VERIFIEDRESIDENTIALUnder ConstructionRERA · P51700000158 HOLD
Lodha Amara
Kolshet Road, Thane West, Thane · by Lodha Group
40-acre integrated township with internal school + retail.
From
₹1.35 Cr
₹/sqft
16,800–21,500
Configs
1BHK · 2BHK · 3BHK
Possession
Phased — Dec 2026
Project Layout
Master plan & density profile
Type
Integrated Township
Towers
22
Units
4,200
Floors
32
Density
High (≈105 u/acre)
Open Space
55%
Design Philosophy · Compact integrated township with mid-rise massing optimised for daylight access, internal road grid, and amenity proximity.
Configuration
Unit mix, sizes, ticket pricing
| Config | Carpet/SBA (sqft) | ₹/sqft | Ticket (₹ Cr) | Stock share |
|---|---|---|---|---|
| 1BHK | 445–690 | ₹16,800 | 0.75–1.16 | 45% |
| 2BHK | 690–935 | ₹19,150 | 1.32–1.79 | 35% |
| 3BHK | 935–1,180 | ₹21,500 | 2.01–2.54 | 20% |
Features
In-unit specifications
Branded fittings (Kohler/Jaquar)
VRF in 3BHK
Smart-home pack optional
Amenities
Community facilities
Lodha World School inside
Cricket ground
5 clubhouses
Lodha Square retail
Lakeside promenade
Population Density
Micromarket demographics
Density (per sq.km)
22,400
Median Age (yrs)
33
Workforce
6.8 L
5Y Growth
+14%
Price Trends
₹/sqft historical movement
2021
₹11,200
Current
₹20,400
CAGR
12.7%
Rental Yield
2.8%
Competition Matrix
Comparable projects in Thane
| Project | Builder | Status | ₹/sqft | Δ vs Lodha Amara |
|---|---|---|---|---|
| Hiranandani Estate | Hiranandani | Ready | ₹17,618 | -8% |
| Rustomjee Urbania | Rustomjee | Under Construction | ₹18,576 | -3% |
| Dosti West County | Dosti Realty | Under Construction | ₹19,916 | +4% |
| Raymond Realty TenX | Raymond Realty | Pre-Launch | ₹21,257 | +11% |
IRR Modelling
5-year scenario projection
Bear Case
5.9% IRR
Appreciation
+3.4% / yr
Yield
2.2%
5Y multiple
1.40x
Base Case
10.6% IRR
Appreciation
+8.4% / yr
Yield
2.8%
5Y multiple
1.90x
Bull Case
15.5% IRR
Appreciation
+12.4% / yr
Yield
3.4%
5Y multiple
2.60x
Rental Analytics
Monthly rent expectation by config
| Config | Monthly rent (₹) | Deposit |
|---|---|---|
| 1BHK | ₹19,576 – ₹24,916 | 2-3 months |
| 2BHK | ₹31,949 – ₹40,662 | 2-3 months |
| 3BHK | ₹46,685 – ₹59,417 | 2-3 months |
Buyer-Profile Impact
Risk by buyer type
End-user
MEDIUMConstruction-linked risk; insist on milestone-linked payment.
Investor (rental)
MEDIUMYield 2.8% — appreciation-led.
NRI (remote owner)
MEDIUMEngage property manager day-one; rely on RWA strength.
Speculative flip
HIGHResale liquidity depends on builder brand strength.
Expected ROI
Forward return projection
2 Years
+12%
Projected capital appreciation
3 Years
+22%
Projected capital appreciation
5 Years
+42%
Projected capital appreciation
ROI bands are PrimusProp buyer-side projections using historical PSF CAGR × micromarket supply/demand index. Not investment advice.
Location Analytics
Connectivity, social infra, employment
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Connectivity
- Eastern Express Hwy3.2 km · 9 min
- Ghodbunder Rd1.8 km · 6 min
- Thane Stn6.5 km · 18 min
Social Infrastructure
- Lodha World School0 km · K-12 (in-campus)
- Jupiter Hospital5 km · Hospital
- Viviana Mall7 km · Retail
Employment Hubs
- Thane-Belapur Belt14 km · 3.4 L jobs
- BKC32 km · 5.5 L jobs
Builder Profile
Lodha Group
Founded
1980
Delivered
90 msft
Active Projects
28
On-Time Score
78/100
Open Complaints
92
Brand Discount
-5%
Buyer-side Notes
Listed (Macrotech). Delivery strong, customer-service complaints elevated.
Strengths
- • Largest delivered footprint in MMR
- • In-campus school + retail
- • Strong resale liquidity
Risks
- • Very high density
- • Macrotech complaint volume
- • Forced amenity fees post-handover
Legal Intelligence
Title, RERA, BBA
Title
Clear ✓
Encumbrance
CLEAN
RERA
ACTIVE
BBA Score
71/100
PrimusProp Verdict
Buy / Hold / Avoid with negotiation target
HOLD
Fair value at ask. Wait for ≥4% discount or improved completion signals.
Fair PSF
₹18,193
Negotiate To
₹17,465
Buyer Representation
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