dr E Moses Road is a 5-minute drive — on full commissioning, this compresses BKC and the airport to under 30 minutes door-to-door. The Coastal Road interchange at Khan Abdul Gaffar Khan Road is a 9-minute drive via Worli Naka, compressing Marine Drive and Nariman Point to 18 minutes off-peak. The Bandra-Worli Sea Link on-ramp is 8 minutes via Worli Naka.
Schooling is one of Mahalaxmi's strongest draws: Cathedral and John Connon at Fort is a 15-minute drive, Bombay International at Babulnath 8 minutes, J.B. Petit at Fort 18 minutes. Healthcare: Wockhardt at Mumbai Central is 9 minutes, P.D. Hinduja Hospital 12 minutes, Bombay Hospital and Saifee 14 minutes. The Mahalaxmi temple at Bhulabhai Desai Road is a 7-minute drive, and the famous Haji Ali shrine is a 6-minute walk down Lala Lajpatrai Marg. Retail and F&B grids of Phoenix Palladium / Kamala Mills are an 11-minute drive via Senapati Bapat Marg.
Property Butler's Verdict on the Bellevue 2.5 BHK
Property Butler — verdict on the 2.5 BHK tier
The 2.5 BHK at Lodha Bellevue is the right unit for the household that has saved ₹2 Cr equity, qualifies for ₹3.5 Cr home loan, and wants the Lodha-Mahalaxmi badge with all its associated resale liquidity — but is not ready to write a ₹9.6 Cr cheque for the 4 BHK. Our highest-conviction pick is the ₹5.26 Cr unit at 877 sqft on a mid-floor interior stack — at ~₹60,000 PSF, the configuration premium over a comparable 2 BHK is real but small, and the brand benefit at resale is meaningful (we forecast 12–18 month resale exit at 4–8% above current ask on a Lodha-built ready-to-move tower in central Mahalaxmi). We push back on the alternative play of stretching the budget to a smaller-developer 3 BHK at ₹5.5–6 Cr in the same Mahalaxmi catchment — the per-sqft you save vs Lodha Bellevue gets consumed by inferior common-area finish and weaker resale liquidity at exit. Negotiation lever at the 2.5 BHK: insist on Lodha CRM confirmation of OC for the specific phase, transfer-fee clean-out, and verify the cooperative society maintenance arrears at closing.
Property Butler Inventory at Lodha Bellevue — 2.5 BHK
Lodha Bellevue — 2.5 BHK Mid Floor
879 sqft · Mahalaxmi · Open view · ~₹60,000 PSF
₹5.26 Cr
Lodha Bellevue — 2.5 BHK Mid Floor
877 sqft · Mahalaxmi · Open view · ~₹60,000 PSF
₹5.26 Cr
Talk to Property Butler about Lodha Bellevue 2.5 BHK
We hold the only two live 2.5 BHK units at Lodha Bellevue. Site walk, floor selection, society NOC handling, registration support — all in-house.
See our Bellevue unitsWhatsApp UsFrequently Asked Questions about Lodha Bellevue 2.5 BHK
What is the carpet of the 2.5 BHK at Lodha Bellevue?
The 2.5 BHK at Lodha Bellevue carries 877–879 sqft carpet. It is a 2 BHK + study/utility room layout, with the 'half' bedroom doing duty as a guest room, home office, or staff/storage room.
What is the PSF at Lodha Bellevue 2.5 BHK?
The 2.5 BHK at Lodha Bellevue trades at approximately ₹60,000 PSF (₹5.26 Cr at 877–879 sqft). The building-wide PSF band runs ₹30,873 to ₹109,949 depending on floor and stack.
Is Lodha Bellevue RERA approved?
Yes. The completed Lodha Bellevue phases are registered with MahaRERA with OC. Adjacent under-construction phases of the Lodha Bellevue complex have their own RERA registrations. Property Butler verifies the registration number and phase-specific OC for each unit before booking.
When is Lodha Bellevue 2.5 BHK possession?
The 2.5 BHK units Property Butler holds sit in the OC-cleared Tower-1 phase, ready for immediate possession post-registration. Buyers should confirm phase-specific OC at the unit level — Property Butler handles this verification in-house.
What is the rental yield on a Lodha Bellevue 2.5 BHK?
A fully-furnished 2.5 BHK at Lodha Bellevue rents at approximately ₹1.4–1.7 lakh per month to the corporate-expat / mid-senior executive market. Against a ₹5.26 Cr ticket, that delivers a gross rental yield of 3.2–3.9%, in line with the central-South Mumbai 2 to 3 BHK rental yield benchmark.
Are 2.5 BHK units sea-facing at Lodha Bellevue?
Sea-view 2.5 BHK units at Lodha Bellevue are exceptionally rare. The configuration is typically placed on the building's interior stacks with city / Race Course / Mahalaxmi-skyline views. The cleanest sea-horizon stacks at Lodha Bellevue are on western-orientation 4 BHK and 5 BHK formats above floor 30.
What is the maintenance at Lodha Bellevue?
Lodha Bellevue maintenance runs ₹16–₹22 per sqft per month for the ready phases. For a 877 sqft 2.5 BHK that is ₹14,000–₹19,000 per month — higher end of Mahalaxmi maintenance, reflective of the Lodha amenity stack. Property Butler verifies current society dues and arrears on the specific unit before transfer.
Are home loans approved for Lodha Bellevue 2.5 BHK?
Yes. SBI, HDFC, ICICI, Axis and LIC Housing actively underwrite the OC-cleared Lodha Bellevue resale units subject to individual eligibility. The Lodha brand and OC-cleared status delivers strong lender comfort — typically 75–80% LTV on the registered transaction value.