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Mohali, 06th October 2025: With luxury real estate gaining momentum along the Airport Road corridor, one project has captured significant buyer attention – Marbella Royce Mohali. Billed as Punjab’s tallest residential tower, the development promises a mix of design sophistication and vertical luxury. Yet, for homebuyers and investors evaluating their next big move in the Mohali real estate market, understanding the project’s core strengths and considerations is crucial.

Here are five key things buyers should know before purchasing an apartment at Marbella Royce – based on market data, on-ground feedback, and expert insights from CityNest Realty analysts.

1. Location and Connectivity: The IT City Advantage

Marbella Royce is strategically located in IT City Mohali, just off PR-7 Airport Road, one of the Tricity’s most sought-after development corridors. The location positions the project within a 10-minute drive from Chandigarh International Airport, GMADA Aerocity, and key educational and employment hubs, including ISB Mohali, IISER, and QuarkCity.

Connectivity has been a defining growth factor here. The PR-7 expressway, developed under GMADA’s urban expansion plan, directly links the project to Zirakpur, Chandigarh, and Kharar. Local brokers say the area has witnessed a 20–25% price appreciation since 2022, driven by its proximity to job hubs and upcoming infrastructure such as the proposed Mohali Metro link.

“Buyers today are choosing Airport Road projects not just for convenience, but for long-term urban value,” says a local consultant from Sector 79. “It’s the new growth axis of Mohali.”

2. Project Overview: Punjab’s Tallest Residential Development

Spread across 8 acres, Marbella Royce features four towers rising 42 storeys high – setting a record for height and scale in Punjab’s residential category. The project offers 4BHK and 5BHK premium apartments, each designed with large decks, dual kitchens, and a store or utility room.

• 4BHK units: 3,120 sq. ft. super area | Price: ₹3.43 crore onwards
• 5BHK units: 4,120 sq. ft. super area | Price: ₹4.53 crore onwards

For context, most comparable projects in Mohali – particularly along Sector 66-82 and Aerocity – average 12 to 18 floors. Marbella Royce’s 42-floor structure gives it a distinct skyline identity, visible from PR-7 itself.

The development is RERA-registered, ensuring compliance and accountability under Punjab RERA norms. Construction progress is visible on-site, with delivery expected by 2028, according to project timelines.

3. Architecture and Design: Built for Modern Families

Marbella Royce’s design focuses on vertical luxury – a concept still emerging in the Tricity market. Each tower incorporates wide corridors, high ceilings, and private decks overlooking landscaped podiums. The architectural plan includes natural ventilation shafts and fire-safe cores, in line with NBC standards.

Interiors are configured to meet evolving lifestyle needs – such as dual-use kitchens, guest bedrooms, and Puja or study rooms in select layouts. According to the site plan reviewed by CityNest Realty, the 5BHK units offer family lounges and extended decks, creating a more villa-like experience within a high-rise structure.

Architects involved in regional projects say this vertical approach “introduces Chandigarh’s urban skyline to a level of design previously limited to NCR or Mumbai developments.”

4. Amenities and Community Living

The project’s amenities align with premium market expectations. Highlights include:

• Sky lounge and infinity rooftop decks
• Clubhouse with café, fitness zone, and indoor games
• Landscaped green podium with water features
• Yoga lawns, jogging tracks, and kids’ play zones
• Multi-tier security system with video surveillance

Unlike standalone towers, Marbella Royce integrates its recreational spaces into a podium-level community zone, allowing seamless pedestrian movement without vehicular interference. The double-height lobbies, fire lifts, and dedicated service corridors reflect a focus on safety and operational efficiency.

CityNest Realty’s on-ground research found that most prospective buyers – particularly NRIs and professionals – prioritize community amenities and long-term maintenance infrastructure over pure aesthetics.

5. Investment Perspective: Demand, Yield, and Future Outlook

From an investment standpoint, Marbella Royce offers a unique proposition in Mohali’s evolving high-rise market. According to CityNest Realty Research (Q3 2025), luxury apartments along the Airport Road corridor have recorded an annualized price growth of 8–10%, with rental yields between 3.5% and 4.2%.

Demand is robust among buyers relocating from Chandigarh and Panchkula, drawn by better space ratios and new-age amenities. Moreover, with limited supply in the luxury high-rise category, price stability is likely to sustain post-possession.

Analysts, however, recommend viewing Marbella Royce as a long-term investment, given its premium entry price and 2027 completion target. The return potential is expected to rise significantly once the Metro extension and PR-9 Airport connectivity projects are operational.

“Projects like Marbella Royce represent the structural shift in Mohali’s buyer mindset – from horizontal villa living to high-rise, global-standard communities,” notes a senior CityNest Realty analyst.

Ground Reality: What Buyers Should Expect

On-ground visits reveal that construction is progressing steadily, with excavation and core work underway for initial towers. The site’s accessibility via the PR-7 service lane ensures smooth vehicular movement even during construction phases.

Buyers can expect clear skyline views, thanks to GMADA zoning that limits nearby heights to 18 floors. However, experts advise reviewing the final possession schedule and payment-linked construction plan before making investment decisions.

The Takeaway

For buyers seeking luxury apartments in Mohali with long-term appreciation potential, Marbella Royce stands out as a credible, future-ready investment. Its blend of design quality, location advantage, and structural scale positions it as one of the region’s most ambitious housing developments – not without risks, but with strong fundamentals.

CityNest Realty Insight

Marbella Royce is more than a luxury address – it’s a signal of Mohali’s entry into the high-rise luxury era. The Airport Road corridor continues to outperform in end-user and NRI demand, making it a strategic bet for 2025 investors.

Written by CityNest Realty