Sky Villas: The rise of vertical luxury

India’s luxury real estate market is evolving, driven by shifting consumer preferences, increasing affluence, and rapid urbanization. With growing demand for exclusivity and convenience, high-end residential spaces now prioritize sophistication, sustainability, and technological integration. The emergence of Sky Villas is emblematic of this shift, blending the expansive sublimity of standalone villas with the vertical elegance of high-rise residences. These ultra-luxury homes offer panoramic cityscapes, world-class amenities, and living experiences that are nonpareil, tailored for the super elite.

Bengaluru, a key hub in India's real estate horizon, mirrors this trend. In Q4 2024, the city saw the launch of approximately 10,500 residential units, marking a 17% quarter-on-quarter growth. Notably, 40% of these were high-end luxury residences according to a report by Cushman & Wakefield, reflecting the growing preference for upscale living.

Valued at approximately USD 46.31 billion in 2025, India's luxury residential real estate sector is projected to soar to USD 124.20 billion by 2030, reflecting a compound annual growth rate (CAGR) of 21.81%. This growth is fuelled by increasing disposable incomes, the aspirations of ultra-affluent buyers, and a surge in NRI investments.

The strategic market shifts driving the rise of Sky Villas

Surge in High-Net-Worth Individuals (HNIs) and Ultra-HNIs: As India’s wealth creation accelerates, more individuals are investing in luxury residences that provide both status and value. India ranks sixth globally in the ultra-high-net-worth individuals (UHNI) population and third in Asia, trailing only China and Japan. Recent reports demonstrate that the country’s UHNI count reached 13,600 in 2024, marking a 6% annual growth, and is projected to rise by 50% by 2028, far outpacing the global UHNI growth average of 30%. This surge directly stimulates demand for ultra-luxury residences such as Sky Villas, which cater to buyers seeking exclusivity and long-term asset appreciation.

Urban infrastructure and seamless connectivity: The rapid expansion of metro networks, expressways, and smart city projects is making high-rise luxury living more accessible and desirable. Unlike suburban villas, Sky Villas in prime city centres offer proximity to business hubs, retail destinations, and entertainment hotspots, reducing commute times by 40% and making 72% of luxury homebuyers in Tier 1 cities prefer high-rise residences. Major metros such as Bengaluru, Mumbai, and Delhi-NCR are witnessing large-scale infrastructure upgrades, with Bengaluru investing Rs 1.2 lakh crore in projects such as the Suburban Rail, Peripheral Ring Road, and Metro Phase 3, expected to cut traffic congestion by 30%. Similar metro developments in other cities have boosted property appreciation by 15-20%, reinforcing the appeal of centrally located high-rises.

Sustainability and smart living: Eco-conscious buyers are increasingly prioritizing, green-certified buildings equipped with energy-efficient systems, rainwater harvesting, and sustainable designs. This shift is prompting developers to integrate solar power, AI-driven home automation, and biophilic design principles to create future-ready, environmentally responsible residences. The 2024 CBRE survey found that 68% of luxury homebuyers in India prefer properties with green building certifications, while the adoption of smart home technology in premium residences is projected to grow at a CAGR of 32% by 2027.

Security without compromise: Ultra-luxury buyers prioritize multi-layered security systems, including 24/7 surveillance, biometric access, private elevators, and emergency response mechanisms. According to a JLL India Luxury Housing Report, 71% of high-net-worth homebuyers rank security as the top deciding factor in their purchase, and 54% prefer gated communities with private security over standalone villas, which often lack advanced security infrastructure.

Value and status of ownership: Luxury real estate remains a symbol of wealth, exclusivity, and social stature. Sky Villas, often limited in number, allow a rarefied sense of ownership akin to acquiring a rare luxury watch or an exclusive art collection. Knight Frank’s 2024 Wealth Report states that 35% of UHNIs in India consider luxury real estate investments a key part of their wealth portfolio, with Sky Villas emerging as the preferred choice due to their high-value appreciation and exclusivity.

Community living with exclusive amenities: Sky Villas provide a blend of privacy and an elite community lifestyle. A Knight Frank India study revealed that 43% of ultra-HNIs consider access to an exclusive community and networking opportunities as a major factor in their home-buying decision. Bengaluru’s high-rise luxury segment has witnessed a 24% YoY increase in demand for premium residences within gated developments, reflecting a shift toward integrated luxury living with state-of-the-art amenities, members-only clubs, and curated social experiences.

Seamless living with personalised services: Sky Villas often come with rich layer of experiences designed to ensure a hassle-free home experience. Bespoke services from concierge on-call, personalized housekeeping, lifestyle managers, customized interior designs to professional asset management solutions cater to the ultra-affluent.

Sky Villas have redefined urban luxury. Designed with expansive floor plates in simplex and duplex configurations, these homes provide a highly customisable living experience. Residents can transform multi-use spaces into private offices, libraries, multimedia lounges, fitness studios, or children’s play areas—catering to the modern demand for flexibility, wellness, and seamless work-life integration. Beyond their spacious layouts, Sky Villas epitomise private, resort-style living with features such as skyline pools that create a serene oasis high above the city. They afford an unmatched blend of luxury, privacy, and personalisation paired with private elevators and tailor-made finishes. Situated in prime urban locations with breath-taking views of city skylines, lush green belts, or tranquil waterfronts, they not only enhance security and convenience but also serve as a statement of status. As cities continue to expand vertically, Sky Villas offer an unparalleled lifestyle that is truly sky-high.

Sky Villas not only cater to this elite segment but also offer a compelling investment opportunity, with luxury property prices in top metros rising by 8-12% annually due to rapid urban infrastructure advancements. The sector’s steady expansion, fuelled by increasing affluence and global lifestyle aspirations, positions Sky Villas as the definitive choice for discerning buyers.

With India expected to add to its burgeoning number of UHNIs in the coming years, Sky Villas will continue to set new benchmarks in high-end living, offering the ultimate fusion of privacy, esteem, and convenience while delivering strong financial returns.

Emanda Vaz,

Assistant Vice President, Luxury Residential Business, Embassy Group