Luxury 13 BHK Villas in Karjat with Private Pool

Discover 13 BHK villas in Karjat with Stay Ananta

Thirteen bedrooms is the top of our Karjat collection and there is exactly one property at it. Nivaant Farms and Cottages takes up to thirty-nine guests, which makes it the only place in the valley where a wedding party, a family of three generations or a full company offsite stays on one property with nobody in a hotel.

The property

Nivaant Farms and Cottages

Thirteen bedrooms arranged as a main villa of five, a condo of two, and six independent cottages — all on the ground floor. There are thirteen attached bathrooms plus two common powder rooms, and eight of the bathrooms have open-to-sky shower areas. The private pool is 26 ft by 23 ft and 4 ft deep, open 7 AM to 10 PM.

The grounds are the point: sprawling lawns, an amphitheatre, a common library, and a bridge over a stream. There is generator backup that runs lights, fans and air conditioning for up to nine hours, a barbecue and bar, a bonfire, an al fresco dining area up to 300 m from the main villa, and indoor games. Parking is secured for five cars.

It is rated 5.0, the highest of any large property in the valley.

Why thirteen bedrooms in Karjat?

Everybody on one property

The alternative at this headcount is three or four separate villas, which costs more in total, splits the group across separate gardens and pools, and means coordinating meals in several kitchens. Nivaant keeps thirty-nine people in one place while still giving families their own cottage to retreat to — which is the part a single large house cannot do.

Cottages, not just bedrooms

Six of the thirteen bedrooms are independent cottages. For an extended family or a group of couples, that privacy is usually worth more than another shared corridor, and it is why this property suits multi-generational trips better than a conventional villa of the same capacity.

Space built for a programme

The amphitheatre, the lawns and the library mean the property can carry an actual agenda — a ceremony, a session, a screening — rather than just accommodating people. The amphitheatre and floodlights are chargeable add-ons and run until 10 PM.

A private pool, like every villa we take

The pool is inside the property and yours alone, open 7 AM to 10 PM, with no shared access. We have not taken on a property without a private pool since 2017.

What you should know before booking

• It is in a gated society, and the society's rules apply. Noise must be kept low after 10 PM, so plan any late programme around that.
• It is not pet-friendly. There is a resident dog on the property and one kennel for trained pets — ask us before you assume either way.
• There is no guest kitchen access. Meals are cooked by the property's own staff.
• The al fresco dining area is up to 300 m from the main villa. On a wet monsoon evening with older guests, that distance is worth planning for.

We would rather you knew all four before booking than discovered them on arrival.

How much does a 13 BHK villa in Karjat cost per night?

Around ₹80,000 a night. Across thirty-nine guests that is roughly ₹2,050 a head for a whole private estate — less per person than most four-bedroom villas in the valley once they are full.

Several facilities are charged separately: the barbecue at ₹800 per person per session, a bonfire at ₹500 per session, floodlights at ₹1,500 an hour and the auditorium at ₹2,200 an hour, both until 10 PM. Staff accommodation for two female staff is ₹500 per person per day, excluding meals. Ask us to confirm all of these when you enquire.

Is it right for a wedding or a large event?

It is the closest thing in Karjat, and the amphitheatre and lawns are built for it. The limits are the ones above: a gated society with a 10 PM noise rule, and parking for five cars against a possible thirty-nine guests. Tell us the headcount, the arrival plan and what you are planning when you enquire, and we will tell you straight away what the property will carry and what the society permits.

What if Nivaant is taken on my dates?

• Vine & Splash — nine bedrooms, ten bathrooms, up to twenty-five guests, from around ₹48,000
• Eight-bedroom villas in Karjat — three houses from around ₹36,500
• Gatsby House, Alibaug — twelve bedrooms for up to thirty-eight guests on eleven acres, if the coast works for your dates

How do you get to Karjat from Mumbai?

Parking is for five cars, so for a group of this size arrange a shuttle or a coach rather than assuming everyone drives. Send the location pin to every driver rather than the property name.

When is the best time to book?

Three to four months ahead for a wedding or an event on fixed dates, and two to three for Diwali, Christmas and New Year. There is one property at this size in the valley, so there is no second option at the same capacity.

Is food included?

Meal packages are available and are the only option here, since there is no guest kitchen access. Food is cooked on site by the property's own staff, charged per person per day separately from the tariff, with a reduced rate for children. Jain and vegan menus are available on request. For a group this size, agree the menu and headcount well before arrival.

Browse other villa sizes in Karjat

• 2 BHK villas in Karjat — Vintage Estate, the cheapest house in the valley
• 3 BHK villas in Karjat — five houses from around ₹14,000
• 4 BHK villas in Karjat — fourteen houses, the most-booked size here
• 5 BHK villas in Karjat — twenty houses, the largest collection in the valley
• 6 BHK villas in Karjat — eight houses, ₹36,000 to ₹48,000
• 7 BHK villas in Karjat — six houses, the widest price range in Karjat
• 8 BHK villas in Karjat — three houses from around ₹36,500
• 9 BHK villas in Karjat — Vine & Splash, ten bathrooms and twenty-five guests

Large villas in other destinations

• 12 BHK villas in Alibaug — Gatsby House, eleven acres and up to thirty-eight guests
• 10 BHK villas in Alibaug — Ember & Sage, up to fifty guests

Villas in nearby destinations

• All villas in Karjat — every size in the valley
• Villas in Alibaug — the coast, about the same distance from Mumbai
• Villas in Lonavala — the hills, up the expressway