Imagine waking up in your own space with a panoramic view of a cityscape gleaming in the morning light, enjoying a walkout into your exclusive balcony with a steaming cup of coffee in hand, and knowing that you own all the floorspace above yours: the entire top floor of the building. No other tenant above you, no common areas or elevators, no compromises on space or privacy. That’s the penthouse lifestyle, which is a symbol of the ultimate form of luxury living.
As Indian society becomes more aspirational and affluent, penthouses have become a desired segment within the real estate market in recent years. Fuelled by a rising number of rich Indians, NRIs, and young professionals unwilling to make any compromises in life, there has never been such a high demand for penthouses in cities like Mumbai, Delhi NCR, Bengaluru, Hyderabad, and Pune. However, what exactly does a penthouse mean? What are its distinctive features compared to a regular luxury apartment? Is a penthouse the right choice for you?
Chaithanya Sankhya, A Sky Bungalow in Bengaluru
What is a penthouse? Definition and Etymology
From a basic perspective, a penthouse can be defined as a luxurious housing unit situated at the highest level in a skyscraper or tall building. This particular unit is usually more spacious compared to other housing units within the building; it has huge outdoor spaces like private balconies and roofs and is generally better finished than the rest of the floors in the building.
Etymologically, the term “penthouse” is derived from the word “appentis”, which was used in Old French to describe any building or room attached to another building. In time, the meaning of the word changed to refer to any additional building structure added to the roof or even to any small building connected to a house.
Modern penthouses were conceived in the 1920s in New York, when architectural designs for recessed upper-level housing units with extensive outdoor spaces were introduced in skyscrapers. These housing units quickly became known as symbols of prosperity, elitism, and prestige; hence, the owners were wealthy business moguls, renowned painters, and celebrities.
The trend of building penthouses took root in India at the turn of the millennium, coinciding with the construction of skyscrapers for residential purposes in places such as Mumbai and Delhi. The word has come to encompass a much wider meaning; today, there are entire “penthouse floors” that have been designed according to specific plans to offer unique designs of sky villas and even duplex units.
Key Features of a Penthouse
There are several characteristics that define a penthouse when compared to other apartments in the building and other buildings for that matter. The following are some of them:
- Location: The first characteristic of a penthouse is that it must be located at the topmost level of the building and therefore ensures privacy because nobody lives above you. You will enjoy unrestricted views at all times.
- Large Size: Penthouses always occupy a significantly larger area than other regular apartments in the same building. In most cases, a penthouse covers an area of 2,500 – 6,000 + sq. ft.
- Exclusive Outdoor Living Space: A penthouse always comes with a balcony, a terrace or even a rooftop garden. This is an outdoor living space which only you can access, unlike in other units where many people live.
- High Ceilings: Penthouse ceilings must be high, about 10 ft or even higher.
- Floor-To-Ceiling Glazing: Natural lighting is maximized by the use of floor-to-ceiling windows which also offer great views outside.
- Superior Specification: A penthouse is superiorly specified compared to other regular apartments. For instance, a penthouse may have Italian marble floors, designer kitchen furniture, customized millwork and even designer bathroom finishes, among others.
- Private Elevator Access: The majority of luxurious penthouses have a dedicated elevator that connects straight to the apartment without using the corridor
Smart Home Technology: Intelligent automation technology for lights, temperature control, security cameras, and shades is common in modern penthouses.
Chaithanya Sankhya, Bengaluru
Types of Penthouses
Not all penthouses are alike. Depending on the building, developer, and configuration, penthouses come in several distinct formats, each offering a different living experience:
Single-Level Penthouse
The most common penthouse is a single-level penthouse. It comprises the entire topmost floor in a building as a single story. It usually consists of a large living room and dining room, several bedrooms, and an outdoor terrace. It is suitable for people who find it easy to navigate around and live on a level floor without stairs. Therefore, the elderly prefer this kind of penthouse.
Duplex Penthouse
Another type of penthouse is the duplex penthouse. This type has two levels that can be accessed using a private stairway from one level to the other. On the bottom level, there are living rooms and dining rooms, while the upstairs level is for bedrooms, studies, and lounges.
Triplex Penthouse
One level up from the duplex penthouse comes the triplex penthouse, spanning three levels in total. The design of such a unit allows for specific areas to be demarcated, including the leisure floor, sleeping floor, and even an upper-level terrace complete with its own swimming pool or private garden area. The costliest units in the Indian luxury real estate segment are triplex penthouses, which can only be found in premium tall buildings.
Terrace Penthouse
As evident from the name itself, this type of penthouse features the presence of a huge private terrace, thus giving importance to outside life. Such terraces come with their own swimming pools, outdoor kitchens, barbecue areas, gardens, sunbathing decks, and lounging areas. For people looking forward to spending some time entertaining friends or just lounging out in the open air, terrace penthouses are the best option.
Corner Penthouse
Corner penthouse comes with a location at the outermost point of the building giving you views from two directions and providing for natural ventilation and lighting from two sides. Corner penthouses usually boast the best view and are highly preferred especially in cities with an eye-catching skyline.
Chaithanya Sankhya, Bengaluru
Sky Villa
This type of property comes with all the facilities of a private villa, including your personal garden, swimming pool, parking space, and separate living areas, but on a high floor of an apartment building. This variety can be spotted mostly in luxury real estate projects such as Mumbai, Bangalore, and Delhi NCR, and they come at prices worth several crores.
Download our exclusive investment guide to decide
which is better a penthouse or a villa ?
The apartments were always made based on the same pattern: the same designs, similar passageways, and the sacrifice of living standards that would come with the standardization of the apartments. However, the apartment complex named Chaithanya Sankhya, located in Budigere Cross, Bangalore, is doing things differently. It comprises a total of only 44 Sky Bungalows, each spread across 6,000+ square feet, all designed with its own private Zen gardens and decks, along with Jacuzzi, and none less than a true representation of a luxurious bungalow high up in the skies.
Garden Deck at Chaithanya Sankhya, A Sky Villa/Bungalow in Bengaluru
Penthouse vs. Apartment: Key Differences
Many buyers confuse a premium high-floor apartment with a penthouse. While both can offer beautiful views and luxury finishes, there are fundamental structural and experiential differences between the two:
| Parameter | Penthouse | Apartment |
| Location | Exclusively the top floor | Any floor of the building |
| Size | Significantly larger, often multi-level | Standard single-level layout |
| Outdoor Space | Private terrace, rooftop, or garden | Limited balcony, if any |
| Amenities | Exclusive — private pool, gym, jacuzzi | Shared community amenities |
| Privacy | Very high — private entrance & elevator | Moderate — shared corridors |
| Views | Panoramic and permanently unobstructed | Dependent on floor level |
| Customisation | High — often allows bespoke interior design | Limited to standard templates |
| Price | Significantly premium | More accessible price points |
The defining advantage of a penthouse over even the finest apartment lies in the combination of permanence and exclusivity. A taller building constructed nearby can match a high-floor apartment; by definition, a penthouse’s position atop its own building is irreplaceable.
And yet, for most buyers, the standard apartment has remained just that standard. Uniform floor plates, shared corridors, identical layouts stacked floor upon floor, and amenities designed for the many rather than the individual. The apartment, at its most conventional, is efficient housing, optimised for density, not for living.
Chaithanya Sankhya, Bengaluru
Chaithanya is challenging this orthodoxy with Chaithanya Sankhya, conceived as a bungalow in the sky. Rather than delivering another high-floor apartment dressed in premium finishes, Sankhya reimagines what apartment living can be: expansive, private, and deeply personal, with the spatial generosity and outdoor connection of an independent home elevated to the sky. It is a penthouse-style living experience that refuses to trade scale for height, bringing together private terraces, curated interiors, and a sense of ownership that standard apartments simply cannot offer. For the discerning buyer who wants more than a floor in a building, Chaithanya Sankhya represents a genuinely new category.
Gymnasium at Chaithanya Sankhya, Bengaluru
Amenities & Facilities in a Penthouse
The luxury penthouse certainly offers more amenities than the common areas within the building. Inside the penthouse apartment itself, one can expect the following amenities:
Outdoor Living Areas: A private rooftop pool, fully enclosed roof terraces offering skyline views, jacuzzis, a barbecue area, and sky gardening with plant landscaping form part of the typical premium penthouse features in the warm Indian climate. These outdoor areas function effectively as extensions of living space throughout most of the year.
Download the Exclusive List of Luxury Penthouses in your city
Interior Design and Architecture: A typical offering includes an open-plan layout with clearly defined but flexible spaces, double-height ceilings in the living space, a custom-designed modular kitchen with top-of-the-line appliances, built-in wardrobes, and en suite bathrooms for each bedroom. Some of the high-end touches are designer floors made of Italian marble, wood, or natural stone, as well as custom millwork.
Recreational and wellness amenities: Today’s high-end penthouses often have a private gym, a yoga/meditation studio, a theatre, a wine cellar, a cigar lounge, and even a spa in the unit.
Smart Home Technology: The newest penthouses are built with smart automation systems that let the owners control everything in their home, from the lighting, heating and cooling, audio and video systems, motorised window treatments, security cameras, and visitor screening, all from one mobile app or via voice commands.
Security and Privacy: Personalised private lift services that take you directly to the penthouse entrance, biometric entry systems, personal concierge services available 24/7, and CCTV camera surveillance all add a level of exclusivity that regular apartment layouts can’t match.
Aqua Gym, Chaithanya Sankhya, Bengaluru
Penthouse Purchasing Benefits and Drawbacks
As is the case with most major real estate investments, the purchase of a penthouse has both distinct benefits and drawbacks that should be considered before making a final decision.
Benefits
Privacy: Among all the advantages of being a penthouse dweller is the exclusive privacy enjoyed by such individuals. Unlike other levels that normally have someone living both below and above them, penthouses are located on the topmost floor of buildings where no one lives above them. What is more, many penthouses come equipped with their own private elevators.
Views: Another great advantage of buying a penthouse is the incredible views. A top floor flat means you get 180° or 360° views of your city, lake or hillside landscape – which gives you a pretty unique experience every day. Plus, you’ll always have your own views, as no new buildings will ever block your sight lines.
Appreciation: Penthouses tend to provide solid returns on investment due to high demand and limited availability. Therefore, their value remains unaffected by market fluctuations, making them generally safe assets.
Download our exclusive investment guide to decide
which is better a penthouse or a villa ?
Space and Customization: It is hard to imagine how the size of a penthouse, normally 3-5 times larger than any ordinary apartment in terms of the total floor space, offers endless opportunities. Along with a high level of customization offered by most prestigious real estate companies for penthouses, owners have a chance to create a unique environment.
Status and Lifestyle: The social-psychological aspect associated with owning a penthouse should not be forgotten. Not only is it a symbol of achieving everything one desires in life, but also a penthouse gives its owner the opportunity to enjoy his/her life as if residing in a private villa.
Customisable Garden Deck, Chaithanya Sankhya, Bengaluru
Drawbacks
Higher Purchase Price: Penthouse apartments generally cost 30–70% more than ordinary units within the same building per square foot along with Preferential Location Charges (PLC), resulting in a much higher purchase price.
Higher Maintenance Charges: The size, private swimming pool, garden area, and other exclusive facilities entail increased maintenance expenses. Society maintenance charges as well as housekeeping charges for penthouse apartments will be far higher compared to those of an ordinary apartment.
Heat Effect: Units that lie on top floors receive direct sunlight exposure, which causes the temperatures to soar during summers in India. Thus, insulation, double-glazed windows, and efficient heating and ventilation systems become necessary.
Premium Market Value: Although the resale value of a penthouse is excellent, its buyer base is limited compared to that of a regular apartment, as there are fewer buyers for such expensive properties.
Penthouse Prices in India: City-Specific Outlook
Penthouse prices across Indian cities differ dramatically based on various parameters such as the city, microlocation, developer reputation, floor level, type, and facing. Here is an indicative range:
City | Standard Range | Ultra-Luxury Range |
Mumbai | ₹2.5 Cr – ₹9 Cr | ₹10 Cr – ₹100 Cr+ |
Delhi NCR | ₹2.5 Cr – ₹10 Cr | ₹9 Cr – ₹50 Cr |
Bengaluru | ₹2.7 Cr – ₹9.5 Cr | ₹8 Cr – ₹60 Cr |
Hyderabad | ₹3 Cr – ₹9 Cr | ₹7 Cr – ₹30 Cr |
Pune | ₹2.5 Cr – ₹8.9 Cr | ₹9 Cr – ₹30 Cr |
Chennai | ₹3 Cr – ₹15 Cr | ₹10 Cr – ₹30 Cr |
In addition to the basic purchase price, other considerations like the Preferential Location Charges (PLC), the stamp duty, GST for under construction penthouses, and the yearly maintenance charges should be taken into account.
Demand for Penthouses in India
Penthouses in India have never been in such high demand before. A few macroeconomic and microeconomic factors have contributed to an all-time-high demand for penthouses:
Increase in HNIs and Ultra-HNIs: The rise in number of HNIs and Ultra-HNIs in India in recent years is on account of business exits, better salaries in corporate companies and good returns from the stock market. They want to invest in property as part of their portfolio.
Premium for Outdoors After the Pandemic: The COVID-19 pandemic completely changed how people look at their homes. Everyone wants to live in houses that have their own outdoor space, like a terrace garden, a swimming pool, etc. It allows them to enjoy their personal outdoor area without having to share it with their neighbours.
Download the Exclusive List of Luxury Penthouses in your city
NRI Investment Boom: Non-Resident Indians (NRIs), especially those residing in America, Britain, United Arab Emirates (UAE), and Singapore, are making significant investments in high-end properties in India. Penthouses, due to their distinctiveness, investment potential, and prestige factor, are one of the most favoured forms of property. The presence of an international airport nearby, like that of North Bangalore or Aerocity, New Delhi, adds more value.
Developer Strategy: To capitalise on this trend, some of the top developers in India have been offering separate penthouse floors in their new launches, which offer more customisation, better quality finishes and private amenities for the HNI (High Networth Individuals) segment.
Pre-purchase Due Diligence for Buying a Penthouse
Considering the extent of investments made, you must conduct due diligence before making an advance booking of the penthouse unit. Some of the key checkpoints include the following:
- RERA Certification: Make sure that the project has a valid RERA certification before even making any advance payment. It ensures that everything will be conducted with transparency and timelines will be maintained
- Legal Ownership & Permissions: Ensure that the land has a clear title and the building construction plans have been given all necessary approvals by BBMP, BDA, or other such municipal corporations.
- Quality of Structure: Especially check the quality of terrace waterproofing, roof insulation, drainage infrastructure, and other construction material used in the open spaces since it is more important in a penthouse.
- Preferential Location Charges (PLCs): Know about the PLC rates applicable for your desired penthouse floor and incorporate them into your budget along with stamp duty, registration charges, and GST.
- Society Maintenance Structure: Read the maintenance agreement terms to know about your liability in terms of bigger unit size and additional private facilities such as private swimming pool.
- Elevator System: It is to be seen if there is a private elevator for the penthouse floor, along with any alternative plans in case of any maintenance or mechanical problems
Vastu Guidelines for Penthouse Apartments
There is immense scope for applying the guidelines of Vastu Shastra in penthouses due to their large sizes and possibilities for customization:
- Entrance: It should be located either in the north or eastern direction, thus attracting positive energy and prosperity to the apartment
- Master Bedroom: The ideal location for the bedroom would be the southwestern corner, since it promotes stability, grounding, and peaceful sleep.
- Living Room: It can be situated in the northeastern, north or east direction to allow attraction of positivity and natural light.
- Kitchen: It is recommended to have it in the southeast corner, as per the guidelines for placing fire in this area, with the person facing east during cooking.
- Utility & Bathroom: They may be located either in the northwest or southeast areas to keep negative energy contained and preserve overall balance.
- Garden on the Terrace: The presence of plants and water in the northeastern direction increases harmony, good health and prosperity.
Elevate Your Lifestyle With a Premium Penthouse
A penthouse is not just another real estate investment but rather one of the ultimate ways to indulge in luxurious living in urban India. A penthouse gives you all the privacy of an individual villa, along with all the conveniences of a contemporary skyscraper apartment and the breathtaking sightlines that only a penthouse can give you forever.
If you are among the buyers looking for an extraordinary experience when purchasing their next property or are keen investors looking to capitalize on the scarcity economics associated with luxury penthouses, there could hardly be a better time. Given the robust growth of India’s luxury homes market and the controlled supply of luxury penthouses, it would be a great idea to consider some of the best developments.
Are you looking to buy the perfect penthouse? Contact us for expert advice, check out verified RERA listings in your city, or grab our special guide on how to buy a penthouse.
Chaithanya Sankhya, Bengaluru
FAQs
The penthouse can only be found on the topmost floor of a structure and provides much more space, unobstructed views, access to private outdoor spaces, and unique features than an ordinary apartment. An ordinary apartment may exist on any other floor of the structure with standard designs and facilities. The penthouse stands out because of its size, exclusiveness, privacy, and geographical distinction from other floors.
Indeed, it would be profitable to invest in penthouses in India. The rareness of the penthouse, as there is only one floor dedicated to the penthouse in each building results in high demand for the property among an increasing number of high-net-worth buyers that keeps values of penthouses stable. Good rental yields are also a factor, making penthouses a great investment.
The city that stands first in terms of providing quality penthouses is Mumbai, due to its numerous skyscrapers and luxury neighbourhoods, including South Mumbai, Worli, and Bandra. Other prime Indian cities where the market for penthouses continues to thrive include Delhi NCR, especially Gurgaon and Aerocity, Bengaluru such as Hebbal, Devanahalli, and the UB City area; Hyderabad’s HITEC City; and Pune’s Kalyani Nagar and Koregaon Park.
As far as expenses of maintaining a penthouse are concerned, these are relatively higher when compared to an apartment because of the bigger area and additional features available in penthouses, such as pool and terrace; premium materials used in finishing; and high society maintenance expenses. But for those people buying this type of property, the cost factor doesn’t make much difference to them.
There are usually 3 to 5 bedrooms in penthouses in India, depending largely on location, the developer, and the cost range of the building. There are ultra-luxury sky villas that even have 6 or more bedrooms, as well as designated areas for working from home, entertaining guests, domestic staff, and relaxation purposes.
