Max Estates 105 vs Max Estates 128 | Which One is Better?

Max Estates' most anticipated Noida Expressway launch is here, and the entry ticket is around ₹10 crore. In this Property Saraansh review, Saraansh Seth breaks down Max Estates 105 in Sector 105 — location, specifications, pricing, the honest pluses and minuses, and how it stacks up against Max Estates 128 and Jacob & Co.

Location and layout: the project sits on the Noida Expressway, about 6.1 km (8 minutes) from Mahamaya Flyover, across 10.33 acres (5.62 residential, 4.72 commercial). It is two towers of G+37, four units per floor and nine lifts per tower, with 4 BHK homes of 3,750–4,200 sq ft and 5 BHK duplexes from 6,350 to 10,000 sq ft, delivered with VRV air-conditioning, marble and wooden flooring and modular kitchens.

What stands out: Max's signature interiors, whole-home FTA air purification, a three-layer water system you can drink straight from, and a skywalk jogging track set below window level for privacy. The honest downsides: balcony grills that soften the luxury feel, a red-brick façade rather than glass, and a single service lift serving 37 floors and about 135 families per tower.

Pricing and payment plan: a base of ₹24,500/sq ft works out to an all-inclusive ₹27,300–27,700/sq ft after PLC, lease rent and GST — a starting ticket of about ₹10.2 crore. The plan is investor-friendly: just 20% in 2026, nothing more until end-2027, then 60% across three annual instalments from 2028.

Max 105 vs Max 128 vs Jacob & Co: Jacob & Co runs about ₹9,000/sq ft higher for its glass façade and brand; Max 128 resale (around ₹26,500 all-in) is comparable to Max 105 new. Max 105 wins on layouts, deferred payments and a signal-free approach, while Max 128 offers higher density and is closer to rental income.

The verdict: combined luxury inventory across Max, Cullinan, Jacob & Co, Elie Saab, Riverine and L&T is under 2,000 units against a far larger pool of HNI, NRI and corporate buyers. With Gurgaon already at ₹50,000–60,000/sq ft, Saraansh sees Noida's ₹27,000 on a similar path and rates Max Estates 105 a recommended long-term buy. (RERA: UPRERAPRJ529777/03/2026; prices indicative and subject to change.)