Max Estate 105

About Max Estate 105

Max Estate 105 is Max Estates Limited's flagship ultra-luxury residential project on the Noida Expressway, located in Sector 105 — directly opposite the developer's own Estate 128 and Estate 129 projects. The development sits on 10.34 acres of prime land and features two iconic high-rise towers rising to G+37 floors. Only approximately 260 residences are planned across both towers, making this one of the most low-density luxury launches in Noida in recent years. The project is RERA-registered under UPRERAPRJ529777/03/2026 with the UP RERA authority. What sets Estate 105 apart is its "movement-first" design philosophy — over 80% of the site is dedicated to open space, landscaped grounds, and wellness zones. Architecturally, the project draws from Indian jaali-work traditions, giving the façade a distinctive identity rather than the generic glass-box look common to Noida's expressway corridor.

Key Highlights

• 10.34-acre land parcel with only ~260 residences — among the lowest density ratios on the Noida Expressway
• Two G+37 towers with 8+1 high-speed lifts per tower for minimal wait times
• Over 80% open space including ~2.5 acres of landscaped green area at ground level
• 500-metre elevated skywalk within the project — a first-of-its-kind feature in Noida residential
• Carpet areas from 2,574 sq.ft. to 6,534 sq.ft. — genuinely large-format luxury apartments, not re-labelled 3 BHKs
• RERA registered under UPRERAPRJ529777/03/2026 with UP RERA — full regulatory protection for buyers
• Treated fresh air system in every unit — a wellness feature not common in most NCR projects at this price point
• Mixed-use campus — retail promenade with branded outlets and F&B planned within the development

Location Advantages

Sector 105 sits on the Noida–Greater Noida Expressway, one of the most well-developed infrastructure corridors in NCR. The location gives direct expressway access without navigating internal sector roads, which is a genuine advantage over Sectors 137–150 further south. Sector 18 — Noida's main commercial and retail hub — is roughly 10 minutes away. The DND Flyway connecting to South Delhi is accessible in about 15 minutes. IT parks along the expressway (Advant Navis, Oxygen Business Park, Logix Techno Park) are all within a 10–15 minute drive, making this a strong choice for working professionals.

The nearest metro is Sector 137 on the Aqua Line (approximately 3–4 km away), which is not walkable. This is a real gap — residents will need personal transport or cabs for metro access. The Botanical Garden station on the Blue Line is about 5–6 km north. Traffic on the expressway during peak hours (8–10 AM, 6–8 PM) can be heavy. Construction activity in adjacent sectors may cause dust nuisance for the next 2–3 years. Sector 105 is a relatively newer sector, so not all surrounding social infrastructure is fully built out yet.

What's Nearby — Schools, Hospitals, Malls

Amenities

Max Estate 105 is built around a "movement-first" wellness philosophy, and the amenity list reflects this more than most Noida projects at this price point.

• Fitness & Sports: Fully equipped gymnasium, yoga and meditation decks, jogging tracks within landscaped grounds, pedestrian-friendly walkways across the entire campus
• Water & Wellness: Swimming pool, treated fresh-air system in every apartment unit (rare in NCR residential), rainwater harvesting and water recycling infrastructure
• Kids & Family: Dedicated children's play area, pet park, multi-age landscaped zones designed for intergenerational use
• Social & Community: Luxury clubhouse, open-air amphitheatre, multipurpose community hall, retail promenade with branded outlets, fine dining and café spaces within the campus
• Sustainability: Solar-powered common area lighting, green building design, energy-efficient HVAC, waste management systems
• Security & Convenience: 24×7 CCTV surveillance, boom-barrier entry/exit, multi-level basement parking, 8+1 high-speed lifts per tower, power backup for all common areas and apartments
• Signature Feature: 500-metre elevated skywalk — a first-of-its-kind pedestrian feature in Noida's residential landscape

Price & Configuration

Note on areas: All areas above are carpet areas as listed on 99acres. Super built-up areas will be higher. Floor-rise premiums, PLC (preferred location charges for expressway-facing or higher floors), and GST @5% will add to the base price. The developer has offered a 20×5 payment structure — 5% at booking with the balance in flexible construction-linked instalments (CLP plan).

Investment Analysis

• Current price vs locality average: At ~₹26,000–28,000/sq.ft. on carpet area, Max Estate 105 is priced significantly above the Sector 105 average of ₹7,200/sq.ft. (all projects combined per SquareYards data) and even above the broader Noida Expressway corridor average of ~₹12,100/sq.ft. This is a deliberate ultra-luxury positioning — comparable to what DLF commands in Gurugram.
• Price appreciation — Noida Expressway corridor: Property prices on the Noida–Greater Noida Expressway have risen approximately 12% year-on-year and 69% over the last 3 years per 99acres data. Ultra-luxury low-density projects typically outperform corridor averages on appreciation.
• Rental yield: The Noida Expressway corridor averages around 2% gross rental yield. For a ₹10 Cr apartment, expect monthly rentals of approximately ₹1.5–2 lakh once the project is occupied. Not a high-yield rental play — this is primarily a capital appreciation asset.
• Resale demand: Max Estates 128 (same developer, Sector 128) has seen strong resale demand since launch, validating brand premium in this corridor. Estate 105's lower unit count (~260) creates natural supply scarcity.
• Competing projects in similar budget:
  • L&T Green Reserve, Sector 128 — ₹6.83–8.53 Cr, RERA: UPRERAPRJ459796 — slightly lower price, established brand
  • Clove County, Sector 151 — ₹7.34–12.03 Cr, carpet 3,323–5,448 sq.ft. — more units, less brand premium
  • M3M Jacob & Co Residences, Sector 97 — ₹6.32–20.77 Cr — branded residences play, different value proposition
• Jewar Airport upside: The upcoming Noida International Airport at Jewar is expected to provide long-term appreciation tailwinds for the entire expressway corridor, though benefits are 5–8 years away.

Pros and Cons

Pros

• Genuine low density: Only ~260 units on 10.34 acres — rare in a market where most "luxury" projects pack 500+ units onto similar land
• RERA registered: UPRERAPRJ529777/03/2026 confirmed — full buyer protection under UP RERA from day one
• Max Group credibility: Established conglomerate (healthcare, insurance, hospitality) with a track record of completing Max Towers, Max House, and Estate 128 — not a fly-by-night developer
• Expressway-direct access: No navigating internal sector roads; direct entry off the Noida–Greater Noida Expressway
• Differentiated design: Jaali-inspired façade, 500m elevated skywalk, treated fresh-air system — not copy-paste luxury features

Cons

• No metro walkability: Nearest metro (Sector 137, Aqua Line) is 3–4 km away — personal vehicle or cab is essential for daily commuting
• Significant price premium: At ₹26,000–28,000/sq.ft. carpet, you are paying a steep brand and design premium over comparable-sized apartments in the corridor. Justification depends entirely on execution quality.
• New launch construction risk: Project is newly launched with no construction visible yet. G+37 towers typically take 5–6 years to complete. Possession timeline is not yet confirmed on RERA.
• Surrounding area still developing: Sector 105 doesn't yet have the fully built-out social infrastructure of older Noida sectors — some roads, retail, and services are still catching up.

Who Should Buy This

Ideal for: Senior corporate professionals and business owners in the ₹3–5 Cr annual income bracket who want a genuine low-density luxury address in Noida — not a large-floor-count project. Also well-suited for NRIs from the Max Group's existing commercial tenant ecosystem who want a trusted brand in the NCR residential market. Long-horizon investors (5+ years) who believe in the Noida Expressway + Jewar Airport appreciation story.

Not ideal for: Buyers looking for metro-adjacent walkable living, or those needing possession in 2–3 years. Also not the right fit if rental yield is a primary objective — at this price point, rental returns will be modest.

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FAQ — Frequently Asked Questions

Q: Is Max Estate 105 RERA registered?

A: Yes. Max Estate 105 is registered with UP RERA under registration number UPRERAPRJ529777/03/2026. You can verify this directly on the UP RERA portal at uprera.gov.in.

Q: What is the possession date for Max Estate 105?

A: The possession date has not yet been officially declared on the UP RERA portal. Given the project's new launch status and G+37 tower height, a realistic construction timeline would be 5–6 years from launch. Do not rely on marketing material timelines — always check the RERA portal for the official completion date once updated.

Q: What is the price range of Max Estate 105?

A: Apartments are priced between approximately ₹6.69 Cr and ₹16.99 Cr based on 99acres listings, with carpet areas ranging from 2,574 sq.ft. to 6,534 sq.ft. Entry-level 4 BHK units start around ₹10 Cr onwards for ~3,800 sq.ft. carpet.

Q: Is Max Estates a reliable builder?

A: Max Estates is the real estate arm of the Max Group — a well-established Indian conglomerate with businesses in healthcare, insurance, and senior living. Their commercial projects (Max Towers, Max House, Max Square) have been delivered and are fully occupied. Estate 128 (their first residential project) has been well-received. However, Estate 105 is a new launch and residential delivery at this scale is still being proven. Track record is positive but residential delivery history is limited.

Q: What is the nearest metro station to Max Estate 105?

A: The nearest metro is Sector 137 station on the Aqua Line, approximately 3–4 km from the project. The Botanical Garden station (Blue Line) is about 5–6 km away. Neither is walkable — you will need personal transport or a cab/auto.

Q: Is Max Estate 105 a good investment?

A: For capital appreciation over a 5–7 year horizon, yes — the Noida Expressway corridor has delivered ~69% appreciation over 3 years, and low-density luxury projects with brand premium tend to outperform. For rental yield, it is a weak investment at ~2% gross yield on a ₹10 Cr+ asset. Best suited for HNI buyers with long investment horizons.

Q: What configurations are available in Max Estate 105?

A: The project offers 4 BHK and 5 BHK apartments (some sources also mention 3 BHK variants), with carpet areas from 2,574 sq.ft. to 6,534 sq.ft. The focus is clearly on large-format, low-density luxury — this is not a project with compact 2 BHK units.

Q: What payment plan does Max Estates offer for Estate 105?

A: The developer has offered a 20×5 construction-linked plan — 5% at booking with the remaining amount payable in flexible instalments linked to construction milestones. Always get the exact payment schedule in writing and verify it against the RERA-filed agreement.

Q: How does Max Estate 105 compare to Max Estate 128?

A: Both projects are by the same developer on the Noida Expressway. Estate 128 (Sector 128) is more established with construction underway. Estate 105 (Sector 105) is a new launch with a similar philosophy but is positioned directly on the expressway with larger floor plates. Pricing is broadly comparable, but Estate 105 offers the signature 500m skywalk and treated fresh-air system as differentiators.

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