HoABLMashobra
Prologue
The House of Abhinandan Lodha · Joint Business Plan

India's most
irreplaceable address.

Mashobra  ·  8,600 FT
The House of Abhinandan Lodha

A record of naming India's next great destination,
before the market has.

The pioneer of branded land in India: institutional governance, technology and trust applied to the country's oldest asset class.

By the sea
In the spiritual heart of the nation
And nowIn the mountains
India's largest
land acquirer*
 
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Happy customers
0MN
Sq. ft. under devt.
0
Projects
02
Shot at site location
For the first time, ever

At 8,600 feet in the Himalayas,
above the noise, above the ordinary,
we are creating something India has never seen.

India's most irreplaceable address.

03

But what makes an address irreplaceable?

Not every expensive address is irreplaceable. True irreplaceability rests on four things, and what we are going to offer earns all four.

i.

Rarity

A place that cannot be recreated: so unique that it is only one of a kind.

ii.

Difficulty to acquire

It cannot simply be bought, cleared and built on. Legal, ecological and regulatory barriers keep supply permanently limited.

iii.

Unique vision & proposition

An idea the market has never seen before.

iv.

Unique product

A product impossible to replicate anywhere else.

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I
Chapter I

The Land.

Some places are simply too rare to ever be found again.

05

Demand is rising.

0%
UHNIs plan to invest in real estate with a focus on holiday homes in the hills
0%
Seeking holiday homes in hills that are a 4 to 5 hour drive from metros
Where demand is surging
+0%
Nainital
+0%
Shimla
+0%
Rishikesh

The hills are no longer an escape. They are becoming the next address of choice.

06

Demand is rising. Supply isn't.

← supply shrinkingdemand growing →
Nainital
Demand
+49.3%
Supply
−21.05%
Shimla
Demand
+30.5%
Supply
−12.3%
Rishikesh
Demand
+30%
Supply
−13.4%
Demand up 0%Overall, year on year
Supply down 0%Overall, year on year
Source: Aurum PropTech · Data Insights Market · Magicbricks · Business Standard
07

Why supply can't ever catch up.

i.

Hard to acquire. Acquiring land in mountain terrain is constrained by complex legal approvals, forest regulations, and zoning restrictions.

ii.

Complex to build. Steep terrain demands specialised engineering, access and slope management.

iii.

Large areas are protected. Forests, sanctuaries and watersheds remain off-limits to development.

iv.

Buildable land is finite. The right combination of altitude, ecology, access and terrain is exceptionally rare.

Source: The Land Geek
08
Homes are becoming scarce.
Luxury homes, scarcer still.
And truly exceptional homes?
Almost impossible to find.
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II
Chapter II

The Place.

Some landscapes are nature's rarities, shaped long before we arrive.

10

An address chosen by history.

Long before any law protected it, the world had discovered the rare gem called Mashobra.

1800s
The discovery

At 8,600 feet, Mashobra became a preferred Himalayan retreat in the late 1800s and early 1900s. Its untouched forests, crisp mountain air and sweeping landscapes drew the British Empire's highest office bearers.

1902
The Viceroy's retreat

Lord Kitchener built Wildflower Hall here, now home to the iconic Oberoi resort. Once the Viceroy's retreat, today the President of India's summer residence.

1905
Craignano

Lord Curzon established the nearby Naldehra Golf Course. Mashobra reminded Count Peliti so deeply of his native Italian village that he named his estate Craignano.

What came next ensured no one else ever could discover it the same way.

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Mashobra, intentionally rare & exclusive.

Once discovered, Mashobra was deliberately left only for the selected.

i.

The outsider barrier

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Section 118 restricts land acquisition by non-Himachali residents and protects agricultural land, with adjoining apple orchards, making ownership itself an exceptional privilege.

ii.

Built-in limits on development

+

The HP Town & Country Planning Act and NGT regulations tightly restrict construction, height and future development.

iii.

Nature sets the limit

+

Steep terrain, seismic regulations and hill planning norms mean only a small portion of land can ever be developed.

iv.

Land that cannot be consolidated

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Large parcels cannot be freely acquired or combined. No development is permitted in the reserve forests that adjoin the Mashobra ridge.

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Fewer neighbours, more horizons.

56.6x population density

Delhi

Delhi56.6x population density
Mashobra200 people/ sq. km.Low density
13

Some places, nature never let go of.

Before there were homes, there were forests. Before there were roads, there were streams. Before there was architecture, there was a landscape quietly creating the conditions for a richer way of life. Today, those conditions remain remarkably intact in Mashobra.

0–0
Average AQI
0
Perennial streams
0 ha
Protected forest

Nature flourishes and life follows. A thriving forest is measured not by the trees that stand tall, but by the life they quietly sustain. From the iridescent Himalayan Monal and elusive Himalayan Goral to Barking Deer, Flying Squirrels and hundreds of native pollinators, Mashobra remains a refuge for species that can exist only where ecosystems remain truly intact.

Their presence is nature's own assurance that these mountains are alive, balanced and enduring. The healthier the ecosystem, the richer the life it enables.

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The world's finest mountain addresses
share the same blueprint.

15
The windows of opportunity are narrowing in these locations

What exists today may be all there ever is.

St. Moritz

New construction prohibited

The Lex Weber cap prohibits any new construction of second homes. Limited resale permitted.

Gstaad

New construction prohibited

The Lex Weber cap prohibits any new construction of second homes. Limited resale permitted.

Aspen

Supply choked

Demolition restrictions, federal boundaries and the presence of many ski resorts restrict and choke the supply of new land and new construction.

Mashobra

Extremely limited supply

Extremely limited supply due to the HP Tenancy Act, Section 118, protected forests and planning regulations.

16

An intact ecosystem is more than a sign of health for the land. It has always been a sign of health for the people who live near it.

Alpine destinations have become a Billionaire's favourite and a global benchmark for clean air, protected forests, low-density zones, moderate altitude and everyday movement.

The Alps next act
goop
Dolomites
Bollywood detox destination
Time Out in the Alps
Observer
Hill station homes
Sothebys
17

Altitude isn't scenery.
It's a stimulus.

0 FT
Sea level

Time spent at altitude isn't simply a holiday. It's a physiological reset. None of this requires a gym, a diet, or an intervention: the environment itself is doing the work.

Blood adapts from 2,000 ft

Within days, red blood cell production increases: the same adaptation elite athletes train for. Oxygen moves through the body more efficiently.

The heart settles from 4,500 ft

Resting heart rate steadies as the cardiovascular system settles into its new baseline.

The mountain trains you from 6,500 ft

Mountain trails do what flat ground can't. Every incline becomes quiet cardiovascular training, without needing to try.

The forest stands you down at 8,600 ft

Time among trees lowers cortisol and sharpens focus, letting the nervous system finally stand down. Food grown close to the table asks less of digestion and gives more back.

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III
Chapter III

The Idea.

Some visions begin where the familiar no longer feels enough.

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Mashobra is rare: pure in its air, abundant in its forests, alive through every season. It gives us the setting for a healthier, fuller way of life.

But what if healthy living could mean more than simply feeling better?
What if we could actively preserve the vitality that makes life feel full, and make more of those years our best years?
That led us to look beyond wellness, towards longevity, and the new possibilities emerging around how we understand, restore and optimise the human body.
20

That pursuit led us to Longevity.

Longevity is about living longer and staying better for longer: the science of extending healthspan, the years we remain energetic, resilient and mentally sharp, not simply the years we live.

21

The global revolution is already here.

~₹0 Lakh Cr
Global longevity economy in 2025, set to double by 2034
~₹0 Lakh Cr
Invested across preventive healthcare, diagnostics, wearables and therapies in India
0+
Dedicated longevity clinics, health optimisation centres and retreats
India Today: 1 in 6 Indians actively trying to slow ageing
Observer: alpine wellness resort
Quint: Bollywood's detox destination
Brand Equity: Virat Kohli joins Hyperice
Mira Kapoor's Dhun raises $4M
TOI: Ultrahuman Photon
Grazia: Indian spa treatments enter wellness tourism
goop: luxurious alpine retreat
Mint: anti-ageing investment
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We leave the clinic. We take off the wearable. We return home

But within hours, we return to the environments that work against us, undoing our every effort.

65–75 decibels

That's Delhi, every single day: 20 decibels past what's legally supposed to be safe.

You can't meditate your way out of a decibel level.
1.74 sq. metres

That's the green space per person in parts of Delhi: a fifth of the WHO's own minimum.

You can't subscribe your way into more nature than your neighbourhood has.
8.2 years

That's what the air in Delhi already costs you.

Before a single supplement, before a single app.
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What if restoration didn't end when you left the clinic?
What if environment could become part of the process?
What if there is a place that continuously restores, re-energises and renews you? A second first home. One that gives you back more of yourself.
And so we envisioned,
Life Beyond the Edge.
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Full of vision. Full of ambition.
At the edge of what comes next.

You rarely stop dreaming once you've succeeded. If anything, success gives you permission to dream bigger: another venture to build, another mountain to climb, another decade with the people you love, the ones you may have missed while you were building.

And then you arrive at a place where the horizon has never looked wider, never looked better.

Yet the path has never felt shorter. The ambition is still there. The passion is still there. What quietly begins to fade is the health, the energy and the time left to chase it.

You have reached the Edge. Edge of everything success promised.

The horizon keeps expanding in front of you.
The question is: what is your next move?
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Shot at location

Longevity demands more than treatment.
It demands a different kind of place.

The world already has enough places to rest, retreat and unwind. What it needs now is one that gives back energy, vitality and time.

A place where every stay creates the conditions for science and nature to work together.

A place where you don't simply return feeling rested. You return with a greater capacity to live.

That is Life Beyond the Edge.

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Life Beyond the Edge isn't a destination. It's an ecosystem.

Designed as a single, integrated ecosystem, one where every element works together to: reconnect you with nature | free your attention | strengthen your wellbeing.

Discover

Reconnect with nature through rare landscapes that broaden perspective and awaken a deeper sense of place.

Experience

Let intuitive hospitality take care of the everyday, so your time and attention return to what matters most.

Become

Strengthen body and mind through science-led wellbeing, designed to cultivate lasting vitality and resilience.

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IV
Chapter IV

The Creation.

Some things can only exist once, because they belong to one place alone.

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P R E S E N T I N G
Shot at site location
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Conceptualised. Executed. Validated.

Conceptualised by
Benoy

Benoy is an award-winning international firm of architects, master planners, and designers founded in the UK in 1947. They specialize in large-scale commercial, retail, and mixed-use destinations globally.

Executed by
Studio Built Environment

Studio Built Environment (SBE) is an award-winning architecture and research practice led by Siddharth Mahim Bansal, with a deep body of work across the Himalayas. Rooted in climate, contours and local materiality, SBE creates contemporary architecture that feels inherently at home in its landscape.

SBE has collaborated with global consultants to introduce advanced engineering technologies to Himalayan architecture, designed to mitigate landslide risks and enhance earthquake resilience.

Validated by
IIT Roorkee

Our engineering systems have been rigorously reviewed and validated by IIT Roorkee for structural safety, seismic resilience and site stability.

Not one firm's opinion, but engineering cross-validated by global specialists and IIT Roorkee: bringing world-class rigour to safety in the Himalayas.

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Mashobra · 8,600 ft · The House of Abhinandan Lodha

Life, beyond the edge.

Reserved. For the select few.
Joint Business Plan · 2026