Max Estates 105

UPRERAPRJ529777/03/2026, registered on 19 March 2026. The promoter registration is UPRERAPRM437118 and the promoter of record is Max Estates Noida Private Limited (CIN U68200DL2023PTC416407). Max also publishes the project collection account details — ICICI Bank, account 003105046159, IFSC ICIC0000031. Pay only into that designated account, and verify all of it on up-rera.in before transferring anything.

The base rate is Rs 24,500 per sq ft. After PLC, lease rent and GST the all-inclusive figure works out to roughly Rs 27,300 to Rs 27,700 per sq ft, which puts the starting ticket at about Rs 10.2 crore. Max Estates itself quotes "10 Cr.+" on its own project page. These are launch figures — ask for the current rate card with every component separated.

This is the quiet advantage of the offer. Twenty per cent falls due in 2026, nothing further through 2027, then the remaining sixty per cent across three annual instalments from 2028, against a reported January 2031 completion. On a ten-crore purchase, deferring that much of the outlay for eighteen months is worth real money. Get the exact milestone definitions in the agreement — a date-linked plan and a construction-linked plan behave very differently if the project slips.

Around 270 residences in two towers of ground plus 37 floors, on a 5.62-acre residential parcel within a 10.33-acre campus. Four units per floor and nine lifts per tower, which is roughly 135 families per tower. That is genuinely low density and it is what makes three-side-open homes with a private deck off every room possible.

Three, and we would rather you heard them here. The balcony grills soften the luxury feel at a price point where they read as a compromise. The facade is red brick rather than glass, which places it visually a tier below Jacob and Co on the same corridor — a matter of taste, but it affects resale positioning. And most importantly, a single service lift serves 37 floors and about 135 families per tower. That lift handles every move-in, every delivery and every renovation for the next twenty years. Ask Max Estates about it directly and get the answer in writing.

Six typologies, and Max prints the RERA carpet area on every plan sheet — the figures below are official, not estimates. 4 Bedroom: 3,754 sq ft total, 2,065 sq ft RERA carpet, 509 sq ft balcony. 4 Bedroom + Family Lounge: 4,214 total, 2,318 carpet, 649 balcony. Duplex: 6,339 total, 3,487 carpet, 781 balcony. Townhouse: 7,008 total, 3,854 carpet, 608 balcony. Townhouse (L): 7,800 total, 4,290 carpet, 794 balcony. Skyvilla: 9,821 total, 5,401 carpet, 1,133 balcony. Loading runs at a consistent 45% or so across the range. Compare on RERA carpet, and confirm the area statement for your specific unit in writing.

A walkway loop around the estate at roughly 6.6 m above ground with milestone markers at intervals, which Max describes as the first of its kind in Delhi NCR. The design detail worth noting is that it sits below window level, so residents are not overlooked by people using it. That is the difference between a thoughtful feature and a privacy problem, and it appears to have been considered.

Jacob and Co runs roughly Rs 9,000 per sq ft higher, for its glass facade and the brand. Max 128 on resale sits around Rs 26,500 all-inclusive, which is broadly comparable to Estate 105 at launch — but 105 wins on layouts, on the deferred payment structure and on a signal-free approach, while 128 is denser and closer to producing rental income today. If you want income now, look at 128. If you want the better home and can wait, 105.

Our view is yes, with eyes open. Combined ultra-luxury inventory on this corridor — Max, Cullinan, Jacob and Co, Elie Saab, Riverine, L&T — is under 2,000 units against a far larger pool of HNI, NRI and corporate buyers. Gurgaon is already trading at Rs 50,000 to Rs 60,000 per sq ft; Noida at Rs 27,000 looks to be on a similar path, earlier in the cycle. That said, this is a January 2031 completion, so it is a five-year hold before you have keys. We are not licensed investment advisers — verify the registration and price sheet on the UP-RERA portal and take your own advice before committing.

Reported January 2031, from a March 2026 registration. Confirm the declared completion date on the UP-RERA page and read the delay compensation clause. On a five-year build, the payment plan and the delay clause together are what protect you.