Lodha Marq Tardeo: Floor-Zone and PSF Matrix Decoded — Every Active Unit Analysed (May 2026)

Lodha Marq Tardeo lists a 3BHK on the 2nd floor at ₹23.63 Cr (3,030 sqft, sea view) while listing another 3BHK on the 2nd floor at ₹10.71 Cr (1,488 sqft, open view). Both are floor 2. Both are 3BHK. The gap is ₹12.92 Cr — not because of construction quality or finish, but because of carpet area and view aspect. This is the configuration-and-view premium logic that confuses most Tardeo buyers. Property Butler has mapped every active Lodha Marq unit to decode this matrix.

Why the Floor-Zone Matrix Matters at Lodha Marq

Lodha Marq sells configurations ranging from 1,488 sqft to 9,183 sqft (penthouse) across multiple floor zones. The PSF range is ₹71,975 to ₹130,653. Understanding which floor, which configuration, and which view generates which PSF is essential before making a ₹10–120 Cr commitment.

The Full Lodha Marq Active Unit Matrix (May 2026)

Config	Floor Zone	View	Carpet	Asking Price	PSF
Penthouse	Top Floor	Sea View	9,183 sqft	₹120 Cr	₹1,30,653
3 BHK	Higher Floor	Sea View	3,030 sqft	₹27.27 Cr	₹89,999
3 BHK	Higher Floor	Sea View	2,715 sqft	₹24.43 Cr	₹89,963
3 BHK	High Zone	Sea View	1,488 sqft	₹13.39 Cr	₹89,986
3 BHK	Mid Floor	Sea View	3,030 sqft	₹24.24 Cr	₹79,960
3 BHK	Mid Floor	Open View	2,715 sqft	₹21.45 Cr	₹78,988
3 BHK	Floor 10	Open View	1,778 sqft	₹13.86 Cr	₹77,952
3 BHK	Floor 8	Open View	1,488 sqft	₹11.60 Cr	₹77,957
3 BHK	Base Floor	Garden View	2,715 sqft	₹20.63 Cr	₹75,938
3 BHK	Floor 3	Open View	1,488 sqft	₹11.16 Cr	₹74,960
3 BHK	Floor 2 (sea)	Sea View	3,030 sqft	₹23.63 Cr	₹77,986
3 BHK	Floor 2 (open)	Open View	1,488 sqft	₹10.71 Cr	₹71,975

The Three Insights That Jump Out of This Data

Insight 1: Sea View Commands ₹11,000–18,000/sqft Premium Over Open View at the Same Floor

The starkest contrast in the matrix: two 3BHK units at approximately floor 2 — one sea view (3,030 sqft at ₹77,986/sqft), one open view (1,488 sqft at ₹71,975/sqft). The sea view adds ₹6,011/sqft at the lower floor level. At higher floors, Property Butler tracks the sea view premium at ₹10,000–12,000/sqft (compare mid-floor sea view 3BHK at ₹79,960 vs mid-floor open view at ₹78,988 — smaller gap because the mid-floor open view also benefits from significant height above the surrounding streetscape). The sea view premium is highest at lower floors, where open-view units look into adjacent buildings rather than open sky.

Insight 2: ₹78,000–80,000/sqft is the “Floor-Agnostic” PSF Band for Open View

Across 8 open-view and garden-view units in the matrix, PSF clusters remarkably tightly at ₹74,960–78,988 regardless of floor level (floors 2–mid). This is Lodha Marq's non-sea-view “house price” — what you pay for the Tardeo address, the Lodha brand, and the building's amenity stack, without a sea view premium. The garden view base floor (₹75,938/sqft) sits at the bottom of this band; upper open view at mid-floor (₹78,988) sits at the top. The floor increment within the non-sea-view band is modest: roughly ₹150/sqft per floor (₹3,000 on 20 floors), suggesting Lodha prices by view aspect more than by floor height for non-sea-view units.

Insight 3: Sea View Higher Floor Breaks ₹90,000/sqft — Open View Never Does

At higher floors, the sea view premium pushes PSF to ₹89,963–89,999/sqft. Property Butler has not seen a single open-view Lodha Marq unit above ₹79,000/sqft in active listings. The ₹90,000/sqft barrier is exclusively a sea view phenomenon at Marq. This has implications for resale: buyers purchasing open-view units at ₹78,000–79,000/sqft should not assume they will exit at ₹90,000+ unless the view transforms (which it will not, given the fixed building orientation).

The Carpet Area Dimension: 1,488 sqft vs 3,030 sqft

Lodha Marq lists the same “3 BHK” label on units ranging from 1,488 sqft to 3,030 sqft — a 103% size difference. At the ticket price level, this means:

3BHK Type	Carpet	Entry Price	What You Get
Compact 3BHK	1,488 sqft	₹10.71 Cr	3 bedrooms at ~300–350 sqft each, tight living room
Standard 3BHK	1,778 sqft	₹13.86 Cr	3 bedrooms at ~380–420 sqft each, generous living
Large 3BHK	2,715 sqft	₹20.63 Cr	3 bedrooms + study + large terrace/balcony
Grand 3BHK	3,030 sqft	₹23.63 Cr	3 oversized bedrooms, multiple balconies, sea view

The 1,488 sqft compact 3BHK at ₹10.71–13.39 Cr is Lodha Marq's value entry point — the lowest you can buy into the building. The 3,030 sqft grand 3BHK at ₹23.63–27.27 Cr is a different product entirely: a three-bedroom home with room to live rather than just sleep. Property Butler advises buyers to treat these as two different products rather than a floor premium on the same product.

The ₹120 Crore Penthouse: What It Is and Who It's For

The Lodha Marq penthouse is 9,183 sqft at ₹120 Cr — ₹1,30,653/sqft, making it Mumbai's most expensive under-construction residential unit per sqft outside Altamount Road's Antilia tier. This is not a buyers' guide item — it is a category asset. Property Butler has seen UHN (ultra-high-net-worth) mandates for this unit primarily from NRIs based in the UK and UAE, and from family offices seeking a flagship South Mumbai address. The unit's ₹120 Cr ticket is all-inclusive builder-offered pricing as of May 2026; no negotiation has been offered to any buyer in active discussions.

What to Buy and at What Budget

Budget ₹10–14 Cr

Compact 3BHK (1,488 sqft), floors 2–10, open view. PSF: ₹71,975–77,957. The entry to Lodha Marq. Best for: end-users who want the Tardeo address and Lodha brand without requiring a sea view. Negotiate ₹10.71–11.16 Cr range on lower floors.

Budget ₹13–15 Cr

Standard 3BHK (1,778 sqft), floor 10, open view. PSF: ₹77,952. Better room sizes, same open view. Property Butler rates this as the best value configuration in the 1,778 sqft band.

Budget ₹13–15 Cr (sea view)

Compact 3BHK (1,488 sqft), high zone, sea view. PSF: ₹89,986. At ₹13.39 Cr, this is the cheapest sea view unit at Lodha Marq. Higher zone means better height. Best for: buyers who need the sea view label at minimum ticket.

Budget ₹20–27 Cr

Grand 3BHK (2,715–3,030 sqft), mid to higher floor, sea view. PSF: ₹78,988–89,999. This is the Lodha Marq product most buyers dream of: oversized sea-view 3BHK with multiple balconies and premium height. Best for: family end-users who need generational space.

Possession Timeline: November 2028

Lodha Marq targets possession November 2028 — 2.5 years from today. Property Butler tracks Lodha's recent South Mumbai deliveries: Lodha Bellevue at Mahalaxmi delivered broadly on schedule, and Lodha's World Towers at Worli have maintained timeline discipline. A ₹10–120 Cr commitment at Marq carries relatively low developer execution risk versus a mid-tier builder. Budget a 3–6 month buffer for regulatory approvals and society formation.

Frequently Asked Questions

Why does floor 2 sea view cost more per sqft than floor 8 open view?

Because “sea view” at floor 2 still provides a direct line of sight to the Arabian Sea in Lodha Marq's orientation — the Altamount Road elevation gives even lower floors an unobstructed westward view. At ₹77,986/sqft (sea view, fl. 2) vs ₹77,957/sqft (open view, fl. 8), the difference is minimal. But the floor-2 sea view unit is 3,030 sqft, anchoring the higher ticket while the PSF is almost identical to the open-view fl. 8 compact unit.

Is there room to negotiate on Lodha Marq pricing?

Property Butler has tracked Lodha Marq negotiation outcomes: compact 3BHK on lower floors (2–4) has 1.5–2% flexibility. Mid-floor open view units have 0.5–1% flexibility. Sea view high zone and higher floor units: negligible flexibility. Grand 3BHK (3,030 sqft) sea view: effectively list price. Lodha's centralized pricing team controls discounting strictly at Marq — attempts to negotiate significantly below ask typically result in unit being reallocated.

What is the GST implication on a ₹27 Cr Lodha Marq purchase?

On a ₹27.27 Cr purchase (higher floor sea view grand 3BHK), GST at 5% adds ₹1.36 Cr. Stamp duty at 6% adds ₹1.64 Cr. Total all-in cost: approximately ₹30.27 Cr. Buyers should budget this full cost when evaluating the unit — it is not unusual for all-in costs to run 11–13% above the base price for premium UC purchases in Mumbai.

Can the compact 3BHK (1,488 sqft) be a good long-term hold at ₹10.71 Cr?

Yes — the 1,488 sqft compact 3BHK at ₹10.71 Cr (₹71,975/sqft) is the lowest PSF in the entire Lodha Marq portfolio. As the entry unit into a Tier-1 Lodha building in Tardeo, it benefits from the building's brand umbrella in resale without the sea view carrying cost. Property Butler's 5-year model targets ₹85,000–92,000/sqft at Marq by 2030 (based on Tardeo's 7–9% historical CAGR), implying 18–28% appreciation on the compact 3BHK entry. This is not a guaranteed outcome, but it is Property Butler's base case for a well-located Lodha delivery.

Is the ₹120 Cr penthouse listed on the open market?

The penthouse is available via Lodha's direct sales channel and select empanelled partners including Property Butler. It is not an “open market” sale in the traditional sense — it requires a face-to-face meeting, financial qualification, and a defined timeline commitment. Property Butler can facilitate an introduction to the Lodha Marq sales team for qualified buyers.

Property Butler's Recommendation

The compact sea view 3BHK (1,488 sqft, high zone, ₹13.39 Cr) is Property Butler's top pick at Lodha Marq for the ₹13–16 Cr buyer range — it gets you into the sea view tier at the lowest ticket, at a height above the surrounding skyline. For buyers who need genuine living space: the standard 3BHK (1,778 sqft, floor 10, ₹13.86 Cr) at ₹77,952/sqft is the deepest value in the portfolio.