Lodha Marq Penthouse — The ₹120 Cr Sky Mansion Above Tardeo's Cumbala Hill Precinct
The penthouse at Lodha Marq is the single most expensive residential asking on Property Butler's Tardeo tap and one of three South Mumbai apartments tracked at the ₹100 Cr+ ticket in May 2026. The unit is a 9,183 sqft carpet sky-mansion sitting at the top of A Wing on the new Lodha Marq tower, asking ₹120 Cr, builder-finish, Sea View confirmed, with a Nov 2028 possession on the developer's published schedule. This is the apex tier of an 11-tower, 14.58-acre Lodha development that is being positioned as Lodha's flagship Tardeo product — the same developer who delivered Lodha World Crest, Lodha World Towers and Lodha The Park in the adjacent Worli precinct. The Marq penthouse is not a residence the developer expects to clear quickly; it is the building's headline asset, the unit that defines the Marq positioning for the entire 450-unit tower. The page below is for the UHNI buyer who has decided on Tardeo at the ₹100 Cr+ ticket and is choosing between the Marq penthouse and the next two penthouse-tier products in South Mumbai (Lodha Maison Tardeo and a handful of Cumbala Hill/Malabar Hill bungalow-tier residences).
Lodha Marq Penthouse · A Wing · Tardeo · May 2026
₹120 Cr
9,183 sqft carpet · A Wing top floor · Sea View · ₹130,750/sqft · Possession Nov 2028 · 1 PB live unit
Snapshot — At a Glance
What the Marq Penthouse is — and what it is not
The Marq penthouse is the combined plate that joins units 1, 2, 3 and 4 on the A Wing top floor of Lodha Marq into a single residence. At 9,183 sqft carpet it is roughly three times the carpet of a standard South Mumbai luxury 5 BHK and approaching the carpet plate of a Malabar Hill bungalow-tier residence. The unit's published specifications place it as a builder-finish handover — meaning the buyer takes a structurally complete shell with builder-grade flooring and bathrooms and is expected to invest a further ₹15–25 Cr on interior fit-out at this ticket. The orientation is Sea View confirmed; from the A Wing top-floor band on Marq's tower geometry, the panorama opens up over the Worli sea face arc, the Bandra-Worli Sea Link, and on a clear day reaches as far as the Malabar Hill curve.
- It is not a Lodha Maison. Lodha Maison is the bespoke ultra-private tier Lodha sells at a higher PSF (₹150,000+ per carpet sqft) with hand-curated interiors. The Marq penthouse sits at the ₹130,750/sqft band — Maison pricing with Marq-grade builder finish. A buyer choosing Marq Penthouse over Maison is paying a 12–18% PSF discount in exchange for the open-canvas finish and the carpet step-up.
- It is not Lodha Trump. Lodha Trump Worli sat as the previous-decade ultra-luxury anchor at ₹100,000–₹120,000/sqft on its prime plates. The Marq penthouse asks a 10–25% premium over peak Trump asking and adds the Tardeo / Cumbala Hill address rather than the Worli sea-face address.
- It is the fresh-built apex of Tardeo in 2026. Among under-construction or recently-launched Tardeo / Cumbala Hill luxury supply (Lodha Marq, Lodha Maison, MICL Aaradhya Avaan, SD The Imperial Edge), the Marq penthouse is the largest single combined plate in the ₹100 Cr+ band — and the only one with a Nov 2028 possession that puts the buyer in a finished apex residence within a 2.5-year horizon.
Honest cons. The penthouse is Nov 2028 possession on Lodha's published schedule. Lodha's track record on Marq's launch tier has slipped previously on the Mahalaxmi Bellevue product (originally pitched as mid-2024, delivering H2 2026); a UHNI buyer at the ₹120 Cr ticket should specifically negotiate a delay-related compensation clause in the agreement. The 'builder finish' tag on the penthouse plate is honest — but it means the buyer's all-in spend on the residence will be closer to ₹135–145 Cr after interior fit-out, which is the number that should anchor the buy decision rather than the ₹120 Cr asking. And A Wing's top-floor sea exposure is geometry-dependent — the Tardeo / Cumbala Hill plate places the building behind the existing Tardeo skyline of older Cumbala Hill bungalows; the unobstructed sea panorama begins above the floor band that A Wing's top reaches, but high-rise development on the adjacent Tardeo plots over the next decade could mediate the view.
The Marq Pricing Ladder — penthouse + 3 BHK + 4 BHK halo for context
Two pricing patterns to internalise before evaluating the Marq penthouse:
- The penthouse PSF is 45–55% above the 3 BHK premium plate. The premium 3 BHK at Marq transacts in the ₹85,000–₹95,000/sqft band; the penthouse jumps to ₹130,750/sqft. That spread is the 'apex floor + combined plate + brand-flagship' bundle premium. It is also a signal: the next deepest Tardeo penthouse-tier transaction Property Butler tracks (Lodha Maison combined plate, Cumbala Hill standalone bungalow) clears in the same ₹125,000–₹160,000/sqft band, validating Marq's penthouse pricing rather than discounting it.
- The under-construction discount is real. Marq's penthouse asks Nov 2028 possession. Comparable ready-to-move South Mumbai penthouse-tier products (Lodha Trump combined plate, Raheja Imperia upper plate, the rare Worli sea-facing 5+ BHK at the ₹100+ Cr asking) transact at a 15–25% PSF premium over Marq's under-construction price. Lock-in at ₹120 Cr today is, in PSF terms, ~₹15–25 Cr below where ready peer product trades.
Marq Penthouse vs the South Mumbai penthouse peer set
Among the four penthouse-tier products South Mumbai puts up at the ₹100 Cr+ band, Marq sits as the largest single carpet plate, the under-construction option with the cleanest builder finish handover, and the Tardeo address pick. Buyers choosing Trump or Imperia over Marq are picking the ready Worli sea-face address; buyers choosing Maison over Marq are paying a 10–18% PSF premium for the bespoke fit-out package and the smaller carpet plate.
Location + Connectivity — Tardeo at the Cumbala Hill spine
Tardeo is the locality bridging Cumbala Hill and Worli — the precinct where Marine Drive, Pedder Road and Peddar Road's western flank converge. The Lodha Marq plate sits on this spine and pulls together:
- Pedder Road / Cumbala Hill — ~0.8 km. The old-money SoBo precinct of bungalows, schools and the Breach Candy Hospital cluster.
- Mahalaxmi Racecourse — ~1.5 km via Tardeo Road; visible from upper plates on A Wing.
- Marine Drive / Nariman Point — 8–12 minutes by car off-peak; Coastal Road Phase 1 puts Marine Drive in even faster reach.
- Bandra-Worli Sea Link — 6–8 minutes via the Worli entry point; Bandra in 15–18 minutes total.
- BKC — 18–22 minutes via Sea Link.
- Hospitals — Breach Candy, Saifee, Jaslok, Bhatia all within a 2 km radius; Lilavati and Holy Family Bandra in 18–22 minutes.
- Schools — Bombay Scottish (Mahim), JB Petit, Cathedral & John Connon, Bombay International (Babulnath), Dhirubhai Ambani International (BKC) all in the 12–20 minute commute band.
- Metro Line 3 (Aqua) — Mahalaxmi / Grant Road stations within a 1.5–2 km radius; connects Tardeo to BKC, Cuffe Parade, Colaba on one train.
Property Butler's verdict — who should buy the Marq Penthouse
If you are a UHNI buyer in the ₹100 Cr+ ticket who wants the largest single carpet plate available in the South Mumbai under-construction luxury tier, the Marq penthouse is the correct product. The Tardeo address sits at the Cumbala Hill spine and is one of the few SoBo localities where a brand-new tower can still be built at this scale. The under-construction discount on Marq is real — the same plate transacts at 15–25% higher PSF on the ready Worli sea-face penthouse comparables (Trump, Imperia). For the buyer with a 2.5-year horizon to fit-out and move-in, the trade is straightforward.
Who should not buy the Marq Penthouse: the buyer who needs ready possession and immediate move-in (Trump or Imperia penthouse resale on the Worli sea-face is the alternative), and the buyer who specifically wants a bespoke fit-out handover with developer-led interior package (Lodha Maison's combined plate is the alternative at a 12–18% PSF premium). Investment-only buyers should also note that penthouse-tier gross rental yield clears only in the 1.5–2.0% band; this is a balance-sheet asset, not an income-producing one.
What we'd negotiate on as your buyer's broker: the delay-compensation clause (essential at Nov 2028 possession given Lodha's recent track record on Marq-launch-tier products), the parking allocation (penthouse plates are entitled to 4 dedicated spots; specifically negotiate full covered parking in the lower podium levels), the seller's flexibility on stamp-duty timing (a buyer at this ticket should structure the agreement to optimise stamp-duty payment around the Apr 2026 RR-hike cycle that has already passed), and the developer's commitment on interior fit-out specifications (penthouse buyers can negotiate a builder upgrade to imported flooring, premium kitchen package, and master-bath upgrade as part of the agreement). — Property Butler
Frequently asked questions
Is Lodha Marq RERA approved?
Yes. The development is registered under MahaRERA P51900046132. The penthouse plate is part of A Wing under the same registration. Verify at maharera.mahaonline.gov.in.
What is the price per sqft for the Marq Penthouse?
The penthouse asking transacts at ~₹130,750 per sqft on carpet — meaningfully above Marq's 3 BHK premium plate (₹85,000–₹95,000/sqft) and consistent with the South Mumbai penthouse peer band of ₹105,000–₹160,000/sqft.
Is the Marq Penthouse sea-facing?
Yes. The A Wing top-floor plate carries a Sea View tag with confirmed western exposure over the Worli sea-face arc and the Bandra-Worli Sea Link. The geometry of A Wing's top floor places the unit above the immediate Tardeo / Cumbala Hill skyline.
When is the Marq Penthouse possession?
Nov 2028 on the developer's published schedule. Buyers should structure the agreement with explicit delay-compensation clauses given the developer's recent track record on Marq-launch-tier products in the Mahalaxmi precinct.
What is the maintenance charge for the Marq Penthouse?
Society maintenance on the 9,183 sqft plate is projected at ₹1.65–2.10 lakh per month including amenity-stack contributions (clubhouse, pool, spa, concierge, valet, gym). The penthouse is also entitled to a private rooftop allocation that adds an additional ₹35,000–₹50,000 per month in dedicated services.
Are home loans approved for the Marq Penthouse?
SBI, HDFC, ICICI, Axis, Kotak and LIC Housing all underwrite Lodha Marq. For ₹100+ Cr loans the lender stack typically includes private banks (Yes Bank, IDFC, Kotak Wealth) and the underwriting becomes bespoke. Property Butler can arrange in-principle approval and lender-panel paperwork on a per-buyer basis.
What is the all-in cost including fit-out for the Marq Penthouse?
The plate is delivered builder finish at ₹120 Cr. Realistic fit-out budgets at this scale run ₹15–25 Cr for interior design, premium kitchen, master-bath upgrade, smart-home wiring, and audio-visual specification. Stamp duty + registration at 6% adds ₹7.2 Cr. All-in cost lands in the ₹142–152 Cr band.