Lodha Marq — Tardeo's Sea-View Heavyweight, Mid-2026
Lodha Marq, developed by the Lodha Group, is the most sea-view-dense single building Property Butler currently holds in active inventory across South Mumbai. Of our 12 live units at Marq, six carry an explicit sea-view orientation — meaning half the live shelf delivers what Tardeo buyers historically chase the building for. The configuration mix spans the 3 BHK at 1,488 sqft carpet up to a 9,183 sqft penthouse asking ₹120 Cr, with the mainline 3 BHK band trading between ₹10.71 and ₹24.43 Cr depending on carpet, floor zone and view. Possession is targeted for November 2028. The headline PSF on our side of the inventory varies materially by stack — the entry 1,488 sqft 3 BHK on the 2nd floor sits around ₹72,000 PSF; the Higher Floor sea-view 3 BHK at 1,488 sqft asks ₹13.39 Cr (~₹90,000 PSF); the broad-carpet 2,715 – 3,030 sqft 3 BHK pricier stacks sit in the ₹76,000 – ₹90,000 PSF corridor depending on floor and view. The broader Tardeo / Mahalaxmi peripheral luxury market we track is currently asking between ₹42,050 and ₹1,21,666 PSF across 70 active comparables (market median ₹67,137 PSF).
Lodha Marq — Tardeo — June 2026
₹10.71 Cr — ₹120 Cr (penthouse)
3 BHK + Penthouse · 1,488 – 9,183 sqft carpet · Possession Nov 2028 · 6 of 12 stacks sea-view
Snapshot — At a Glance
Why Lodha Marq — The Buyer Perspective
Tardeo is one of South Mumbai's most under-supplied luxury micromarkets. The locality runs from the August Kranti Maidan in the south to the Mahalaxmi Race Course in the north, with the Breach Candy seafront immediately west and the Grant Road / Tardeo Junction railway corridor immediately east. Historically, Tardeo's luxury supply was dominated by a small handful of mid-rise standalone society buildings; the new-construction luxury cohort has materialised only in the last decade, anchored by SD The Imperial Edge, Aplite Sapphire, MICL Aaradhya Avaan, The Stardeous and Lodha Marq. Marq is positioned as Lodha's flagship Tardeo product — a Wing A-led single-tower build with the sea-facing orientation chasing the Worli Sea Face and the Breach Candy seafront cluster, possession targeted November 2028.
The buyer who fits Marq best is the buyer who values the Tardeo postal address (premium South Mumbai without the Worli sticker), the Lodha brand premium (cleanest resale liquidity signal in Indian luxury real estate), and the sea-view orientation that Marq's Wing A delivers across half its stacks. The 3 BHK at 1,488 sqft on the 2nd floor at ₹10.71 Cr is the entry into a Grade-A Tardeo address materially below the equivalent Worli entry tier; the same 3 BHK 1,488 sqft on the Higher Floor at ₹13.39 Cr with sea-view orientation is the cleanest altitude-tier sea-view play in our active inventory; the broad-carpet 3 BHK at 3,030 sqft in the ₹23 – ₹24 Cr band positions Marq as a 4 BHK-equivalent ticket size at 3 BHK config simplicity. The penthouse at 9,183 sqft asking ₹120 Cr is a single, rare, ultra-luxury stack — for the buyer who treats real estate as a status statement rather than as a residential unit, this is what they are pricing.
The honest cons. The November 2028 possession is genuinely 29 months out from this writing. Buyers should plan for a 60 – 70% construction-stage payment carry across the window, with the bulk of milestone payments concentrated in the 12 – 18 months ahead of OC. The sub-tier floor zones at Marq — designated "Base Floor", "Mid Floor" and "Higher Floor" in the developer's allocation — are pricing layers, not just labels; the Base Floor 3 BHK at 2,715 sqft asks ₹20.63 Cr while the Higher Floor equivalent asks ₹24.43 Cr, a ₹3.8 Cr altitude premium on the same carpet that buyers should anchor against. The Lodha "++" notation on the headline price is real — floor rise, GST, stamp duty, registration and society formation deposits stack on top, typically adding 8 – 12% to the all-in ticket. Tardeo's daily-life mix is genuinely transitional — the Old World Tardeo residential cohort still anchors many corners; the F&B and luxury retail grid is thinner than Worli or Bandra West, with most weekend dining destinations a ten-minute drive away.
Configurations and Pricing Ladder
| Config / floor zone | Carpet | Asking | Implied PSF | View / notes |
|---|---|---|---|---|
| 3 BHK Base 2nd floor | 1,488 sqft | ₹10.71 Cr | ~₹71,975 | Open view · A Wing · entry-tier 3 BHK |
| 3 BHK 3rd floor | 1,488 sqft | ₹11.16 Cr | ~₹74,999 | Open view · A Wing · early floor rise |
| 3 BHK Higher Floor sea-view | 1,488 sqft | ₹13.39 Cr | ~₹89,985 | Sea view · panoramic stack · altitude-tier premium |
| 3 BHK 10th floor | 1,778 sqft | ₹13.86 Cr | ~₹77,953 | Open view · broader-carpet pivot |
| 3 BHK Base 2,715 sqft | 2,715 sqft | ₹20.63 Cr | ~₹76,003 | Garden view · Base Floor zone · A Wing |
| 3 BHK Higher Floor 2,715 sqft | 2,715 sqft | ₹24.43 Cr | ~₹89,981 | Sea view · Higher Floor zone · ₹3.8 Cr altitude premium |
| 3 BHK 2nd floor 3,030 sqft | 3,030 sqft | ₹23.63 Cr | ~₹77,987 | Sea view · large carpet · low floor |
| 3 BHK Mid Floor 3,030 sqft | 3,030 sqft | ₹24.24 Cr | ~₹80,000 | Sea view · Mid Floor zone |
| Penthouse | 9,183 sqft | ₹120 Cr | ~₹1,30,693 | Top of stack · one-of-one inventory |
Reading the Marq pricing matrix
Two pricing axes drive Marq inventory — carpet (1,488 sqft entry vs 2,715 vs 3,030 sqft broad) and floor zone (Base vs Mid vs Higher, plus explicit floor numbers 2/3/10). On the 1,488 sqft 3 BHK, the floor zone alone moves the headline from ₹10.71 Cr (2nd floor open view) to ₹13.39 Cr (Higher Floor sea view) — a ₹2.68 Cr / 25% spread on the same carpet driven entirely by altitude and orientation. On the 2,715 sqft 3 BHK, the spread is from ₹20.63 Cr (Base Floor garden view) to ₹24.43 Cr (Higher Floor sea view) — again roughly 18% — same carpet, same wing, same configuration. The cleanest single-stack value pick in our shelf is the 3 BHK 1,488 sqft at ₹13.39 Cr on the Higher Floor with sea view — at ₹89,985 PSF, this is the smallest-carpet sea-view stack and the cleanest entry into the Marq sea-face premium. For broader-carpet buyers, the 3 BHK 3,030 sqft at ₹23.63 Cr on the 2nd floor with sea view is the value pick over the ₹24.24 Cr Mid-Floor equivalent — a 2.5% headline discount for the lower floor at the same view and carpet.
Comparison vs Two Nearest Peer Towers
| Building | Asking PSF (mid-2026) | Possession | Standout factor |
|---|---|---|---|
| Lodha Marq (Tardeo) | ₹71,975 – ₹1,30,693 | Nov 2028 | Lodha brand · 50% sea-view inventory · 3 BHK + penthouse · single-tower premium |
| SD The Imperial Edge (Tardeo) | ₹55,000 – ₹85,000 | Under construction | SD Corp branding · larger inventory · 3 & 4 BHK formats |
| Lodha Bellevue (Mahalaxmi) | ₹60,000 – ₹1,10,000 | Mixed (Ready & Under Construction) | Same Lodha brand · race-course-view stacks · multi-tower mature inventory |
Location and Connectivity
Lodha Marq's Tardeo address sits at one of South Mumbai's tightest connectivity nodes. The Tardeo Junction railway station and the Bombay Central Western Railway Station are within a five-minute drive. The Bandra-Worli Sea Link on-ramp via Worli is approximately fifteen minutes off-peak. The Worli–Marine Drive Coastal Road's Worli interchange is around eight minutes south, which compresses Marine Drive and Nariman Point under twelve minutes off-peak — Marq is genuinely close to the CBD by South Mumbai standards. Mumbai International Airport (Terminal 2) is approximately thirty minutes off-peak via the Western Express Highway and the Sea Link. The Mumbai Metro Line 3 station at Mumbai Central is roughly five minutes by car and provides mass-transit anchoring to the BKC corridor and the airport.
For schools, J.B. Petit High School is approximately twelve minutes by car, Cathedral & John Connon is fifteen minutes via Marine Drive, Bombay International School (BIS) is ten minutes via the central spine, and the Activity High School cluster is close-by. Bombay Scottish Mahim is fifteen minutes via the Worli–Mahim corridor. For healthcare, Saifee Hospital is five minutes away, Bhatia Hospital is eight minutes, Wockhardt at Mumbai Central is six minutes, Sir H.N. Reliance Foundation is ten minutes. The Bombay Hospital cluster is fifteen minutes via Marine Drive. The lifestyle anchors include the Willingdon Sports Club at Mahalaxmi (ten minutes), the Breach Candy Club (eight minutes), the Mahalaxmi Race Course (twelve minutes) and the Marine Drive Promenade (twelve minutes). The High Street Phoenix and Phoenix Palladium retail grid is ten minutes via the central railway corridor. The Inox Insignia Nariman Point premium cinema and the Trident Nariman Point F&B cluster are fifteen minutes off-peak.
Property Butler's Verdict
Property Butler — verdict on Lodha Marq
Lodha Marq is the right answer for the high-net-worth Tardeo buyer who wants the Lodha brand premium, a sea-view orientation, and a 2028-horizon possession with structured construction-stage payments. The highest-conviction pick on the 12-unit live shelf is the 3 BHK 1,488 sqft at ₹13.39 Cr on the Higher Floor with sea view — smallest-carpet sea-view stack, ₹89,985 PSF (consistent with the Tardeo / Mahalaxmi sea-view premium), and the cleanest single-ticket entry into the building's headline orientation. For broader-carpet buyers, the 3 BHK 3,030 sqft at ₹23.63 Cr on the 2nd floor with sea view is the relative-value play — at ₹77,987 PSF on a large carpet with sea-view orientation, this stack delivers footprint and view at a sub-Higher-Floor headline. We push back on the assumption that the 1,488 sqft 2nd floor 3 BHK at ₹10.71 Cr is the value pick simply because it is the cheapest — it is a compact-carpet, low-floor, open-view stack; for buyers chasing the Marq pitch (sea view, altitude, Lodha-brand premium), this is the wrong stack to anchor on. The penthouse at ₹120 Cr is a ultra-luxury, status-stack ticket — for the buyer who is buying it, the absolute price and the rarity drive the decision, not the PSF. We negotiate hard on floor rise charges, GST stacking and milestone-linked payment schedules for any under-construction stack; ask for the out-the-door price including all charges before LOI.
Property Butler Inventory in Lodha Marq
Lodha Marq — 3 BHK Higher Floor sea-view
1,488 sqft · Higher Floor zone · A Wing · Sea view · Nov 2028 · panoramic stack
₹13.39 Cr
Lodha Marq — 3 BHK 3rd floor
1,488 sqft · 3rd floor · A Wing · Open view · Nov 2028
₹11.16 Cr
Lodha Marq — 3 BHK entry-tier
1,488 sqft · 2nd floor · A Wing · Open view · Nov 2028
₹10.71 Cr
Lodha Marq — 3 BHK 10th floor
1,778 sqft · 10th floor · A Wing · Open view · Nov 2028
₹13.86 Cr
Lodha Marq — 3 BHK 2nd floor broad carpet
3,030 sqft · 2nd floor · A Wing · Sea view · Nov 2028
₹23.63 Cr
Lodha Marq — 3 BHK Higher Floor sea-view broad
2,715 sqft · Higher Floor zone · A Wing · Sea view · Nov 2028
₹24.43 Cr
What Marq Buyers Commonly Miss
"Base Floor", "Mid Floor", "Higher Floor" are Lodha-administered pricing zones, not raw floor numbers. The developer slots stacks into named zones (rather than naked floor numbers) and prices them accordingly — the Higher Floor 2,715 sqft 3 BHK asks ₹3.8 Cr more than the Base Floor equivalent on the same carpet. Buyers should request the exact floor number associated with each zone before LOI, not just the zone name. Sea view at Marq is a Wing A orientation specifically. Of the 12 live stacks, six carry an explicit sea-view orientation — all are in Wing A. Buyers chasing sea view should confirm the wing and the stack number; not every Higher Floor stack on Marq is sea-facing. The 1,488 sqft 3 BHK is the cleanest entry but lean for the price band. ₹10.71 Cr on 1,488 sqft is ₹71,975 PSF — broadly priced in line with the Tardeo / Mahalaxmi peripheral luxury median we track, but on a compact-carpet floor plate. For families optimising for kitchen and living-room depth, the 2,715 – 3,030 sqft 3 BHK stacks deliver materially more daily-use footprint at a roughly 2x ticket size. The penthouse pricing assumes scarcity, not PSF math. ₹120 Cr on 9,183 sqft is ₹1,30,693 PSF — consistent with the top-tier Tardeo / Worli ultra-luxury penthouse band; this is a status-stack ticket whose pricing reflects rarity rather than apartment economics. Construction-stage carry is real over the 29-month window. At a ₹15 – ₹25 Cr ticket size, the milestone-linked payment carry across the Nov 2028 horizon is genuinely meaningful — NRI and HNI buyers should plan FX and liquidity timing carefully. Out-the-door pricing typically lands 8 – 12% above the headline after floor rise, GST, stamp duty, registration and corpus deposits.
Talk to Property Butler about Lodha Marq
We hold 12 live units across the 3 BHK 1,488 / 1,778 / 2,715 / 3,030 sqft formats and the 9,183 sqft penthouse. Floor-zone exact-floor mapping, RERA agreement, milestone schedule, bank approvals — handled in-house.
See our Lodha Marq unitsWhatsApp UsFrequently Asked Questions about Lodha Marq
When is Lodha Marq possession?
Target possession is November 2028 — roughly 29 months from this writing. Buyers should plan a structured construction-stage payment carry across the window.
What is the price per sqft at Lodha Marq?
Property Butler is currently transacting between ~₹71,975 PSF (2nd floor open-view 1,488 sqft 3 BHK) and ~₹89,985 PSF (Higher Floor sea-view stacks). The 2,715 – 3,030 sqft broad-carpet 3 BHK stacks sit in the ₹76,000 – ₹80,000 PSF band on lower floors and ₹89,000+ PSF on higher floors. The penthouse implies ~₹1,30,693 PSF. The Tardeo / Mahalaxmi peripheral luxury market median Property Butler tracks is ₹67,137 PSF.
Are Lodha Marq units sea-facing?
Yes, half of Property Butler's 12 live stacks carry an explicit sea-view orientation. The sea-view inventory is concentrated in Wing A's Higher Floor zone — Higher Floor 1,488 sqft (₹13.39 Cr), Higher Floor 2,715 sqft (₹24.43 Cr), and 2nd / Mid Floor 3,030 sqft (₹23.63 / ₹24.24 Cr).
What configurations does Lodha Marq offer?
Two configuration families are live in our inventory — 3 BHK in three carpet sizes (1,488 sqft, 1,778 sqft, 2,715 sqft and 3,030 sqft variants) and a single 9,183 sqft penthouse. No 2 BHK or 4 BHK formats currently sit in the active inventory we are transacting.
What is the Lodha Marq penthouse price?
The penthouse is asking ₹120 Cr on a 9,183 sqft carpet — implied ~₹1,30,693 PSF. This is a single, top-of-stack inventory ticket; pricing reflects scarcity (one-of-one inventory in the building) rather than per-sqft economics.
Are home loans approved at Lodha Marq?
Yes. SBI, HDFC, ICICI, Axis and Kotak underwrite Lodha Group Mumbai luxury under-construction inventory subject to individual eligibility. The Lodha brand premium materially helps loan-to-value approvals at this ticket size; Property Butler can arrange in-principle approval and milestone-linked disbursement scheduling on a per-buyer basis.
How do Base / Mid / Higher Floor zones work at Marq?
Lodha groups stacks into named pricing zones — Base, Mid, Higher — and applies floor-rise differentials by zone. On the same 2,715 sqft 3 BHK carpet, the Base zone asks ₹20.63 Cr and the Higher zone asks ₹24.43 Cr — a ₹3.8 Cr / 18% spread for the same configuration. Always request the exact floor number associated with each zone before LOI.