₹11,35,00,000 Onwards*

Max Estate 128 serves as the flagship residential endeavor of Max Estates, the real estate development vertical of the diversified Max Group. Launched into a market that is increasingly prioritizing holistic wellness and structural transparency, this project represents a significant shift from traditional luxury toward what the developer term "well-being centric" living. Situated on a prime 10-acre rectangular land parcel in Sector 128, Noida, the development is meticulously designed to contrast with the high-density urban sprawl typically found in the National Capital Region (NCR). The project is governed by the "LiveWell" philosophy, an architectural and operational framework that seeks to enhance the physical, social, emotional, and environmental health of its residents.

The corporate pedigree of Max Estates, which includes a successful track record in Grade-A commercial spaces like Max Towers and Max Square, provides an institutional foundation for this residential foray. The development is structured as a low-density community, offering a mere 268 exclusive units across four towering residential structures that rise to 36 stories. This equates to a density of approximately 27 units per acre, positioning it among the least dense residential developments in the entire Delhi NCR corridor. This deliberate restraint in unit count ensures that the vast majority of the site—over 80%—is dedicated to open green spaces and meticulously curated landscapes.

The project is being developed in two strategic phases to ensure quality control and phased market absorption. Phase I, branded as Estate 128, is currently under active construction and is slated for possession by May 2028. Phase II, known as Estate 128 II, was a subsequent launch aimed at addressing the overflow of demand for this specific microlocation, with a projected completion date of September 2029. The legal framework of the project is robust, with registration under the Uttar Pradesh Real Estate Regulatory Authority (UP RERA) with the identifier UPRERAPRJ446459. This registration guarantees that the development adheres to stringent governmental guidelines regarding escrow management, construction timelines, and adherence to sanctioned plans.

Architecturally, the project moves away from the glass-and-steel aesthetic of modern towers in favor of a "Contemporary with a Traditional Twist" design language. This involves the extensive use of enduring materials such as brick cladding, exposed concrete, and charcoal grey metal, which not only provide a distinctive visual character but are also selected for their low maintenance requirements and thermal properties. The master plan incorporates biophilic elements that attempt to bridge the gap between urban living and the natural world, ensuring that every residence enjoys unobstructed views of the central greens and the adjacent signature golf course.

Project Attribute

Value/Specification

Developer

Max Estates (Max Group Subsidiary)

Project Location

Plot No. TS-02, Jaypee Greens Wish Town, Sector 128, Noida

UP RERA Registration

UPRERAPRJ446459

Site Area

10.33 Acres (approx. 41,804 sq. m.)

Open Space Ratio

80% (approx. 8 acres of landscapes)

Total Units

268 (Phase I & II)

Tower Configuration

4 Towers; G + 36 Floors

Development Density

~27 Units per Acre

Construction Tech

ALUFORM (Aluminum Formwork)

Possession Timeline

Phase I: May 2028; Phase II: September 2029

The investment thesis for Max Estate 128 is predicated on several macro and micro-economic factors that suggest a high probability of both capital appreciation and robust rental yields. The Noida real estate market has outperformed many of its peers in the NCR, with property prices in premium sectors more than doubling between 2021 and 2024.15 This 128% increase in value within four years is a testament to the city's infrastructure-led growth and the shifting preference of high-net-worth individuals (HNIs) toward the Noida-Greater Noida Expressway corridor.

Brand Governance and Execution Reliability

For institutional and retail investors, the primary risk in under-construction real estate is developer default or quality compromise. Max Estates, as a listed entity and part of the reputable Max Group, brings a level of corporate governance and financial transparency that is rare in the sector. Their partnership with New York Life Insurance Company for their commercial ventures further underscores their institutional credibility. The developer's successful revival of projects under judicial and regulatory supervision, such as the "Delhi One" project, demonstrates a commitment to completing complex developments and protecting buyer interests.

Capital Appreciation Catalysts

The appreciation potential of Max Estate 128 is anchored by significant infrastructure projects nearing completion. The most prominent is the Noida International Airport at Jewar, which is expected to trigger a massive economic ripple effect across the expressway. Historical data from airport-adjacent corridors globally suggest that property values typically see a sharp uptick in the 24 months preceding the airport's operational launch.18 Furthermore, the project has already demonstrated an internal price growth of 42% since its initial launch in 2023, reflecting strong market confidence.

Rental Economics and High-Yield Potential

Sector 128 has become a preferred residential hub for the leadership teams of multinational corporations (MNCs) located in the adjacent business parks of Sectors 125-135 and Sector 142. The demand for spacious, high-quality 4 BHK and 5 BHK apartments is consistently high, while supply remains constrained due to the low-density nature of the better developments. Currently, similar ultra-luxury units in the sector command monthly rents ranging from ₹1.5 Lac to ₹2.25 Lac, depending on the furnishing status and views.21 With the added draw of "The Hub" (the project's 46,000 sq. ft. clubhouse) and professional facility management, Max Estate 128 is positioned to target the top decile of the rental market.

Investment Factor

Strategic Implication

Microlocation Advantage

Sector 128 is a "Power Microlocation" with golf-side premium and expressway frontage.

Supply-Demand Gap

Extremely low density (~27 units/acre) creates scarcity in the 4BHK/5BHK segment.

Infrastructure Tailwinds

Jewar Airport and new Metro lines expected to boost values by 20-30% post-launch.

Yield Benchmark

Current luxury rentals in Sector 128 yield 3-4% annually, with high demand from expats and CEOs.

Developer Brand

Listed group with zero debt at the project level and strong institutional backing.

The geographical positioning of Max Estate 128 within Sector 128, Noida, provides it with a distinct competitive advantage. Sector 128 is not merely a residential area but an integrated township ecosystem—Jaypee Greens Wish Town—which is spread over approximately 1,162 acres. The project sits right on the Noida-Greater Noida Expressway, an arterial road that has become the backbone of Noida's industrial and residential expansion.

Connectivity and Transport Nodes

The location offers seamless connectivity to the major hubs of the NCR. The DND Flyway, which connects Noida to South and Central Delhi, is less than 10-15 minutes away, making it a viable location for professionals working in the national capital. The FNG (Faridabad-Noida-Ghaziabad) Expressway is also easily accessible, facilitating cross-city movement. For air travel, the project is strategically equidistant from the current Indira Gandhi International Airport (~60 mins) and the upcoming Jewar International Airport (~45-50 mins). Public transport is supported by the NSEZ and Noida Sector 83 Metro stations on the Aqua Line, as well as the Okhla Bird Sanctuary station on the Magenta Line, providing direct access to South Delhi and Gurgaon.

Proximity to Social and Economic Hubs

The immediate vicinity of Sector 128 is populated with established social infrastructure, ensuring that residents do not have to wait for the area to "mature."

• Healthcare: Jaypee Hospital, a 1,200-bed tertiary care facility, is literally minutes away. Other nearby options include Yatharth Super Speciality Hospital and Max Super Speciality Hospital.
• Education: Some of the country's most reputable schools are within a 5-km radius, including Lotus Valley International School, Step by Step School, and Genesis Global School.30 Amity University is a mere 3.4 km from the site.
• Retail and Business: The project is close to major commercial landmarks like the Mall of India, Gardens Galleria, and the upcoming Mall of Noida.12 It is also adjacent to corporate offices of HCL, Samsung, and other IT giants in the expressway corridor.

Key Landmark

Distance (Approx.)

Travel Time (Approx.)

Noida-Greater Noida Expressway

0.5 km

1 Minute

Jaypee Hospital

3.3 km

7 Minutes

Lotus Valley International School

3.5 km

7 Minutes

Amity University

3.4 km

8 Minutes

Sector 18 / Mall of India

8.0 km

15 Minutes

DND Flyway

9.0 km

12 Minutes

Jewar International Airport

45.0 km

45-50 Minutes

IGI Airport, Delhi

32.0 km

60-70 Minutes

Max Estate 128 redefines the concept of residential amenities by focusing on an "age-inclusive" and "wellness-first" approach. Rather than providing a disconnected list of facilities, the project integrates them into a cohesive ecosystem known as "The Hub" and a 7-acre landscape journey.

The Hub at Estate 128

Spanning approximately 46,000 square feet, "The Hub" is the central nervous system of the project’s social life. This clubhouse is designed to facilitate both active and passive recreation:

• Fitness and Sports: The facility includes a high-tech gymnasium, a squash court, and a temperature-controlled indoor swimming pool for year-round use.3 Outdoors, the project offers a paddle tennis court, a regular tennis court, basketball courts, and practice cricket nets.
• Wellness and Relaxation: A dedicated spa and steam room, meditation and yoga studios, and a reflexology park are provided to support emotional and mental well-being.
• Social and Dining: The Hub features an all-day dining restaurant, a sports bar, a mini-theatre for private screenings, and elegant banquet halls for community celebrations.

Landscape and Outdoor Features

The 7-acre landscape is a masterpiece of biophilic design, mirroring a "River Journey" that traverses through different thematic zones.

• Green Spaces: The grounds include expansive fruit tree orchards, agrarian fields where residents can interact with nature, and sunken courtyards that provide light and air to the basement levels.
• Community Zones: The master plan includes an amphitheatre, cabanas for relaxation, and a "Banyan Court" for quiet gatherings.
• Inclusivity: Recognizing diverse household needs, the project includes a dedicated pet park and relieving area, as well as a specialized senior citizen park with ergonomic seating.

Technology and Safety

Safety is integrated through a three-layered security system involving manned patrols, visitor management software, and 24/7 CCTV surveillance across all common areas. The project also incorporates smart-home provisioning, allowing residents to integrate automated systems for lighting and security within their units.

Category

Amenity Details

Wellness

Spa, Yoga Studio, Reflexology Park, Antara Nursing Consults

Recreation

Mini-Theatre, All-day Dining, Sports Bar, Library

Sports

Padel Tennis, Cricket Nets, Olympic-length Pool, Squash Court

Sustainable

Rainwater Harvesting, EV Charging, Water-saving Fixtures

Child-Centric

Kids' Play Zone, Splash Pool, Safe Play Surfaces

Convenience

Concierge, On-site Shopping, ATM, High-speed Wi-Fi

The master plan of Max Estate 128 is a physical manifestation of the developer’s commitment to "intentional design." The layout is organized around a large 10-acre rectangular plot that is inherently Vastu-compliant. The most striking feature of the master plan is the decision to leave 80% of the site as open green space, effectively creating a private park for only 268 families.

The "River Journey" Landscape Concept

The 7-acre landscape is architecturally themed around the metaphorical journey of a river. This journey is divided into several geographic markers that define the outdoor experience:

• The Mountains and Highlands: This zone near Tower 1 features elevated topography, grass-stepped amphitheatres, and "Grand Mountains" that provide verticality to the garden.
• The Plateau and Plains: The central area focuses on agricultural beauty, featuring agrarian fields, fruit orchards, and a central plaza that acts as a community node.
• The Delta and Ocean: The areas surrounding the pool and the clubhouse utilize water as a primary element, featuring terraced ghats, water canals, and formal gardens that culminate in the vast expanse of the pool area.

Vehicular Circulation and Pedestrian Safety

A key innovation in the master plan is the "Zero Surface Vehicular Movement" strategy. All vehicular drop-offs and parking entries are channeled into the lower ground or basement levels. This ensures that the entire surface level remains a pedestrian-only zone, eliminating the risk of traffic accidents and reducing localized exhaust emissions within the residential clusters.

Tower Placement and Privacy

The four towers are positioned to maximize the distance between them, ensuring that each unit maintains its privacy and receives ample natural light and cross-ventilation. With only two apartments per floor and a high lift-to-unit ratio (1:13), the plan prioritizes exclusivity and minimal wait times for residents. The design also features 7,000 sq. ft. sunken courtyards that act as light wells for the lower floors, transforming what would traditionally be dark basements into vibrant, naturally lit spaces.

While the previous section detailed the physical facilities, this section focuses on the management and hospitality aspects of the amenities at Max Estate 128, which distinguish it from typical luxury projects.

Empathetic Hospitality and Concierge

Max Estates aims to provide an "emotionally intelligent" approach to hospitality. This involves a Concierge Desk that assists residents with day-to-day needs, from travel bookings to arranging specialized services.4 The use of an app-based facility management system ensures that maintenance requests and visitor management are handled with digital efficiency.3

Wellness Management by Antara

A unique feature of Max Estate 128 is the integration of Antara-led wellness services. Antara, another Max Group venture specializing in senior care and wellness, provides a proactive health package that includes:

• Unlimited nursing consults and specialized health consults throughout the year.28
• On-site paramedics and an emergency response team capable of handling medical crises 24/7.28
• Day-long activities planned by experienced coordinators to foster social engagement and mental agility.28

Sustainable and Smart Operations

The operational model focuses on sustainability through resource conservation:

• Monitoring and Metering: Real-time monitoring of water and electricity usage allows for optimized consumption.11
• Waste Management: The site includes a dedicated sewage treatment plant (STP) and organic waste converters to ensure minimal environmental impact.13
• Connectivity: High-speed Wi-Fi zones in all common areas and golf-cart services for internal transit ensure that the community remains connected and accessible.3

Operational Service

Implementation Detail

Health Response

Paramedics and emergency alarm buttons in every apartment 28

Internal Mobility

Golf carts for transit between towers and The Hub 28

Digital Management

App-based facility management for seamless service requests 3

Social Coordination

Specialized coordinators for community events and theater screenings 3

Sustainability

Rainwater harvesting and monitoring for water-saving fixtures 3

The "Unique Selling Propositions" (USPs) of Max Estate 128 are designed to address the unmet needs of the ultra-luxury segment in Noida. These USPs are the primary drivers of the project's premium pricing and its high desirability among the elite demographic.

1. Iconic Wrap-Around Decks

A signature architectural feature of every residence is the massive wrap-around deck. These balconies range from 2.75 meters to 3.75 meters in width and encircle the unit, providing a massive private outdoor space that can be used for gardening, lounging, or outdoor dining.4 This feature is a rarity in high-rise living and effectively creates an "independent house" feel in a condominium format.

2. Wellness-Centric "LiveWell" Philosophy

Unlike many developers who treat amenities as a checklist, Max Estates has designed the entire project around well-being. This is evidenced by the IGBC Platinum pre-certification and the inclusion of Antara-managed wellness services, such as on-call nursing consults and paramedics on-site.6 The focus on air quality, water filtration, and biophilic landscapes ensures that the home actively contributes to the health of the residents.

3. Ultra-Low Density Exclusivity

With approximately 27 units per acre, the project offers a degree of privacy that is almost twice as high as typical "luxury" projects in Noida, which often range from 50 to 80 units per acre.1 This low density translates to more space in the clubhouse, more room in the gardens, and a quieter, more tranquil living environment.

4. Direct Golf Course and Expressway Views

The project is strategically located adjacent to an 80-acre, 18-hole golf course. The architectural orientation ensures that all units have unobstructed views of the lush golf greens on one side and the expansive central orchards on the other. These views are protected and unlikely to be obstructed by future developments due to the existing master plan of Jaypee Greens.

5. Institutional Grade Governance

Being backed by the Max Group provides a level of financial security and operational transparency that is a significant USP for high-value transactions. The project is RERA-compliant, debt-free, and managed with the same professional rigor as the group's healthcare and insurance arms.

The pricing and sizing of the units at Max Estate 128 are indicative of its status as an ultra-luxury enclave. The project exclusively offers 4 BHK and 5 BHK configurations, catering to joint families or those who require additional space for home offices and staff.2

Configuration and Area Breakdown

The project offers apartments in two main phases with varying sizes. The focus is on generous carpet areas, ensuring that the "luxury" is felt in the volume of space rather than just the finishes.

• 4 BHK Residences: These range from approximately 2,364 sq. ft. to 2,842 sq. ft. in carpet area.3 The super built-up areas for these units are approximately 4,400 to 4,500 sq. ft..30
• 5 BHK & Duplex Units: For the ultra-elite, the project offers expansive units with carpet areas starting from 5,789 sq. ft. and super built-up areas reaching upwards of 6,800 sq. ft..3

Pricing Dynamics

Prices at Max Estate 128 have seen a steady upward trajectory since launch. As of late 2024, the starting ticket size for a 4 BHK residence is approximately ₹11.35 Crores, while the larger 5 BHK units and penthouses are priced at ₹27.79 Crores and above.3 The average price per square foot (carpet area) is approximately ₹48,000, which reflects the project’s premium positioning relative to the broader Sector 128 market.8

Unit Configuration

Carpet Area (Sq. Ft.)

Super Area (Sq. Ft.)

Starting Price (₹)

4 BHK (Standard)

2,364 – 2,389

~4,400

₹ 11.35 Cr*

4 BHK (Large)

2,820 – 2,842

~5,200

₹ 13.54 Cr*

5 BHK / Duplex

5,789 – 6,827

~8,000+

₹ 27.79 Cr*

Note: Prices are indicative and exclude GST, registration, PLC, and other statutory charges. Preferred Location Charges (PLC) apply to golf-facing and higher-floor units.

Max Estates has introduced a set of flexible and transparent payment plans designed to manage the financial outflow for buyers while aligning with the construction progress of this multi-year project.

25:25:25:25 Installment Schedule

A popular choice for many luxury investors in this project is the 25:25:25:25 plan. This schedule provides a balanced approach to financing the purchase:

1. 25% at Booking / Down Payment: The initial commitment required to secure the unit.
2. 25% on Next Construction Milestone: This is usually tied to the completion of the foundation or the casting of the first few floor slabs.
3. 25% on Further Progress: Linked to the structural completion of the tower (top-off) or the commencement of internal finishing.
4. 25% on Final Milestone / Possession: The final balance due at the time of handing over the keys in 2028 or 2029.

Milestone-Linked Construction Plan (CLP)

For those preferring a more granular payment structure, the developer offers a traditional CLP where payments are divided across 8 to 10 specific construction stages, such as excavation, plinth completion, and individual floor casting. This plan typically starts with a 10% booking amount and another 10% within 45 days, with the remainder spread over the construction cycle.

Financing and Bank Approvals

The project has secured approvals from leading national and private banks, including the State Bank of India (SBI), HDFC, and Tata Capital.8 This allows buyers to access competitive home loan rates and ensures that the project has undergone the rigorous due diligence required by these financial institutions.

Payment Milestone

Percentage of Total Cost

Trigger / Event

Booking Amount

10% – 25%

Application / Booking

Foundation / Plinth

15% – 25%

Completion of substructure

Superstructure

20% – 25%

Completion of X floors

Finishing / Internal Works

15% – 20%

Flooring/MEP/Painting

Possession

10% – 25%

Offer of Possession / Final Notice

The technical specifications of Max Estate 128 are centered on structural integrity, high-end aesthetics, and the integration of sustainable materials. The developer has avoided "shortcuts," opting for materials that enhance the project’s long-term asset value.

Construction Technology and Structure

The project utilizes ALUFORM (Aluminum Formwork) technology, a modern construction method that results in stronger, more durable walls with a superior surface finish. The entire framework is an earthquake-resistant RCC structure designed to meet the highest safety standards for the NCR’s seismic zone.

Internal Finishes and Fittings

• Flooring: The two master bedroom suites feature high-quality Laminated Wooden Flooring, while other bedrooms and common areas utilize premium Italian Marble or granite.
• Bathrooms: Toilets are fitted with branded CP fittings (e.g., Kohler or equivalent) and feature ceramic tiles on walls and floors. Master bathrooms are designed to provide a "view" while maintaining privacy.
• Kitchen: Each unit features a modular kitchen provision with a Black Granite or Quartz platform and premium plumbing fixtures. A separate staff room and utility area with its own access are standard.
• Doors and Windows: Main entry doors are designer flush doors finished in polished wood veneer. External windows and deck doors are made of high-performance UPVC or Aluminum frames with double-glazed glass for thermal and sound insulation.

Systems and Utilities

• HVAC: Every apartment is fully air-conditioned using energy-efficient VRV/VRF systems.
• Power and Water: The project features 100% DG power backup for all common areas and essential residential loads, along with a 24/7 water supply managed through an efficient treatment and pumping system.

Safety: The residences are equipped with fire and heat alarms, sprinklers, and emergency alarm buttons as part of a comprehensive fire-fighting system.