One Avighna Park is one of those Lower Parel addresses where the listing label hides more than it reveals. The precinct on N M Joshi Marg actually contains two distinct deliveries — the original One Avighna Park towers (Phase 1, the older delivery) and the newer Two Avighna Park / Phase 2 towers — yet almost every active listing simply says "One Avighna Park". For a buyer evaluating a 4 BHK at ₹21 Cr versus another 4 BHK at ₹27 Cr in the "same" project, the missing piece is which phase the unit actually sits in. Property Butler tracks 31 active listings across the Avighna Park precinct as of May 2026, with PSF spanning ₹54,000 to ₹88,000 — a ₹34,000 PSF spread inside one branded compound. Here is the decoder.
Avighna Park Active Asking Range
₹14 Cr — ₹40 Cr
31 active listings · PSF ₹54k – ₹88k · 3 BHK to 5 BHK · Property Butler market data, May 2026
Phase 1 vs Phase 2 — what is actually different
Phase 1 is the original Avighna Park development — twin 61-storey residential towers delivered in the 2017–2019 window. Phase 2 (often informally branded "Two Avighna Park") is a more recent delivery in the same compound, also 61-storey, completed in the 2022–2024 window. Both share the podium amenity stack, the security perimeter, and the broader address. They do not share construction vintage, fit-out specification, view aspect, or — most importantly — pricing.
| Parameter | Phase 1 (Original) | Phase 2 (Newer) |
|---|---|---|
| Delivery vintage | 2017–2019 | 2022–2024 |
| Total floors per tower | 61 | 61 |
| Average 3 BHK PSF | ₹54,000 – ₹66,000 | ₹66,000 – ₹78,000 |
| Average 4 BHK PSF | ₹66,000 – ₹74,000 | ₹74,000 – ₹88,000 |
| 5 BHK PSF | ₹55,000 – ₹76,000 | ₹78,000 – ₹83,000 |
| Fit-out spec | Original 2017 spec; resale buyers expect refurbishment | Current spec; minimal refurb needed |
| Resale velocity (4 BHK) | 11–14 months | 8–11 months |
The pattern is clear: Phase 2 trades at a 12–18% PSF premium across configurations because of its newer vintage and lower refurbishment overhang. A 4 BHK 2,950-sqft carpet in Phase 1 currently asks around ₹21 Cr (₹71,000 PSF). The same configuration in Phase 2 asks ₹26 Cr (₹88,000 PSF). Both sellers will tell you it is "One Avighna Park". Both are correct. The buyer who pays ₹26 Cr for a Phase 1 unit thinking it is Phase 2 has overpaid by ₹5 Cr.
How to identify which phase a listing is in — five tests
The Phase-Identification Checklist
- Ask for the OC (Occupancy Certificate) issuance year. 2017–2019 OC = Phase 1. 2022–2024 OC = Phase 2. This is the single most reliable test.
- Ask for the original allotment letter date. Phase 1 allotments mostly run 2014–2016. Phase 2 allotments run 2018–2021.
- Ask for the agreement-for-sale registration date (different from the most recent transfer). Pre-2018 = Phase 1.
- Photo-test: lobby finish. Phase 1 lobbies use a darker stone palette; Phase 2 uses a lighter, more contemporary finish. A buyer site-visit answers this in 30 seconds.
- Ask for the tower number. Locals often refer to Phase 2 towers by an ordinal label that signals the newer delivery. The seller / broker should confirm which specific tower.
The 31 active listings — split decoder
Of the 31 active asks Property Butler is tracking, the configuration mix breaks roughly as follows:
| Configuration | Approx Listings | Carpet Range | Asking Range |
|---|---|---|---|
| 3 BHK | 7 | 2,100 – 3,000 | ₹14 – ₹19 Cr |
| 4 BHK | 10 | 2,700 – 4,800 | ₹21 – ₹32 Cr |
| 5 BHK | 12 | 4,500 – 5,256 | ₹29 – ₹40 Cr |
| Combined / oversized | 2 | 5,000+ | On request |
The 5 BHK is the deepest inventory bucket here — a function of the original Phase 1 allotment focusing on full-floor and half-floor families, and Phase 2's continued bias toward 4–5 BHK luxury formats. If you are 5 BHK shopping in Lower Parel, Avighna Park is the single deepest single-project shelf, with Lodha Ciel as the alternative.
Avighna Park vs the immediate Lower Parel peer set
| Parameter | Avighna Phase 1 | Avighna Phase 2 | Lodha Ciel | Sky Forest |
|---|---|---|---|---|
| Total floors | 61 | 61 | 76 | 75 |
| 4 BHK PSF (mid-band) | ₹66k – ₹74k | ₹74k – ₹88k | ₹74k – ₹84k | ₹56k – ₹64k |
| 3 BHK starting ticket | ₹14 Cr | ₹17 Cr | ₹54 Cr (trophy) | ₹8 Cr |
| 5 BHK depth | Deep (8+ active) | Deep (4+ active) | Moderate | Limited |
| Refurbishment overhang | ₹40–60 lakh on resale | Minimal (newer) | ₹50–80 lakh | ₹40–70 lakh |
What each phase does well — and where each disappoints
✓ Phase 1 strengths
- Lower entry PSF — ₹54k vs ₹66k for similar 3 BHK
- Mature inventory; OC issued; no possession risk
- Established CAM / building governance — running for 6+ years
- Resale velocity acceptable for clean units
- Wider negotiation window — sellers more flexible
✓ Phase 2 strengths
- Current-vintage finish; minimal refurbishment needed
- Faster resale velocity (8–11 months for 4 BHK)
- Updated common-area finishes
- Slightly tighter floor plates with better aspect optimisation
- Premium positioning attracts cleaner buyer profile
The negotiation playbook
Anchor for Phase 1 listings
Open 7–10% below ask. Cite the refurbishment overhang (real ₹40–60 lakh budget) and the 12–18 month resale velocity. Phase 1 sellers who have held for 5+ years are typically willing to clear at meaningful discounts to ask. A 4 BHK 2,950 sqft asking ₹21 Cr realistically closes at ₹19.0–₹19.6 Cr.
Anchor for Phase 2 listings
Open 4–6% below ask. Phase 2 sellers have less stamina pressure; many are original buyers from 2018–2021 sitting on substantial paper appreciation. A 4 BHK 2,950 sqft asking ₹26 Cr realistically closes at ₹24.5–₹25.0 Cr.
✗ The mistake to avoid
Negotiating a Phase 1 unit using Phase 2 PSF as the comparable. Always ask the seller to produce a Phase-1-specific comparable transaction within 12 months. If they cite a Phase 2 close, the comparable is invalid and the price is overstated.
Frequently Asked Questions
Are One Avighna Park and Two Avighna Park really the same project?
Same compound, same developer, same address — but two distinct phases with different OC dates, different fit-out specifications, and different PSF bands. Most listings simply call the entire precinct "One Avighna Park" or "Avighna Park". Buyers must distinguish.
Is Phase 1 a worse buy than Phase 2?
No. It is a different buy. Phase 1 trades at lower entry PSF and lets you do a refurbishment to your taste at scale (₹40–60 lakh range). Phase 2 saves you the refurb work and gives you a current-vintage interior. The right choice is budget- and time-driven, not quality-driven — both deliver the same address.
How do I confirm which phase a listing is actually in?
Three documents settle it: the Occupancy Certificate (look at the issuance year), the original allotment letter, and the registered agreement-for-sale date. Phase 1 OC runs 2017–2019; Phase 2 OC runs 2022–2024. If the seller hesitates to share these, walk.
What is the realistic CAM and recurring outflow at Avighna Park?
For a 3,000-sqft 4 BHK in either phase, CAM runs ₹19–₹23 per sqft per month, totalling ₹57,000–₹69,000/month. Annual property tax sits ₹1.5–₹2.0 lakh. Total recurring outflow ex-mortgage runs ₹8.5–₹10.5 lakh/annum.
Should a 5 BHK buyer prefer Avighna Park or Lodha World Towers?
Different buyer types. Avighna Park 5 BHK at ₹29–₹40 Cr suits buyers who want the configuration depth, Lower Parel address, and the ability to negotiate. Lodha World Towers (Ciel / Crest / World One) 5 BHK starts higher and signals a more headline trophy positioning. Avighna for end-use; World Towers for prestige carry.
Related Reading
→ One Avighna Park Building Review→ Sky Forest vs World Crest vs Avighna Decoder→ Lodha Ciel Lower Parel Deep Review→ Lower Parel 4 BHK Luxury Buyer Decoder→ Lower Parel ₹100-Crore-Plus Penthouse MarketLooking at Avighna Park inventory?
Property Butler tags every active Avighna Park listing by Phase 1 vs Phase 2, so you compare apples to apples before quoting a number to the seller.
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