Max Estates 128

About Max Estate 128

Max Estate 128 is Max Estates' flagship ultra-luxury residential development on the Noida–Greater Noida Expressway in Sector 128. The project sits on approximately 10 acres of prime land within the prestigious Jaypee Greens Wishtown township, with the plot address being TS-02, Jaypee Greens Wishtown, Sector 128, Noida. Phase I launched in July 2023 and Phase II (the 4th tower) followed in December 2024.

What makes this project genuinely different is its obsession with low density. Four G+36 towers house a combined 268 residences — that works out to roughly 25 homes per acre, a rarity on the Noida Expressway where most developers pack five to six times more. About 70–80% of the site is open space, with 7 acres dedicated to landscaped greens, themed gardens, fruit orchards, and sunken courtyards. Every single unit gets unobstructed views of the central greens. Wrap-around decks up to 3.75 metres wide on each apartment take the indoor-outdoor living concept seriously. Built under Max Group's "LiveWell" philosophy, the project also holds IGBC Platinum Pre-Certification — making it one of the few certified green luxury projects in Noida. Phase II alone clocked pre-sales of ₹845 crore within a single week of launch, which speaks to the market's appetite.

Key Highlights

• Ultra-low density: Only 268 units across 4 towers on 10 acres — approximately 25 homes per acre, with just 2 apartments per floor.
• RERA Registered: Phase I — UPRERAPRJ446459; Phase II — UPRERAPRJ294911. Both phases on UP RERA portal with full transparency.
• Massive clubhouse: 'The Hub at Estate 128' spans ~46,000 sq. ft. with a swimming pool, padel tennis, spa, all-day dining, AV lounge, and events space.
• Signature wrap-around decks: Up to 3.75 m wide, wrapping entirely around each unit — designed for genuine private outdoor living.
• 11-ft internal ceiling height across all units, giving a dramatically spacious feel compared to the 9–9.5 ft standard in most Noida luxury projects.
• IGBC Platinum Pre-Certified: Solar lighting, rainwater harvesting, dual-flush systems, organic waste converters, LED panels, and air purification built in.
• ALUFORM construction technology for superior structural strength, better surface finish, and tighter quality control during construction.
• Smart home integrated: Home automation, smart lighting, access control, and air purification systems standard across all units.
• 7 acres of landscaped greens including fruit orchards, grass-steps amphitheatre, terraced ghat, 7,000 sq. ft. sunken courtyards, and peripheral cycling track.
• Strong market validation: Combined booking value of ~₹2,700 crore across both phases, with Phase II selling out ₹845 crore in one week.

Location Advantages

Estate 128 sits directly on the Noida–Greater Noida Expressway at Sector 128, within the Jaypee Greens Wishtown ecosystem. The address is actually well-buffered — a green belt and a 6-lane service road separate the towers from the expressway's noise and dust, which is a genuine design advantage. Here's how it connects to the rest of NCR:

• Nearest Metro — Okhla Bird Sanctuary (Magenta Line): Approximately 5 km, around 10–12 minutes by car. This station connects to Central Delhi, Hauz Khas, and IGI Airport via the Magenta Line.
• NSEZ Metro Station (Aqua Line): ~6.5 km, 13–15 minutes — connects to Sector 51 and Greater Noida.
• Upcoming Metro (Magenta–Aqua Link): An ~11 km metro link between Delhi and Noida is planned directly along this corridor, which could dramatically improve transit access within the next few years. This is still upcoming infrastructure — not yet operational.
• Noida–Greater Noida Expressway access: Literally on the doorstep. DND Flyway entry is ~8 km, taking you into South Delhi in 20–25 minutes depending on traffic.
• IGI Airport: ~25 km, approximately 40–50 minutes under normal traffic conditions via NH-48.
• Jewar International Airport: ~45 km, but will become Noida's primary hub for international connectivity once operational. Proximity to this upcoming airport is one of the investment arguments for this location.
• Sector 18 (Noida's commercial and retail hub): ~6.3 km, approximately 10–12 minutes. DLF Mall of India is also in this radius at ~6.1 km.
• IT Parks / Corporate Hubs: Axis House Business Park is just 350 metres away. Tech Boulevard is 1.8 km. HCL, Samsung, and Tapasya Corp Heights are within 5–7 km. This makes the project very relevant for senior-level IT and corporate professionals.
• Adjacent Golf Course: An 18-hole golf course within Jaypee Wishtown is right next door, giving several units true golf-facing views — a feature that significantly elevates lifestyle and resale value.

Honest note on location: While connectivity is strong on paper, the nearest operational metro station (Okhla Bird Sanctuary) is about 5 km away — not walkable. Until the new metro link is operational, residents will primarily depend on personal vehicles or cabs. During peak hours, the expressway stretch near Sector 128 experiences moderate to heavy congestion. Also, Sector 128 still has some under-construction activity from surrounding Jaypee Wishtown plots, so dust and construction noise remain a reality in the short term.

What's Nearby — Schools, Hospitals, Malls

Amenities

The centerpiece is 'The Hub at Estate 128' — a ~46,000 sq. ft. clubhouse complex positioned at the heart of the project. Vehicular movement has been pushed entirely to the podium/basement level, so the surface is pedestrian-only. Here's what's available:

Fitness & Sports

• State-of-the-art fully equipped gym and fitness studio
• Padel tennis court (a premium sport gaining traction among India's affluent community)
• Lawn tennis court
• Basketball court
• Squash court / indoor sports zone
• Dedicated jogging and cycling track running along the periphery
• Yoga and meditation lawns with open-air zones

Swimming & Water

• Temperature-controlled infinity-edge swimming pool with deck seating and shaded cabanas
• Dedicated sunken courtyard leisure zones (~7,000 sq. ft.)

Wellness & Spa

• Full-service spa with treatment rooms
• Reflexology park
• Air purification systems throughout common areas and homes

Kids & Family

• Dedicated kids' play areas — age-separated zones
• Amphitheatre (grass steps format) for community events and performances
• Fruit tree orchards — a unique nature-immersive feature
• Senior-citizen-friendly park area with accessible pathways

Social & Community

• Multi-purpose banquet/event hall
• AV lounge and events lounge
• All-day dining restaurant within the clubhouse
• Co-working lounge for residents working from home
• Library / reading room
• Terraced ghat — a design-forward community gathering space
• Banyan court — shaded outdoor social zone
• Central plaza with cabanas
• Pet park
• Tower connecting walkways for covered inter-tower movement

Security & Convenience

• 24×7 manned security with CCTV surveillance at all entry/exit points
• Biometric-access lifts
• Smart home automation — lighting, climate control, access, air purification
• 100% DG power backup for lifts and common areas
• Centralized STP with all towers connected
• Rainwater harvesting pits across the development
• Dual-flush systems and LED timer-controlled panels for energy efficiency
• Earthquake-resistant RCC structure per NBC 2016 norms; refuge areas at floors 17/18, 25/26, 33/34 in each tower
• Dedicated retail and guest rooms within the clubhouse hub
• Vastu-compliant layout

Price & Configuration

Prices at Max Estate 128 are available across two phases. The BSP (Base Selling Price) across portals currently ranges from approximately ₹19,500 per sq. ft. on saleable area for Phase I resale and secondary-market listings. Phase II pricing is higher given the later launch timeline and strong demand. Note that multiple portals show different prices depending on the source and vintage of data — the table below consolidates the most consistent publicly available figures:

Note: Area figures above are super built-up / saleable area as listed in marketing materials. Carpet area figures are not publicly disclosed by the developer and must be verified from the RERA portal (UPRERAPRJ446459). Phase II (Tower 4) pricing is expected to be higher than Phase I. Payment plan offered is a 25:25:25:25 construction-linked plan.

Construction Progress

Phase I of Max Estate 128 was officially launched in September 2023, with three towers. Phase II (Tower 4) was launched in December 2024. As of the latest available data, construction across the Phase I towers is at mid-stage — which, given the ALUFORM construction methodology being used, is broadly on track for the RERA-mandated possession date of 7 May 2028.

The official January 2025 construction update document was uploaded by the developer on the UP RERA portal, indicating active progress. The structural design includes refuge areas at the 17th, 18th, 25th, 26th, 33rd, and 34th floors of each tower — consistent with a G+36 design. Two underground fire tanks of 390 m³ each have been planned per National Building Code 2016 requirements.

Since this is Max Estates' first large-scale residential launch in the luxury segment (the developer is better known for commercial projects like Max Towers and Max Square), the construction track record is limited in the residential space. The project is on track as per RERA timelines with no reported complaints or delays on the UP RERA portal so far. However, possessions are still nearly two years away (May 2028), and buyers should note that Phase II completion is targeted for September 2029. No OC/CC has been issued yet, as the project is under construction.

Investment Analysis

Current Price vs. Locality Average

Multiple property portals report that Max Estate 128's average transacted price is approximately ₹9,350–₹9,400 per sq. ft. on a secondary/resale basis (reflecting older pricing layers), while the current BSP on saleable area is ~₹19,500 per sq. ft. The Sector 128 locality average across all projects stands at approximately ₹14,200–₹16,300 per sq. ft. (per 99acres and Square Yards data). This means Max Estate 128's current new-purchase pricing is at a premium to the locality average — which is justified by low density, brand, and product quality, but buyers must be clear-eyed that this is not an entry-level play in Sector 128.

Price Appreciation Trend

Sector 128 has seen approximately 106–126% price appreciation over the past five years — one of the strongest corridors in Noida. In Q3 2025 alone, prices at Max Estate 128 moved from ₹8,800 to ₹9,350 per sq. ft. — a 6.25% rise in a single quarter. Max Estate's own appreciation rate in the sector is cited at 34% — strong for a project that launched just 18 months prior. For context, Noida Expressway overall has seen a 66% price surge since 2019, with Sectors 128, 150, and 107 leading the charge.

Rental Yield Potential

Monthly rentals in Sector 128 range from ₹27,700 to ₹1.2 lakh depending on unit type. For a large 4 BHK in a premium project, realistic rental expectation post-possession would be ₹1–1.5 lakh per month, implying a gross rental yield of approximately 1.2–1.8% on current purchase price. Sector 128 sits at an average rental yield of around 2% — consistent with most ultra-luxury projects where capital appreciation is the primary return driver, not rental income.

Competing Projects for Comparison

Mahagun Manorialle is available ready-to-move and offers golf-course-facing units — a legitimate alternative for buyers who can't wait until 2028. Kalpataru Vista offers strong pricing with a credible developer but doesn't match Max Estate 128's low-density positioning. ATS Knightsbridge is the closest comparable in terms of configuration and brand, but lacks the IGBC certification and wellness-focused design philosophy.

Pros and Cons

Pros

• Genuinely low-density design: Only 25 homes per acre is a stat you rarely see in Noida. The exclusivity is real, not marketing language. Two apartments per floor means no crowded lobbies or lifts.
• Max Group credibility: While Max Estates is new to large-scale residential, the parent Max Group has a strong governance track record through commercial developments like Max Towers. The RERA compliance, dedicated collection accounts, and construction updates posted publicly reflect institutional discipline.
• IGBC Platinum Pre-Certification: Rare in Noida luxury housing. Means lower utility bills, better air quality, and a genuine commitment to sustainability — not just greenwashing.
• Location within a mature ecosystem: Sector 128 is a fully developed sector — roads, schools, hospitals, social infrastructure all exist. Buyers aren't betting on future development; it's already there.
• Exceptional market demand: Phase II selling ₹845 crore in one week signals strong market consensus on this project's quality. High demand at launch typically supports resale values.

Cons

• Steep pricing: At ~₹19,500 per sq. ft. on saleable area, a 4 BHK ticket size starts at approximately ₹9.28 crore and goes higher. Add GST (5% on under-construction), registration (~7%), floor rise, and PLC charges — all-in cost comfortably exceeds ₹11–12 crore for a mid-floor 4 BHK. This is not for most buyers even within the NCR luxury segment.
• No metro at walking distance: The nearest metro is 5 km away, and the much-discussed upcoming metro link remains under planning — residents will be car-dependent until it materialises. Expressway congestion during peak hours is a real daily reality in this stretch.
• Possession is May 2028 — nearly two years away: Buyers parking significant capital in an under-construction project carry construction risk, despite RERA registration. Phase II possession extends to September 2029, making it a longer wait.
• Max Estates is a first-generation residential developer: Their commercial credentials (Max Towers, Max Square) are strong, but this is their first major residential delivery. There's no existing residential project to benchmark delivery quality against at this scale.

Who Should Buy This

Ideal for: Senior IT professionals, CXOs, NRIs, and business owners who want a genuinely low-density luxury home on the Noida Expressway corridor with a 2028–2029 horizon. Investors with a 5+ year hold perspective who believe in the Jewar Airport–Noida Expressway corridor appreciation thesis will find this compelling. Those who have already evaluated Mahagun Manorialle, ATS Knightsbridge, and Kalpataru Vista and want a product with clearly superior open-space ratios, IGBC certification, and Max Group governance will be the natural fit.

Not ideal for: Budget-conscious buyers — this is an entry-ticket of ₹9–10 crore, and the total outgo is significantly higher after charges. Those who need possession within 12–18 months should look at ready-to-move options like Mahagun Manorialle. Rental yield investors expecting 3%+ returns will also be disappointed — this is a capital appreciation play, not a cash-flow play.

FAQ — Frequently Asked Questions

Q: Is Max Estate 128 RERA registered? What is the RERA number?

A: Yes. Phase I is registered with UP RERA under number UPRERAPRJ446459. Phase II (Tower 4, launched December 2024) is registered under UPRERAPRJ294911. You can verify both on www.up-rera.in before making any booking decision.

Q: What is the possession date for Max Estate 128?

A: The RERA-mandated possession date for Phase I is 7 May 2028. Phase II (Tower 4) is expected to complete by September 2029. Construction was at mid-stage as of late 2025 and is progressing on schedule per the developer's RERA uploads.

Q: What is the price of a 4 BHK apartment in Max Estate 128?

A: The base selling price (BSP) is approximately ₹19,500 per sq. ft. on saleable area. A 4 BHK unit (2,364–2,840 sq. ft.) starts at approximately ₹9.28 crore and can go up to ₹11 crore+ depending on floor, PLC, and unit type. Add GST at 5%, registration (~7%), and floor rise charges for total cost. Contact us for the latest verified cost sheet.

Q: What is the nearest metro station to Max Estate 128?

A: The nearest currently operational metro station is Okhla Bird Sanctuary on the Magenta Line, approximately 5 km (10–12 minutes by car). The NSEZ station on the Aqua Line is ~6.5 km away. An upcoming ~11 km metro link connecting the Magenta and Aqua lines is planned along the Noida Expressway, but it is not yet operational.

Q: Is Max Estates a reliable developer? Have they delivered any projects before?

A: Max Estates is the real estate arm of Max Group — established in 2016 and listed on BSE/NSE. The company has a strong track record in commercial real estate (Max Towers, Max Square in Noida) but this is their first large-scale luxury residential project. No residential delivery complaints are on record, and their RERA compliance and institutional governance are positives. That said, residential delivery at this scale is new territory for them.

Q: What configurations are available in Max Estate 128?

A: The project offers 4 BHK apartments (2,364–2,840 sq. ft.), 5 BHK apartments (~4,613 sq. ft.), and Sky Villa / Penthouse units (up to ~6,824 sq. ft.). All are saleable area figures. The project has only 2 apartments per floor across its 36-floor towers.

Q: How does Max Estate 128 compare to Mahagun Manorialle in Sector 128?

A: Mahagun Manorialle is already ready-to-move with golf-course-facing units and is priced at ~₹14,000–₹16,000 per sq. ft. Max Estate 128 is priced higher (~₹19,500/sq. ft.) but offers superior open-space ratio (only 25 homes per acre vs. higher density at Manorialle), IGBC Platinum certification, wrap-around decks, and a newer construction vintage. If immediate possession is a priority, Manorialle wins. If low density, sustainability, and a 2028 possession horizon are acceptable, Max Estate 128 is a stronger product.

Q: Is Max Estate 128 a good investment for NRIs?

A: Sector 128's 5-year price appreciation of over 100% and Max Estate 128's own 34% appreciation since launch make it an attractive long-term play for NRIs. The RERA registration, escrow collection account at ICICI Bank, and Max Group's listed-company discipline reduce compliance risk. However, NRIs must factor in a 2028–2029 possession timeline, relatively low rental yield (~1.5–2%), and the overall ticket size of ₹9–14 crore depending on unit. It's a capital appreciation investment, not a near-term rental income play.