Lodha Altus Borivali West Mumbai

About Lodha Altus Borivali West Mumbai

Lodha Altus is a single-tower premium residential project by Lodha Group situated on LT Road, Borivali West — one of Mumbai's most established western suburbs. The project is developed on roughly 1.5 acres and offers a G+40 storey high-rise housing approximately 280 units in 1, 2 and 3 BHK configurations. What sets Altus apart in Borivali is the unusually large podium-level amenity deck for a plot this size, and direct walkability (under 8 minutes) to Borivali railway station — a rarity for new launches in this micro-market, where most fresh inventory has shifted further north toward Dahisar and Mira Road.

Key Highlights

• Single G+40 tower on a ~1.5-acre plot with approximately 280 apartments
• Configurations: 1 BHK (~430 sq.ft.), 2 BHK (~720 sq.ft.) and 3 BHK (~1,050 sq.ft.) carpet area
• RERA registered: P51800055106 (MahaRERA)
• Walking distance — about 700 metres — to Borivali railway station (Western Line)
• Podium-level deck with swimming pool, kids' pool, gym, co-working lounge and landscaped garden
• Possession committed by December 2028 as per RERA filing
• Vitrified flooring, modular kitchen platform and VRV-ready living rooms in 2 & 3 BHK units
• 3-tier security with video door phone and concierge desk

Location Advantages

Borivali West is a self-sufficient micro-market with established social infrastructure — schools, hospitals, two large malls and Sanjay Gandhi National Park all within a 10-minute radius. Lodha Altus sits on LT Road, the spine connecting SV Road and the Western Express Highway, giving residents flexibility on commute routes. The upcoming Metro Line 7 (Dahisar–Andheri East) and Line 2A station at Eksar Road are within 1.5 km, which will significantly cut down commute times to BKC and the airport once fully operational. Honest concerns: LT Road sees heavy peak-hour congestion, especially around Borivali station between 8–10 AM and 7–9 PM, and the area has historically faced waterlogging during heavy monsoon spells near Eksar and Chandavarkar Lane. Construction activity in the immediate vicinity also means dust and noise will remain a factor through 2027.

What's Nearby — Schools, Hospitals, Malls

Amenities

Amenities are spread across the podium and a dedicated wellness floor:

• Fitness & Sports: Fully-equipped gym (~2,500 sq.ft.), yoga and meditation deck, jogging track on podium, indoor games room (table tennis, carrom, chess)
• Water: Two pools — main swimming pool (~20m) and a separate kids' splash pool with shaded deck
• Kids: Outdoor play area with rubberised flooring, indoor kids' activity zone
• Social: Multipurpose banquet hall, co-working lounge with high-speed Wi-Fi, landscaped garden with seating pockets, library nook
• Security: 3-tier manned security, CCTV across common areas and lobbies, video door phone in every unit, biometric access at podium gates, fire detection and sprinkler system

For a project of this size, the amenity count is reasonable but not extravagant — buyers expecting a clubhouse with squash courts or a 50m pool should look at larger Lodha townships like Lodha Amara or Lodha World Towers instead.

Price & Configuration

Pricing is on carpet-area basis as per RERA. The quoted price typically includes one car park for 2 & 3 BHK; floor rise (~₹100–150 per floor), club membership, GST (5%), stamp duty (6% in Mumbai) and registration are over and above. A construction-linked plan (CLP) is the default; subvention plans are sometimes offered at launch for select inventory.

Construction Progress

As per the MahaRERA filing under registration P51800055106, excavation and basement work were completed by Q3 2024, and the tower has now reached approximately the 8th–10th slab as of early 2026. RERA-committed possession is December 2028, with internal Lodha milestones targeting handover by mid-2028. No public delay notices have been filed, but Lodha has historically delivered Borivali/Mira Road projects with 6–9 months of slippage versus the original RERA date — buyers should plan for a realistic possession of mid-to-late 2029.

Investment Analysis

• Locality benchmark: Borivali West average for new high-rises is ₹26,000–30,000/sq.ft. carpet; Altus is positioned at the top end of the band
• Appreciation: Borivali West has seen ~22–28% capital appreciation over the last 3 years, driven by Metro 2A & 7 progress
• Rental yield: Expected 2.6–3.0% gross — a 2 BHK should fetch ₹85,000–₹1.05 lakh/month on completion
• Resale demand: Strong for 2 BHK; 3 BHK is a thinner buyer pool at ₹6.5 Cr+ ticket size
• Competing projects: Oberoi Sky City (Borivali East) at ₹32,000–35,000/sq.ft., Kalpataru Avante at ~₹27,500/sq.ft., Rustomjee Oriana at ~₹26,000/sq.ft.
• Verdict: Priced at a 5–8% premium over micro-market average — justified by walkability to station and Lodha brand, but limits short-term flip upside

Pros and Cons

Pros:

• Walking distance to Borivali railway station — under 8 minutes — extremely rare for a new tower
• Established Borivali West social infrastructure (schools, hospitals, malls already in place — no waiting for promised facilities)
• Lodha is a listed entity (Macrotech) with strong financials and a recovering delivery track record post-2021
• Compact unit sizes (1 & 2 BHK) keep ticket sizes accessible relative to South/Central Mumbai
• RERA-registered with clear timelines and a December 2028 possession commitment

Cons:

• Pricing is on the higher side for Borivali West — pay roughly ₹62,000–66,000/sq.ft. carpet for 1–2 BHK when nearby projects sit at ₹54,000–58,000
• LT Road has serious peak-hour congestion; getting in/out between 8–10 AM is genuinely painful
• Single tower on a 1.5-acre plot means lower open-space ratio and more limited amenities than larger Lodha townships
• Lodha's past delivery delays in the western suburbs (3–9 months on average) suggest realistic possession is mid-to-late 2029, not Dec 2028

Who Should Buy This

Ideal for: End-user families wanting a station-walkable home in an established suburb; professionals commuting to BKC, Andheri or Lower Parel via Western Line; NRIs seeking a branded developer asset with predictable rental demand. Not ideal for: Pure short-term investors looking for 30%+ flip returns (the price premium caps near-term upside), or buyers wanting expansive township-style amenities — the single-tower format simply can't deliver that.

FAQ — Frequently Asked Questions

Q: Is Lodha Altus Borivali West RERA registered?

A: Yes, Lodha Altus is registered with MahaRERA under registration number P51800055106.

Q: What is the possession date for Lodha Altus Borivali West?

A: The RERA-committed possession date is December 2028. Based on Lodha's western suburb track record, plan for a realistic handover between Q2 and Q4 2029.

Q: What is the price range at Lodha Altus Borivali West?

A: 1 BHK starts around ₹2.85 Cr, 2 BHK from ₹3.95 Cr, and 3 BHK from ₹6.5 Cr — averaging ₹28,000–32,000 per sq.ft. on super built-up basis.

Q: Is Lodha a reliable builder?

A: Lodha (Macrotech Developers) is India's largest listed real estate developer by sales, with strong financials. Delivery track record has improved post-2021, though minor delays of 3–9 months are common in their Mumbai western suburb projects.

Q: What is the nearest metro station to Lodha Altus?

A: The Eksar metro station on Line 2A (Dahisar–DN Nagar) is approximately 1.5 km away, about 6 minutes by road. Borivali Western Line railway station is just 700 metres on foot.

Q: Is Lodha Altus Borivali a good investment?

A: It's a stronger end-user buy than a pure investment play. Expect 2.6–3.0% rental yield and capital appreciation in line with Borivali West (8–10% per year), but the launch premium limits short-term flip gains.

Q: How many units and floors are there in Lodha Altus?

A: A single G+40 tower with approximately 280 apartments across 1, 2 and 3 BHK configurations on a ~1.5-acre land parcel.

Q: What are the additional charges over the base price?

A: Floor rise charges (~₹100–150 per floor), club membership, 5% GST, 6% Mumbai stamp duty, 1% registration, and society formation/maintenance deposits are all over and above the quoted price.

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