Noida’s premium residential market has moved far beyond conventional 2 and 3 BHK apartments. New projects in Sectors 44, 94, 107, 128 and 146 now offer full-floor residences, large 4 and 5 BHK homes, low-density towers, branded residences and apartments priced above ₹10 crore.

Central Noida locations such as Sector 44 and Sector 94 appeal to buyers prioritising Delhi connectivity. Sector 107 provides established social infrastructure, while Sectors 128 and 146 are attracting premium development because of the Noida–Greater Noida Expressway, metro connectivity and access towards the new Noida International Airport.

This guide covers the best new upcoming luxury projects in Noida for 2026, including current advertised prices, apartment sizes, UP RERA numbers, possession schedules, amenities and location advantages.

The shortlist is intended for HNI and UHNI homebuyers, NRIs, business owners, corporate professionals and investors comparing high-value residential projects before requesting a developer cost sheet or booking a site visit.

Pricing note: Prices were checked against official developer pages, UP RERA records and active property listings in July 2026. Figures are indicative and may exclude GST, stamp duty, registration, parking, floor-rise charges, club membership, maintenance deposits and preferential-location charges.

What Makes a Residential Project Truly Luxurious?

A high selling price alone does not make a residential project luxurious. A genuinely premium development should combine a desirable location, large usable areas, privacy, quality construction, controlled residential density and dependable long-term maintenance.

For this shortlist, priority has been given to projects from identifiable developers with published UP RERA registrations. Buyers can use the registration number to verify the promoter, sanctioned project, legally declared completion date, registered inventory and quarterly construction updates.

Location is equally important. Sector 44 and Sector 94 provide faster access towards South Delhi and central Noida. Sector 107 is an established residential area, while Sectors 128 and 146 benefit from the Noida–Greater Noida Expressway and developing metro infrastructure.

A luxury project should also provide measurable differentiation. This may include full-floor residences, limited apartments per floor, large balconies, servant or utility rooms, private lifts, double-height arrival lobbies, landscaped open spaces, premium clubs and multi-level parking.

Finally, value should be assessed using the registered carpet area, construction stage, developer profile and micro-location—not simply the marketed super-built-up area or lowest advertised price.

Best Upcoming Luxury Projects in Noida

Quick Project Snapshot

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1. Godrej Riverine, Sector 44

• Developer: Godrej Properties Limited
• Location: Sector 44, Noida
• Configuration: 3 and 4 BHK luxury apartments
• Marketed size indication: Approximately 2,700–3,700 sq. ft.
• Price: Approximately ₹5.75–₹8.55 crore
• Possession: September 2029
• UP RERA: UPRERAPRJ763929/11/2024

Top USPs

• Prime central Noida location
• Close to Botanical Garden and South Delhi
• Low-density premium development by Godrej Properties

Godrej Riverine is one of the most strategically located new luxury projects in Noida. Unlike projects located farther along the Expressway, it provides access towards Botanical Garden, Kalindi Kunj, the DND Flyway, Sector 18 and South Delhi.

Current listings show premium 3 and 4 BHK inventory priced between approximately ₹5.75 crore and ₹8.55 crore. Published area figures vary because some sources quote saleable area and others use carpet-area-based measurements. Buyers should therefore compare the registered apartment area shown in the RERA documents with the marketed size.

The project is registered under UPRERAPRJ763929/11/2024. UP RERA records September 22, 2029 as its declared completion date.

Sector 44 already has schools, hospitals, metro connectivity and established neighbourhoods nearby. This reduces dependence on future infrastructure and makes Riverine particularly relevant for end-users who regularly travel to Delhi.

2. M3M The Cullinan, Sector 94

• Developer: Lavish Buildmart Private Limited/M3M India
• Location: Sector 94, Noida
• Configuration: 3, 4 and 5 BHK luxury residences
• Published size indication: Approximately 3,200–4,200+ sq. ft.
• Price: Approximately ₹7.84–₹14.94 crore
• Phase I possession: April 2028
• Phase II possession: July 2030
• UP RERA: UPRERAPRJ442214 and UPRERAPRJ794824/10/2025

Top USPs

• Landmark location close to the Noida–Delhi border
• Large luxury apartments and limited premium inventory
• Residential, retail and hospitality-led mixed-use environment

M3M The Cullinan is positioned as one of Noida’s most prominent large-ticket residential developments. Public pricing for currently available inventory ranges from approximately ₹7.84 crore to ₹14.94 crore, while commonly marketed configurations include approximately 3,200 sq. ft. 3 BHK and 4,200 sq. ft. 4 BHK residences.

The original phase is registered under UPRERAPRJ442214, with April 10, 2028 as the declared completion date. M3M The Cullinan II received a separate registration—UPRERAPRJ794824/10/2025—with completion declared for July 31, 2030.

This phase distinction is important. Buyers should not use the possession date, price or inventory information of one phase while booking an apartment in another.

Sector 94 is close to the DND Flyway, Sector 18, Kalindi Kunj and central Noida. The location is suitable for buyers who need frequent access to Delhi but still want a newer, larger Noida residence.

3. Max Estate 128, Sector 128

• Developer: Max Estates 128 Private Limited
• Location: Jaypee Greens Wish Town, Sector 128
• Configuration: 4 and 5 BHK residences
• Marketed size range: Approximately 4,400–9,000 sq. ft.
• Price: Officially price on request; public listings approximately ₹11–₹33 crore
• Possession: May 2028
• UP RERA: UPRERAPRJ446459

Top USPs

• Only around 250 residences in three towers
• Wellness-focused, low-density planning
• Large 4 and 5 BHK homes near the Noida Expressway

Max Estate 128 is designed for buyers seeking substantial apartment sizes, privacy and a low-density residential environment. The developer officially lists 4 and 5 bedroom residences and keeps pricing available on request.

Marketed 4 BHK homes generally measure approximately 4,400–5,358 sq. ft., while selected 5 BHK residences are substantially larger. Current public listings range from roughly ₹11 crore to above ₹30 crore, depending on apartment size, floor, view and inventory source.

UP RERA records May 7, 2028 as the declared completion date under registration UPRERAPRJ446459.

The Sector 128 location offers access to the Noida–Greater Noida Expressway, corporate offices, schools and hospitals. Its strongest appeal is likely to be end-use rather than short-term rental returns because of the high acquisition and maintenance cost.

4. L&T Green Reserve, Sector 128

• Developer: Larsen & Toubro Limited
• Location: Sector 128, Noida
• Configuration: 3, 4 and 5 BHK luxury apartments
• Size range: Approximately 2,501–3,580 sq. ft.
• Price: Approximately ₹6.69–₹13.45 crore
• Possession: May 2028
• UP RERA: UPRERAPRJ459796/09/2025 and UPRERAPRJ794300/09/2025

Top USPs

• Developed by Larsen & Toubro
• Large residences overlooking green and golf-side surroundings
• Two separately registered tower groups

L&T Green Reserve is positioned as a high-end development within Sector 128. Public inventory includes 3, 4 and 5 BHK apartments, with currently marketed sizes extending from approximately 2,501 sq. ft. to 3,580 sq. ft.

Current listing prices broadly range from approximately ₹6.69 crore to ₹13.45 crore. The price varies significantly according to configuration, floor, view and tower.

Towers 1 and 2 are registered under UPRERAPRJ459796/09/2025, with completion declared for May 28, 2028. Towers 3 and 4 carry the separate registration UPRERAPRJ794300/09/2025. Buyers must match their apartment with the correct RERA phase.

The project may appeal to buyers who value L&T’s engineering background, larger homes and Expressway access. The final comparison should use carpet area and all-inclusive price rather than the headline rate alone.

5. Great Value Ekanam, Sector 107

• Developer: Great Value Projects India Limited
• Location: Sector 107, Noida
• Configuration: 3 and 4 BHK skyline residences
• Size range: 3 BHK of approximately 3,525 sq. ft.; 4 BHK of approximately 5,525 sq. ft.
• Price: Approximately ₹7.05–₹11.05 crore onwards
• Possession: June 2030
• UP RERA: UPRERAPRJ510056/09/2025

Top USPs

• Extremely large 3 and 4 BHK residences
• Low-density premium project in an established sector
• Sky gardens, large clubhouse and elevated lifestyle facilities

Ekanam is one of Noida’s newest ultra-luxury projects. The developer’s current project page lists approximately 3,525 sq. ft. 3 BHK residences from ₹7.05 crore and approximately 5,525 sq. ft. 4 BHK homes from ₹11.05 crore.

The project is registered under UPRERAPRJ510056/09/2025, with June 10, 2030 as its declared completion date.

Its larger residences are intended for buyers who might otherwise compare penthouses or independent houses. Promoted amenities include sky gardens, floating terraces, wellness areas and a large clubhouse.

A legal challenge involving additional floor area ratio for the development was dismissed by the Allahabad High Court in July 2026. Buyers should nevertheless review the final sanctioned plan, tower placement and registered agreement independently.

6. Mahagun Medalleo, Sector 107

• Developer: Mahagun Infratech Private Limited
• Location: Sector 107, Noida
• Configuration: 3 and 4 BHK luxury apartments
• Size range: Approximately 2,500–3,720 sq. ft.
• Price: Approximately ₹4.25 crore onwards
• Possession: September 2029
• UP RERA: UPRERAPRJ125561

Top USPs

• Large family-oriented residences
• Established Sector 107 location
• Premium club and landscaped residential environment

Mahagun Medalleo provides a comparatively lower entry point than Ekanam while still offering large 3 and 4 BHK homes.

Published configurations include 3 BHK apartments of approximately 2,500–2,575 sq. ft. and 4 BHK homes ranging from approximately 2,970 to 3,720 sq. ft. Current advertised pricing begins at approximately ₹4.25 crore.

The project is registered under UPRERAPRJ125561, with September 7, 2029 as the legally declared completion date.

Sector 107 has established schools, hospitals, retail and road connectivity. This can make Medalleo more practical for end-users than projects in locations where social infrastructure is still under development.

Buyers should examine apartment loading, tower density, parking entitlement and final maintenance charges before comparing it with other projects purely on price per square foot.

7. Godrej Tropical Isle, Sector 146

• Developer: Godrej Properties Limited
• Location: Sector 146, Noida
• Configuration: 3 and 4 BHK apartments
• Size range: Approximately 1,880–3,250 sq. ft.
• Price: Approximately ₹3.67–₹6.34 crore
• Possession: June 2028
• UP RERA: UPRERAPRJ303390

Top USPs

• Noida Expressway and Aqua Line connectivity
• 3 and 4 BHK inventory across multiple sizes
• Branded development by Godrej Properties

Godrej Tropical Isle is one of the more accessible branded luxury options in Noida’s Expressway corridor. Published layouts include approximately 1,880 sq. ft. and 2,630 sq. ft. 3 BHK homes and approximately 3,250 sq. ft. 4 BHK residences.

Current advertised prices are approximately ₹3.67 crore for the smaller 3 BHK, ₹5.13 crore for a larger 3 BHK and ₹6.34 crore for the 4 BHK configuration. Final prices may vary between new bookings and resale inventory.

UP RERA records June 7, 2028 as the project’s declared completion date under UPRERAPRJ303390.

Sector 146 has an operational Aqua Line station and access to the Noida–Greater Noida Expressway. The area is suitable for buyers working along the Expressway or in Greater Noida, although travel to Delhi should be tested during peak hours.

8. Dasnac Westminster, Sector 146

• Developer: E Homes Infrastructure Private Limited/Dasnac
• Location: Sector 146, Noida
• Configuration: Exclusive 4 BHK residences
• Size: Approximately 4,800 sq. ft.
• Price: Approximately ₹9.84–₹11.04 crore
• Possession: April 2029
• UP RERA: UPRERAPRJ239402/06/2024

Top USPs

• Large 4 BHK-only residential planning
• Low-density boutique positioning
• Expressway and Aqua Line access

Dasnac Westminster is aimed at buyers seeking a much larger and more exclusive residence than the standard 3 BHK inventory available along the Expressway.

The development is marketed with approximately 4,800 sq. ft. 4 BHK apartments. Current public pricing generally falls between approximately ₹9.84 crore and ₹11.04 crore.

UP RERA registered the project under UPRERAPRJ239402/06/2024 and records April 22, 2029 as the declared completion date.

Westminster may suit HNI families who want large internal spaces without entering a very large multi-tower township. Buyers should examine lift ratios, apartment orientation, private-lobby planning and the final RERA carpet area.

Comparison of Upcoming Luxury Projects in Noida

Why Invest in Noida Real Estate in 2026?

Operational Noida International Airport

Noida International Airport began commercial flight operations on June 15, 2026. The airport provides a new aviation gateway for NCR and is expected to support long-term commercial, logistics and residential growth across Noida, Greater Noida and the Yamuna Expressway region.

Projects in central Noida do not necessarily have the shortest airport commute, but Expressway-side sectors such as 128 and 146 provide a more direct road connection towards Greater Noida and Jewar.

Airport-driven appreciation should still be treated carefully. A project’s price may already include part of the anticipated infrastructure benefit.

Noida–Greater Noida Expressway

The Expressway remains the primary road spine for Sectors 94, 107, 128 and 146. It connects Noida with Greater Noida, the Yamuna Expressway and emerging business districts.

The main investment advantage is access to corporate offices, IT campuses, educational institutions and regional infrastructure. The principal risk is peak-hour congestion at local entry and exit points.

Sector 142–Botanical Garden Metro Extension

The Union Cabinet approved the 11.56-kilometre Aqua Line extension from Sector 142 to Botanical Garden in February 2026. The corridor will have eight elevated stations and provide an interchange with Delhi Metro’s Blue and Magenta lines at Botanical Garden.

The extension may improve connectivity for Expressway sectors and reduce dependence on road travel. Buyers should treat it as future upside because construction and operations will take time.

Existing Aqua Line Connectivity

Sector 146 already has an operational Aqua Line station. This provides access towards Sector 142, Noida and Greater Noida.

Metro proximity can improve rental demand, but the distance between the residential entrance and station should be measured physically. A station in the same sector does not always mean a walkable commute.

Established Corporate Employment

Noida contains major office districts around Sectors 16, 18, 62, 125, 126, 127, 132, 135 and 142. This creates end-user and rental demand from professionals working in technology, consulting, media and financial services.

Luxury rental demand is narrower than mass-market rental demand. Investors should therefore calculate returns using the total acquisition and maintenance cost rather than only the apartment’s base price.

Rising Luxury Supply

Recent launches by Godrej, M3M, Max Estates, L&T and Great Value demonstrate the increasing depth of Noida’s premium market. M3M has also announced further investment in Noida land acquisition, indicating continued developer interest.

Higher supply gives buyers more choice but can also limit short-term appreciation if several large projects are delivered simultaneously.

UP RERA and Legal Due Diligence

Before paying a booking amount, search the exact project and phase on the official UP RERA website.

Check the following details:

• Registered promoter’s name
• Exact project and tower
• Legally declared completion date
• Registered apartment inventory
• Carpet area and balcony area
• Sanctioned building plans
• Quarterly construction progress
• Land title and lease details
• Encumbrances or legal disclosures
• Parking and common-area rights

Large projects may have multiple registrations. M3M The Cullinan and L&T Green Reserve each have separately registered phases or tower groups with different completion schedules.

The RERA number mentioned in the cost sheet and Agreement for Sale must match the selected apartment.

Buyers should calculate value using the RERA carpet area wherever possible. The super-built-up area includes a proportionate share of common areas and can make the quoted price per square foot appear lower.

Obtain a written cost sheet covering:

• Base apartment price
• Floor-rise charges
• Preferential-location charges
• Parking
• Club membership
• Power backup
• Maintenance deposit
• GST
• Stamp duty
• Registration
• Possession charges
• Cancellation and refund conditions

An independent property lawyer should review the title, lease deed, allotment letter and Agreement for Sale before a substantial booking amount is transferred.

Frequently Asked Questions

Q1. Which are the best upcoming luxury projects in Noida in 2026?

Ans. Notable options include Godrej Riverine, M3M The Cullinan, Max Estate 128, L&T Green Reserve, Great Value Ekanam, Mahagun Medalleo, Godrej Tropical Isle and Dasnac Westminster.

Q2. What is the starting price of a luxury apartment in Noida?

Ans. The shortlisted projects currently begin at approximately ₹3.67 crore for selected Godrej Tropical Isle inventory. Large apartments in central Noida and Sector 128 generally begin between ₹6 crore and ₹11 crore.

Q3. Which Noida location is best for luxury apartments?

Ans. Sector 44 and Sector 94 suit buyers prioritising Delhi and central Noida connectivity. Sector 107 offers established residential infrastructure. Sector 128 is suitable for Expressway and corporate-district access, while Sector 146 provides metro connectivity and a developing luxury corridor.

Q4. Which project has the earliest possession?

Ans. M3M The Cullinan Phase I has an April 2028 RERA completion date. L&T Green Reserve and Godrej Tropical Isle are also scheduled for completion in 2028. Buyers must verify their exact phase because newer Cullinan inventory is registered for July 2030.

Q5. Which project is suitable for a large joint family?

Ans. Great Value Ekanam, Max Estate 128, M3M The Cullinan and Dasnac Westminster offer some of the largest residences. Compare usable carpet area, servant rooms, private-lobby access and parking allocation before choosing.

Conclusion

For buyers prioritising central Noida and faster Delhi connectivity, Godrej Riverine and M3M The Cullinan are among the strongest projects to evaluate.

Max Estate 128 is more suitable for UHNI buyers seeking low-density planning and extremely large residences. L&T Green Reserve offers a nationally recognised engineering and development brand within the same Sector 128 corridor.

In Sector 107, Great Value Ekanam stands out for its exceptionally large 3 and 4 BHK homes, while Mahagun Medalleo offers a comparatively lower entry point.

For buyers considering Sector 146, Godrej Tropical Isle provides a broader choice of 3 and 4 BHK apartments. Dasnac Westminster is positioned as a boutique option for buyers seeking an approximately 4,800 sq. ft. 4 BHK residence.

Before finalising any apartment, request the latest developer price list, UP RERA certificate, sanctioned tower plan, floor plan, construction update and all-inclusive cost sheet.

Visit the project during peak traffic hours and assess the approach road, metro access, surrounding occupancy, drainage and actual travel time to Delhi or the workplace.

Contact our property advisory team for updated Noida luxury-project prices, available inventories, floor plans and assisted site visits.