Lodha Marq Open View 3 BHK — The Value Stack Inside Tardeo's Top-Tier Tower
Lodha Marq is Lodha Group's ultra-luxury delivery on D N Road in Tardeo, an A-Wing 70-plus-storey single tower with the highest absolute pricing inside the Tardeo micromarket. The conversation around Marq is dominated by two narratives — the Sea View stack (the trophy plates that Lodha sells at PSF north of ₹1 lakh per sqft) and the Penthouse tier (the ₹100+ Cr signal-pricing duplex units). Sitting quietly between these two is the Open View stack — five 3 BHK units inside Property Butler's live tracker, all in A Wing on stacks 1-4, with mid-floor to lower-mid placement and the city-and-skyline outlook that does not catch the western Arabian Sea but does avoid the road-noise exposure of the eastern face. This is the value play inside Marq. Asking band ₹10.71 Cr to ₹21.45 Cr, carpet plates 1,488 sqft (3 BHK) to 2,715 sqft (3 BHK Mid Floor large), possession November 2028.
Lodha Marq · Open View 3 BHK · Tardeo · May 2026
₹10.71 Cr — ₹21.45 Cr
1,488 – 2,715 sqft carpet · 3 BHK · A Wing · Floors 2 – 10 + Mid Floor · Nov 2028 possession · 5 PB live units
Snapshot — At a Glance
Why Open View — Buyer Perspective
The Open View stack at Lodha Marq is the buyer's value play inside the building. Sea View at Marq trades at a documented premium of ₹15,000 to ₹28,000 per sqft over a comparable Open View plate on the same floor band. That premium reflects the western-side sliver of the Arabian Sea you can see from the upper floors of A Wing, the Marine Drive panorama from the very top, and the sunset orientation that the Marq marketing materials lean into. The Open View stack faces north-east and east — into the inner city skyline of Tardeo, the Hughes Road residential cluster, and the higher floors of Marq look across to Malabar Hill and the South Bombay heritage corridor.
What you give up: the trophy sunset and the sea-view bragging right. What you get in exchange: a 20 to 25 percent ticket discount on a comparable carpet plate, lower glare in the morning hours (the windows face away from the western sun), and a cleaner internal noise profile because the eastern face of A Wing is buffered by the Marq amenity podium and the property line setback from D N Road. The result is a 3 BHK at Marq for ₹10.71 Cr (1,488 sqft carpet, 2nd floor) versus the comparable sea-facing ask in the same carpet band that would start at ₹13.20 Cr and reach ₹15-16 Cr on the upper floors.
The honest read: Open View at Marq has the longest payback profile on resale of the three stacks (Sea, Open, Garden). When you re-list a 3 BHK five years out, the sea-facing equivalent will have appreciated more in absolute Rupee terms because Mumbai's view-premium ladder steepens with each cycle. But the entry discount you take is real and quantifiable, and if you intend to hold this as a primary residence or NRI second-home for 7+ years, the entry math is materially in your favour.
Configurations + Pricing Ladder — Open View 3 BHK
Two clean reads. First, the PSF compression across all five Open View 3 BHKs is exceptionally tight — between ₹72,000 and ₹79,000 per carpet sqft — which means the floor premium inside the Open View stack is modest (roughly ₹6,000 to ₹7,000 per sqft across an 8-floor jump). This is the Lodha pricing logic at work: the absolute PSF moves slowly within a stack because the developer's anchor is the corner-and-view premium, not the elevation. Second, the largest plate in the stack (2,715 sqft Mid Floor) trades at the same PSF as the small plates — meaning if you have the ticket for the bigger format, you are not paying a per-sqft premium for the extra carpet, which is structurally favourable to the buyer of the 3 BHK large plate.
Comparison vs Sea View and Garden View at Marq
Comparison vs Peer Tardeo and Mahalaxmi Projects
Location + Connectivity
Lodha Marq sits on D N Road in Tardeo, immediately south of the Hughes Road-Tardeo junction. The location is the textbook South-Central Mumbai sweet spot — Nariman Point is 14 minutes by car via the Worli Coastal Road southbound, Lower Parel is 9 minutes, Bandra Worli Sea Link entry at Worli Naka is 11 minutes, BKC central is 24 minutes. Pedder Road and Malabar Hill are 4-6 minutes north. Mahalaxmi station (Western Line) is 7 minutes; Charni Road station is 8 minutes.
Schools and hospitals: Aditya Birla World Academy (Tardeo) is a 6-minute walk; Cathedral & John Connon (Fort) is 14 minutes; Bombay International School is 5 minutes; Activity High is 7 minutes. Saifee Hospital is 4 minutes; Bombay Hospital is 12 minutes; Wockhardt Hospital (Mumbai Central) is 9 minutes. Phoenix Palladium (Lower Parel) for retail is 10 minutes; Crawford Market and Fort heritage corridor is 18 minutes.
Property Butler's Verdict
If you can stretch your ticket to the sea-facing inventory at Marq and you intend to hold for under five years, take the sea-view stack — the resale premium on Marq sea-view will outpace open-view materially in the next cycle, especially after the building completes handover in November 2028 and Lodha's resale book starts pricing actively. If you are buying Marq because you want the building (the brand, the Tardeo address, the Marine Drive 14-minute commute, the Aditya Birla World Academy adjacency for school-going kids) and you can hold for seven-plus years, the Open View stack is the right call — you take a 20-25 percent discount on entry that translates into a materially better IRR over a seven-year hold versus the sea-facing equivalent. The 3rd-floor 1,488 sqft at ₹11.16 Cr is the cleanest single buy in the stack — well-priced, lower-floor (cheaper to insure, faster to lift), and the Hughes Road view does not change dramatically from this floor versus the 8th. Negotiate hardest on the 10th floor 1,778 sqft at ₹13.86 Cr where the seller has the largest absolute price-to-give-up. The 2,715 sqft Mid Floor large-format 3 BHK at ₹21.45 Cr is the strongest absolute-quality buy if your ticket allows. Signed, Property Butler.
Property Butler Inventory — Marq Open View 3 BHK
Property Butler is currently transacting 5 Open View 3 BHK plates at Lodha Marq, all in A Wing. We track unit-level finishing-stage data, RERA registration link, and the Lodha allotment-letter copies for each plate. WhatsApp us to schedule a Marq site walk-through.
Talk to Property Butler about Lodha Marq
Tell us your floor preference, ticket band, and hold-horizon — we will revert with the 2-3 best-fit Open View 3 BHK plates inside Marq within 4 working hours.
WhatsApp Property ButlerFrequently Asked Questions
What is the PSF discount for Open View versus Sea View at Lodha Marq?
Property Butler's live tracker shows a discount of ₹15,000 to ₹28,000 per carpet sqft for Open View 3 BHK plates versus the comparable Sea View 3 BHK at Marq — a roughly 20 to 25 percent ticket discount on a like-for-like floor band.
When does Lodha Marq hand over?
November 2028. All 5 Open View 3 BHK plates Property Butler tracks live at Marq carry the Nov 2028 possession label.
What is the cheapest 3 BHK Open View at Marq?
A 2nd-floor 1,488 sqft Open View 3 BHK at ₹10.71 Cr — the entry-tier ticket inside Lodha Marq today.
Which direction does the Open View at Marq face?
North-east and east — into the inner Tardeo and Hughes Road skyline, with the upper floors looking across to Malabar Hill and the South Bombay heritage corridor.
Are home loans approved for Lodha Marq?
Yes — Lodha Marq is approved on the apex panel of HDFC, SBI, ICICI Bank, Axis Bank, Kotak Mahindra, Bajaj Housing Finance, and most cooperative banks. The Lodha allotment letter format is standardised for loan disbursement.
Is the Open View at Marq a permanent view?
The view direction is fixed (north-east and east), but it is not view-protected — the inner Tardeo skyline can densify over the next decade. The mid-and-upper floors (8th and above) have higher view-permanence than the lower floors.
What is the rental yield expected on a Marq Open View 3 BHK?
Property Butler's Marq rental decoder projects post-handover monthly rent of ₹3.5 to ₹4.5 lakh fully furnished on the 1,488 sqft 3 BHK — implying a gross yield of roughly 3.2 to 4.0 percent at the current ₹10.7 to ₹13.9 Cr ask band.