Max Estates Plans Estate 105 Phase 2 Launch in Noida Sector 105 for H2 FY27

A Second Phase Takes Shape on Sector 105's Expressway Frontage

Max Estates is planning Estate 105 Phase 2, the next residential phase of its project in Sector 105, Noida, on the Noida-Greater Noida Expressway. The developer has said the launch is due in the second half of FY27. Phase 2 is still upcoming, and neither its price nor its unit mix has been announced. The first phase, launched in March 2026, offers 4 BHK homes up to sky villas.

The plan surfaced in the developer's first-half FY27 pre-sales update on 5 November 2026, which listed Phase 2 among its next launches. Max Estates had bought the 10.33-acre site in January 2025 for ₹711 crore, paying an initial ₹284 crore. The company has said the land could support gross development value above ₹3,000 crore. The first phase carries 270 homes across two towers of G+37 floors, and Phase 2 is planned within the same Sector 105 campus.

What It Means for Homebuyers

For anyone looking at Sector 105, the first question is price, and here the buyer has to be careful. Phase 2 has no announced rate, so the first phase's numbers should not be read as Phase 2's. The developer's own site lists 4 BHK units from ₹10.51 crore. Broker channel data puts the first phase's base rate near ₹27,500 per sq ft before preferred location charge, GST and stamp duty. Villa asking prices in the sector have averaged around ₹29,650 per sq ft in listings this year.

Charges form a second layer. For the first phase, buyers have been quoted a preferred location charge of roughly ₹300 to ₹700 per sq ft, GST at 5 per cent on base price plus charges, stamp duty in Uttar Pradesh at 6 per cent and registration of about 1 per cent. Phase 2 may follow a similar structure once it is priced, but every line should be checked in the booking document before any money moves.

Should buyers act now or wait? A buyer who needs a home in the next two or three years will find little reason to commit to Phase 2 before its price sheet and payment plan are out. The first phase's possession is set for January 2031, so Phase 2 handover is likely to come later still. Buyers with a longer horizon may find the sector's infrastructure pipeline the stronger reason to look.

Expert Analysis

The location is the core of Max Estates' case. The site is close to the Noida-Greater Noida Expressway and the DND Flyway, which gives a route toward South Delhi. Sector 18, the main commercial hub nearby, is about 9 km away, or 20 to 25 minutes by road. The Advant, Oxygen and Logix business parks are roughly 10 to 15 minutes off. Sector 105 has no metro station yet. The nearest Aqua Line stations are at Sector 83, about 4.3 km away, and NSEZ, about 5.2 km away.

That gap is set to narrow. The Aqua Line extension from Botanical Garden to Sector 142 runs 11.56 km with eight stations, one of them in Sector 105. The civil contract went to L&T and was disclosed on 9 November 2026 with a 36-month schedule. On that timetable, completion would fall around late 2029, which is an estimate rather than a stated date.

The record is the main caution. Max Estates is listed on the NSE and BSE and has been building since 2016. Its residential delivery so far is 222 Rajpur in Dehradun, completed in 2018. Max Towers in Sector 16B, Noida, is a commercial building operational since 2019. No residential project in Noida has been handed over yet, so the first Noida homes will be a real test of the company's delivery. Its pre-sales were about ₹5,305 crore in FY26 and about ₹3,184 crore in the first half of FY27. Trade reports put early Phase 1 bookings at about ₹1,783 crore, and the company's 5.5-acre allotment in Sector 132 on 30 October 2026 suggests it sees more room to grow in this part of the city.

What to Expect Next

• A launch in the second half of FY27, with the price sheet, unit mix and payment plan released close to that date.
• A separate RERA registration for Phase 2 under Uttar Pradesh RERA. The first phase is registered as UPRERAPRJ529777/03/2026.
• Progress on the Aqua Line extension under the L&T contract, with a 36-month schedule running from late 2026.
• Work on the approved automobile hub and hotel plans along the expressway in front of Sector 105. No completion year has been set for these.

Related Projects and Areas Affected

• Max Estates' first phase in Sector 105: 270 homes in two towers, from 4 BHK to sky villas, with possession set for January 2031.
• Sector 132, Noida: the company's 5.5-acre allotment, about 10 minutes from Sector 105.
• Max Estates' Sector 128 project: possession due in May 2028, a useful benchmark for the developer's delivery pace.
• Noida-Greater Noida Expressway corridor: home to the Advant, Oxygen and Logix business parks.
• Sector 83 Aqua Line station area: about 4.3 km from Sector 105, and the nearest metro for now.

Frequently Asked Questions

Q: When will Estate 105 Phase 2 launch?
The developer has said the launch is planned for the second half of FY27, as stated in its first-half FY27 pre-sales update of 5 November 2026. Buyers should watch for the official launch notice before planning a visit.

Q: What is the expected price of Estate 105 Phase 2?
Phase 2 price has not been announced. The first phase's 4 BHK units were listed from ₹10.51 crore on the developer's site, so that figure is a reference only.

Q: What BHK types will Estate 105 Phase 2 have?
Phase 2 configurations are yet to be announced. The first phase offers 4 BHK, 4 BHK with family lounge, duplex, townhouse, townhouse L and sky villa, with saleable sizes from about 3,754 sq ft to 9,821 sq ft.

Q: Should I wait for Estate 105 Phase 2 or buy in the first phase?
Phase 2 has no price or booking terms yet, so there is nothing to compare until the company publishes them. Buyers who need a home sooner may find the first phase easier to assess, since its RERA registration and pricing are already on record.

Full project details: Estate 105 Phase 2