Lodha Altus Borivali West: Luxury 3 and 4 BHK From Rs 4.41 Cr

Lodha Altus is a luxury residential development from Macrotech Developers Limited at Borivali West, Mumbai 400092.

Built across about 1.7 acres, it offers luxury 3 and 4 BHK homes of roughly 1,086 to 1,713 sq ft carpet, from about Rs 4.41 Cr, each planned around a generous deck.

It carries MahaRERA registration P51800077358 with possession indicated for 2028, and it suits western suburb families, Metro commuters and long-hold investors.

Lodha Altus at a Glance

Borivali West rarely sees branded luxury launches. The suburb is dominated by older mid-rise stock and redevelopment projects, which makes a project like this genuinely unusual here.

What defines Lodha Altus is the deck. Every home is planned around outdoor space, which in a suburb this green is a design decision that actually pays off.

Our analysts compiled the snapshot below from developer collateral, the MahaRERA filing and the leading property portals. Where sources conflict we say so rather than choosing the flattering figure.

Disclaimer: Details for Lodha Altus, area, tower count and possession, are indicative and based on publicly available information at the time of writing. Verify all figures and the RERA registration directly with the sales team

Two lines drive the shortlist. An entry near Rs 4.41 Cr and a 2028 possession window define who Lodha Altus realistically suits and who should look at ready stock instead.

Lodha Altus Location and the Borivali West Micro-Market

Lodha Altus sits in one of Mumbai’s most self-sufficient suburbs. It has its own retail, schools, healthcare and transport, and residents rarely need to leave for daily life.

Lodha Altus sits within that established fabric rather than on an emerging fringe, which means the surrounding infrastructure is built out rather than promised.

The suburb runs between the Western Express Highway to the east and Link Road towards the coast, with SV Road threading through the middle.

Borivali station is a major Western Line terminus, which matters because many trains originate here and commuters get a seat rather than a scrum.

Sanjay Gandhi National Park sits immediately east across the highway, giving this pocket a genuine green lung that no other Mumbai suburb can match.

Metro and Rail Access at Lodha Altus

Metro Line 7 runs past Lodha Altus along the Western Express Highway from Dahisar to Andheri, connecting Borivali directly to the airport corridor and the western business belt.

Metro Line 9 extends that corridor north towards Mira Bhayandar, widening the catchment for both residents and tenants around Lodha Altus.

Borivali station on the Western Line provides fast suburban rail to Andheri, Bandra, Dadar and Churchgate, and as a terminus it offers originating services.

Long-distance rail also serves Borivali, which is a practical advantage for households who travel outside Mumbai regularly.

Road access runs via the Western Express Highway south towards Andheri and BKC, and Link Road provides a parallel coastal route.

Traffic Reality Around Lodha Altus

Honest assessment. The Western Express Highway southbound is heavily congested in the morning peak, and the Borivali to Andheri stretch is among the slowest in the city.

Expect a difficult drive roughly 8.30 am to 11.00 am southbound and 6.00 pm to 9.30 pm northbound, which is the standard pattern for the western suburbs.

This is precisely why the Metro matters so much for Lodha Altus. Line 7 removes road dependency for the Andheri and airport corridor commute entirely.

Within Borivali West itself, internal roads are manageable outside school hours, and the suburb is comparatively easy to navigate on foot.

The Borivali to Thane twin tunnel and the Versova to Dahisar coastal link, both in development, will further improve east-west and north-south movement from this pocket.

Schools, Healthcare and Retail Near Lodha Altus

Borivali West has an unusually deep schooling map for a Mumbai suburb, with a wide range of established schools across boards within a short radius.

That depth matters practically. Unlike a South Mumbai address where admissions are fiercely competitive, families here have genuine choice.

Healthcare is well covered by multiple multi-speciality hospitals and clinics across Borivali and Kandivali, with larger tertiary facilities reachable along the highway.

Retail runs through the local markets, high street shopping on SV Road and Link Road, plus larger malls at Kandivali and Malad a short drive south.

Restaurants, cinemas and everyday services are all present in depth, which is why Borivali households genuinely do spend most of the week within the suburb.

Who Lives Around Lodha Altus

The resident profile around Lodha Altus is established Mumbai families, business owners, professionals commuting south by Metro or rail, and a significant Gujarati and Marwari business community.

Borivali West is family-oriented rather than transient, with high owner-occupation and long tenure, which gives the neighbourhood a settled and stable character.

That stability is a genuine asset. Unlike newer corridors, the social infrastructure around Lodha Altus is mature and unlikely to change materially.

Safety is not a concern. The suburb is busy, well lit, actively policed and generally regarded as one of the safer parts of the city.

Supply and Competition Around Lodha Altus

Borivali West carries substantial redevelopment activity, with older buildings being replaced by new towers across the suburb.

Most of that competing supply is mid-market rather than branded luxury, which is where Lodha Altus differentiates itself on specification and developer covenant.

The 1.7-acre plot is modest by township standards but generous for a Borivali West site, where most redevelopments sit on far smaller parcels.

That land allows a genuine amenity deck, a community plaza and sports space, none of which a single-building redevelopment can offer.

Our reading is that Borivali West remains a buyer-friendly market with meaningful choice, so negotiate on charges even if the base rate holds firm.

Verify the registration yourself on the MahaRERA official portal using P51800077358 before you commit anything beyond a refundable booking amount.

Cross-check developer collateral on the Lodha Group website against third-party listings on the major portals.

Lodha Altus Specifications and Floor Plans

The developer is Macrotech Developers Limited, listed on both Indian exchanges and among the largest residential builders in India by sales value.

Lodha Altus occupies roughly 1.7 acres, which is a solid parcel for Borivali West where most new projects are single-building redevelopments on far tighter plots.

That land supports a community plaza with a tree court, a football and cricket field, a pet walk area, a senior citizen sit-out and a shrine corner.

The defining architectural feature is the deck. Every apartment is planned with substantial outdoor space rather than a token balcony.

Unit Layouts and Carpet Areas at Lodha Altus

The range covers 3 BHK and 4 BHK homes. The 3 BHK spans roughly 1,086 to 1,313 sq ft carpet and the 4 BHK sits around 1,713 sq ft.

By Borivali West standards those are large apartments. Most existing suburban stock offers considerably less carpet area for a comparable number of bedrooms.

The spread within the 3 BHK band matters. A 1,313 sq ft home is roughly a fifth larger than a 1,086 sq ft one, so always confirm the figure for your unit.

Every measurement is RERA carpet area. Ignore any saleable or super built-up number, since the agreement is written on carpet and nothing else.

Ask whether the deck area is included within the quoted carpet figure or stated separately, because that single question changes the real usable area.

Views and Stack Selection at Lodha Altus

Borivali West offers something rare in Mumbai: the possibility of a green view. East-facing homes look towards Sanjay Gandhi National Park across the highway.

That outlook is permanently protected, since the national park cannot be built on, which makes east-facing stacks at Lodha Altus the ones to target.

West-facing homes look towards the coast and catch strong afternoon sun and sea breeze, which is pleasant but raises the cooling load.

Highway-facing apartments will carry more ambient road noise, so ask about the glazing specification and consider buying height to reduce it.

Ask for a view analysis at your specific floor rather than a podium render, and check what redevelopment is approved on neighbouring plots.

Lodha Altus Parking, Lifts and Common Areas

Covered parking is allotted per home. Get the exact bay count written into the agreement rather than accepting a verbal assurance at the sales gallery.

Confirm the number of lifts per core and the homes-per-landing figure for your stack, since both determine daily comfort in a tall building.

Ask about service lift access, staff facilities and refuse handling, because these unglamorous details separate a building that ages well from one that does not.

Lodha Altus Price and Cost Analysis

Indicative pricing starts at about Rs 4.41 Cr for a 3 BHK, running to roughly Rs 5.19 Cr for the larger 3 BHK formats.

The 4 BHK at about 1,713 sq ft carpet is quoted near Rs 6.59 Cr, which places it at the top of the Borivali West market.

Depending on which carpet figure applies, the implied rate at Lodha Altus sits in the region of Rs 34,000 to Rs 40,000 per sq ft.

That is premium pricing for Borivali West, where most stock trades lower, and the premium has to be justified by brand, specification and the deck format.

Against Andheri East at around Rs 41,000 or the island city at Rs 55,000 and above, however, Borivali still represents materially better value per square foot.

Lodha Altus Costs Beyond the Base Price

Maharashtra stamp duty is generally 6 percent of agreement value for a male buyer including the metro cess, with a 1 percent concession commonly available for a woman buyer.

On a Rs 4.41 Cr agreement that is roughly Rs 26 lakh, against registration capped at Rs 30,000.

GST applies to under-construction residential purchases at the prevailing rate, so it sits on top of the base consideration at Lodha Altus. Confirm the rate at booking.

Then add floor rise, preferred location charges for park-facing stacks, club membership, a maintenance corpus and legal fees.

Interiors run Rs 2,500 to Rs 5,000 per sq ft in this segment, adding another Rs 27 lakh to Rs 54 lakh on an entry 3 BHK.

A realistic landed cost on the entry unit at Lodha Altus therefore sits near Rs 5.3 Cr once every line is counted.

Lodha Altus Payment Plan and Home Loan Position

Payment is typically construction linked, with a booking amount followed by stage-wise instalments through to a 2028 handover.

Because Lodha Altus is MahaRERA registered, every major lender will sanction against a specific unit, generally funding 75 to 80 percent of

agreement value.

Borivali West is a well-understood market for lenders, so valuations are straightforward and sanctions move quickly on a clean income profile.

Stamp duty, GST and registration are never funded by the loan and must come from your own account within the statutory window.

Disclaimer: Details for Lodha Altus, area, tower count and possession, are indicative and based on publicly available information at the time of writing. Verify all figures and the RERA registration directly with the sales team

Lodha Altus Amenities and the Community Plaza

Amenity here is planned around outdoor living rather than an indoor clubhouse, which suits the suburb and the deck-home concept behind Lodha Altus.

The community plaza with a tree court is the social heart of the scheme, providing shaded gathering space rather than a sealed air-conditioned room.

A football and cricket field is a genuinely unusual inclusion on a 1.7-acre Mumbai plot, and it is the facility that will matter most to families with older children.

A dedicated pet walk area is another thoughtful inclusion, and one that Mumbai developments almost never provide despite widespread pet ownership.

A senior citizen sit-out recognises that many Borivali households are multi-generational, and a shrine corner reflects the same community-first approach.

Beyond those, expect a fitness centre, children’s play areas, landscaped gardens, indoor games and multi-tier security with CCTV coverage.

The private deck attached to each home at Lodha Altus is arguably the most valuable amenity of all, because it is available every day without booking.

Lodha Altus Investment Potential and Rental Yield

Borivali West produces solid rental economics, with gross yields typically around 3.0 to 3.8 percent, comfortably ahead of the island city.

The tenant pool is broad: families working across the western suburbs, professionals commuting to Andheri and BKC by Metro, and business households.

Because every home at Lodha Altus is a large 3 or 4 BHK, the natural tenant is a family rather than a single professional or a sharing group.

Family tenants are the most stable segment in Mumbai. They take longer tenancies, treat the property better and are less likely to move annually.

On capital growth, the Metro build-out is the structural driver, and Borivali has been a direct beneficiary of Line 7 and Line 9.

The Borivali to Thane twin tunnel and the coastal link extension add further support over the coming decade by improving east-west connectivity.

Resale liquidity should be good, since Borivali West has deep local demand and a branded luxury product is comparatively scarce in the suburb.

Lodha Altus Pros and Cons: Our Honest Assessment

What Works at Lodha Altus

The deck format is the clearest differentiator. Substantial private outdoor space on every home is rare in Mumbai and genuinely improves daily living.

Green proximity is the second. Sanjay Gandhi National Park across the highway gives east-facing homes a permanently protected outlook.

Metro connectivity is the third. Lines 7 and 9 remove road dependency for the Andheri and airport corridor commute, which transforms the Borivali proposition.

Suburb maturity is the fourth. Borivali West has deep schooling, healthcare and retail already in place rather than promised for later.

Branded luxury is scarce here, so Lodha Altus occupies a comparatively uncrowded position within its own suburb.

Value per square foot remains far better than Andheri East or the island city, which matters for a family that needs genuine space.

What to Weigh Carefully at Lodha Altus

Pricing is the first consideration. At Rs 34,000 to Rs 40,000 per sq ft carpet, this sits at the top of the Borivali West market and the premium needs justifying.

The southbound highway commute is genuinely difficult at peak, and anyone who must drive to Andheri or BKC daily should test it before buying.

The 1.7-acre plot is modest. It supports good amenity for the suburb but cannot match a township on open space or facility depth.

A 2028 possession date is a multi-year wait, and sources differ between an April and an October window within that year.

Borivali West is a suburb rather than a central address, so anyone whose life is anchored in South Mumbai will find the distance real.

Redevelopment activity across the suburb adds future competing supply, which caps the pace of capital appreciation.

Our Verdict on the Lodha Altus Balance

Based on our analysis, Lodha Altus suits a western suburb family that wants space, greenery and Metro access. It suits a South Mumbai-anchored buyer poorly.

Who Should Buy at Lodha Altus: Buyer Profiles

Borivali Families Upgrading at Lodha Altus

This is the core buyer. Many Borivali households live in older buildings with no parking, no lift redundancy and no amenities, and this is a genuine step change.

Crucially, they do not have to leave the suburb, which means schools, doctors, family and social networks all stay intact.

Metro Commuters at Lodha Altus

For professionals working in Andheri, Goregaon or along the airport corridor, Metro Line 7 turns a punishing road commute into a scheduled ride.

That single change makes Borivali West viable for a buyer who would previously have paid far more to live closer to the office.

Families Wanting Green Space at Lodha Altus

Sanjay Gandhi National Park across the highway is the largest urban forest in any Indian city, and no other Mumbai suburb offers that proximity.

Combined with the private deck on every home and the community plaza, Lodha Altus is genuinely well suited to families who value outdoor living.

Rental Investors at Lodha Altus

Yields around 3.0 to 3.8 percent with deep family tenant demand make this a solid income proposition, better than any island city equivalent.

Target the compact 3 BHK for the lowest ticket and choose a park-facing stack, since the green outlook commands both better rent and lower vacancy.

Who Should Look Elsewhere Than Lodha Altus

Anyone whose work and social life is anchored in South Mumbai will find Borivali too far, whatever the Metro does for the Andheri commute.

Anyone seeking township-scale amenity should look at a larger development, since 1.7 acres cannot deliver a 15-acre landscape.

Borivali West Market Trends Around Lodha Altus

Borivali West has moved steadily upmarket over the past decade, driven by Metro connectivity, redevelopment and the arrival of branded developers.

The suburb’s fundamentals are unusually strong: a rail terminus, two Metro lines, the national park, deep social infrastructure and high owner-occupation.

Metro Lines 7 and 9 have already repriced the corridor, and the Borivali to Thane twin tunnel will improve east-west movement significantly when complete.

The Versova to Dahisar coastal link, when delivered, adds a further north-south route and reduces pressure on the Western Express Highway.

Against that, redevelopment adds substantial new supply across the suburb, which keeps the market competitive and caps rapid escalation.

Our forward view for the next 24 months is steady appreciation with strong rental stability, concentrated in branded and Metro-adjacent stock.

How Lodha Altus Compares With Nearby Options

Read that table as a choice between price and specification within the same suburb, or between suburbs at similar specification.

Lodha Altus asks a premium over local redevelopment stock and delivers brand, land, decks and amenity in exchange. Whether that trade works depends on how you live.

Lodha Altus Possession and the Buying Process

Possession is indicated for 2028, with sources differing between an April and an October window within that year.

The binding date is the one recorded on the RERA certificate for your specific wing, so ask to see it rather than accepting a brochure figure.

Also ask whether any extension has been filed against the registration, which buyers frequently overlook and which changes the committed date.

The sequence is a booking amount, an allotment letter, then the registered agreement for sale on payment of stamp duty within the statutory window.

Have a property lawyer review the agreement, focusing on delay compensation, escalation, parking allotment and cancellation terms.

Get the loan sanctioned in principle before booking at Lodha Altus, since it protects the booking amount and strengthens your position on charges.

Record every verbal commitment in the agreement or an annexure, particularly deck area treatment, parking count and floor rise waivers.

Final Verdict on Lodha Altus

Should you buy here? Yes, if you want a large, green, deck-equipped home in a mature western suburb with Metro access and can wait until 2028.

No, if your life is anchored in South Mumbai, if you need township-scale amenity, or if you are unwilling to pay a premium over local Borivali pricing.

Our risk rating for Lodha Altus is 4 out of 10, which is low, supported by the listed developer covenant and a mature, liquid local market.

The best-fit buyer is a Borivali family upgrading within the suburb, or a Metro commuter who wants space and greenery without moving further out.

On unit selection, take an east or park-facing stack at a reasonable height. The protected green outlook is the feature that will hold value longest.

Next Steps and Site Visit

Ask for a unit-specific cost sheet rather than a configuration price list, and request the sanctioned plan for that exact apartment.

Ask directly whether the deck area sits inside or outside the quoted carpet figure, because it materially changes what you are buying.

Visit on a weekday morning and drive the southbound highway route, then repeat the journey using Metro Line 7 and compare the two honestly.

Request four documents: the RERA certificate, the sanctioned floor plan, the complete cost sheet and the projected maintenance figure.

Compare against our coverage of Lodha Acenza in Andheri East, Lodha Aura at Wadala and Lodha Bellevue at Mahalaxmi.

Lodha Altus FAQs