Property Butler tracks 6 active units at Sarvesh One — the only Lower Parel building that consistently sits below ₹5 Cr ticket. Asking range is ₹1.86 Cr (1 BHK, 439 sqft) to ₹4.60 Cr (1+2 BHK jodi, 1,023 sqft). PSF works out to ₹40,000–₹46,000. That's a 25% PSF discount to Indiabulls Sky Forest on the same Senapati Bapat Marg corridor. The discount exists for real reasons — but those reasons matter less than the rental math, and the rental math is where Sarvesh One quietly outperforms most of South Mumbai.
Sarvesh One — Project Snapshot
G+30 mid-rise · Lower Parel, near N.M. Joshi Marg · Ready to move · Developer: Sarvesh Enterprises · 0.6 km to Lower Parel station · Walking distance to Kamala Mills + ICC entertainment complex · 1.4 km to Phoenix Palladium.
The actual Sarvesh One configuration menu
| Configuration | Carpet | Asking | PSF |
|---|---|---|---|
| 1 BHK | 430–449 | ₹1.86–₹1.93 Cr | ₹42,990–₹44,900 |
| 2 BHK | 582 | ₹2.62 Cr | ₹45,017 |
| 1+1 BHK Jodi | 892 | ₹3.80 Cr | ₹42,600 |
| 1+2 BHK Jodi | 1,023 | ₹4.60 Cr | ₹44,966 |
The two jodi configurations are unusual and worth understanding — Sarvesh Enterprises sold many units as adjacent-flat combos rather than carving large 2 BHK / 3 BHK plates. The 1+1 jodi gives you two front doors, two kitchens, two electricity meters — useful if you want to live in one and rent the other, or split between family generations, or run one as an Airbnb-style serviced unit.
The rental yield math — where Sarvesh One actually wins
Property Butler tracks Lower Parel rental clearing rates across configurations. Here's how Sarvesh One's asking PSF translates to rental yield versus the alternatives:
| Building / Config | Buy price | Rental clearing (furnished) | Gross yield |
|---|---|---|---|
| Sarvesh One 1 BHK (449 sqft) | ₹1.93 Cr | ₹85k–₹1L/mo | 5.3% — 6.2% |
| Sarvesh One 2 BHK (582 sqft) | ₹2.62 Cr | ₹1.30L–₹1.55L/mo | 5.9% — 7.1% |
| Sarvesh One 1+1 Jodi (892 sqft) | ₹3.80 Cr | ₹2.10L–₹2.40L/mo (split tenancy) | 6.6% — 7.6% |
| Indiabulls Sky Forest 3 BHK | ₹10 Cr | ₹4–₹5L/mo | 4.8% — 6.0% |
| Worli sea-view 2 BHK | ₹6 Cr | ₹2.20L–₹2.80L/mo | 4.4% — 5.6% |
Sarvesh One 1+1 Jodi (split tenancy)
6.6% — 7.6% gross yield
Among the highest South Mumbai residential yields Property Butler tracks
Why does Sarvesh One pay yield like this? Three structural reasons:
- Tenant pool is enormous. Lower Parel has 12,000+ tech and finance professionals working at Kamala Mills, ICC, One BKC's eastern catchment, and the Bombay Dyeing redevelopment cluster. Most are 26–34, single or DINK couples, want a 1 BHK or 2 BHK with sub-15-minute commute, can pay ₹85k–₹1.5L/month, but cannot afford to buy. Sarvesh One sits inside their walk-radius.
- Rental clearing PSF holds up. A 449 sqft 1 BHK clearing ₹95k/month equates to ₹212/sqft monthly rent. Lower Parel skyscrapers clear ₹190–₹230/sqft for 3 BHKs. Compact units rent at the same rate per sqft as large units — which means Sarvesh One's small carpet is a yield asset, not a liability.
- The compact-plate rental advantage compounds with the buy-side discount. You're buying at ₹44,000 PSF and renting at ₹212/sqft/month. Sky Forest buys at ₹50,000 PSF and rents at ₹220/sqft/month. The numerator advantage at Sarvesh One is bigger than the denominator disadvantage.
The four real reasons the PSF discount exists
✗ Genuine downsides
- Building grade. G+30 mid-rise, lobby and amenities are functional not luxurious. Not a Lodha-quality finish.
- City View label only. No sea, no premium scenery. The window opens to a Lower Parel cityscape — fine, not memorable.
- Compact carpet. 1 BHK at 430–449 sqft is functional but small. The 2 BHK at 582 sqft has compact bedrooms.
- Lower Parel road traffic. The N.M. Joshi Marg side gets evening congestion.
✓ Compensating strengths
- Walkable to station. 0.6 km to Lower Parel — under 8 minutes on foot. Beats most Worli buildings on commute.
- Walkable to Kamala Mills + ICC. Direct corporate-tenant catchment.
- Sub-5 Cr Lower Parel ticket — extremely rare. Almost nothing else in this band on the address.
- Jodi flexibility. 1+1 and 1+2 jodi units let you split tenancy or run a serviced-apartment model.
The 5-year hold math
Run the numbers on a representative buy: Sarvesh One 2 BHK (582 sqft) at ₹2.62 Cr.
| Buy price | ₹2.62 Cr |
| Stamp + registration (6%) | ₹15.7 lakh |
| Furnishing (1-time) | ₹12 lakh |
| All-in cost | ₹2.90 Cr |
| Rental income (5 yrs, ₹1.4L/mo, 5% annual increase) | ~₹93 lakh |
| Society + maintenance + tax (5 yrs) | ~₹14 lakh |
| Net rental (5 yrs) | ~₹79 lakh |
| Capital appreciation (Lower Parel 6% CAGR base case) | ~₹88 lakh |
| Total 5-yr return on ₹2.90 Cr | ~₹1.67 Cr (~57% on equity) |
That's an unlevered base case. With a 50% LTV home loan at 8.7%, the equity return on the ₹1.45 Cr put down is closer to 75–85% over 5 years (because the rental more than covers the EMI, so the loan is self-financing). Sarvesh One is one of the only Lower Parel buys where the rental yield genuinely exceeds the mortgage rate — which is what makes it an actual investment property, not a speculative hold.
Frequently asked questions
Should I buy a Sarvesh One 1 BHK or 2 BHK as my first investment?
2 BHK. The yield math is slightly better (5.9–7.1% vs 5.3–6.2%), the tenant pool is wider (couples + small families on top of single professionals), and resale liquidity is higher. The only reason to take the 1 BHK is if your absolute budget caps below ₹2 Cr.
Is the jodi configuration actually two separate flats?
Yes. The 1+1 and 1+2 jodi units are physically two adjacent flats with two front doors, two kitchens, two electricity meters. Most owners knock down the partition wall to create one larger residence, but the option to keep them as two rentable flats is the financial advantage. You can run two independent tenancies, or live in one and rent the other.
What's the resale liquidity like at Sarvesh One?
Strong for 1 BHK and 2 BHK — under-3 Cr Lower Parel inventory has a deep buyer pool. Property Butler's tracked median days-on-market is roughly 90–120 days at Sarvesh One, comparable to most Mahalaxmi mid-rise. Jodi units are slower because the buyer pool is narrower (jodis appeal to specific use-cases). For pure investor-ease, take the 2 BHK.
How does Sarvesh One compare to a Mahalaxmi 1 BHK?
Mahalaxmi 1 BHK at ₹2 Cr generally clears slightly lower rent (₹70k–₹85k/mo) because the tenant catchment is HNI-residential, not corporate-tenant. Sarvesh One trades pure walking-distance corporate access for a slightly less prestigious address. For a yield investor, Sarvesh One wins; for a buyer who wants to live in their own apartment, Mahalaxmi often feels nicer.
What's the realistic exit horizon?
5–8 years. The under-3 Cr Lower Parel buyer pool refreshes every cycle, so resale should be straightforward. Beyond 10 years, finishes will be dated and the buyer pool will discount unless you've renovated mid-hold (₹600–₹900/sqft for a refresh).
Related Reading
→ Sarvesh One Lower Parel — Deep Building Review → 2 BHK Lower Parel Sale — All Active Inventory → South Mumbai Rental Yield Guide 2026 → Lower Parel Area GuideSee active sub-5 Cr Lower Parel inventory
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