M3M The Cullinan Sector 94 Noida

July 3, 2026

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Quick Summary: Max Estates 105 — Sector 105, Noida Expressway. 2 towers, G+37 floors, only 270 homes on 10.3 acres. Price: ₹27,300–₹27,700/sqft all-inclusive. Sold ₹1,783 Crore worth of inventory in its first 10 days of launch. Here’s everything you need to decide if it belongs in your portfolio.

Max Estates launched Estate 105 in March 2026 — and the market responded with ₹1,783 Crore in bookings within the first 10 days. That’s not a marketing number. That’s a signal.

But a fast sellout doesn’t automatically make something a good investment for you. The question is whether Max Estates 105 delivers enough at ₹27,000 per square foot to justify a ticket size starting at ₹10.2 Crore — and whether the things it does well outweigh the things it doesn’t.

I’ve gone through the full project specifications, the payment plan structure, and every angle — including the ones builders and broker sites don’t typically highlight. Here’s the complete picture.

Location: What “Sector 105 Noida Expressway” Actually Means

Sector 105 sits on the Noida–Greater Noida Expressway, roughly in the mid-belt of Noida’s luxury corridor. Here’s the travel math that matters:

Destination	Distance / Time
Mahamaya Flyover (Delhi border)	6.1 km \| ~8 minutes
DND Flyway (Central Delhi access)	~15 minutes
Sector 50 Metro Station	~15 minutes
Cyber City / Sector 62 IT Hub	~20 minutes
Jewar International Airport (under development)	~35–40 minutes

What the numbers above don’t capture is the quality of the approach. The sector road to Max Estates 105 is signal-free and traffic-free — a genuine contrast to Jacob & Co’s congested internal sector road. For someone driving this route every day, that distinction matters more than any spec sheet.

The site boundary setup is also noteworthy. Two sides of the project face plotted development — which means those views stay open permanently; no one can build towers in front of you. One side faces the Noida Expressway itself. The fourth side shares a boundary with a 35-metre green belt. This is as good as it gets in a city that’s still densifying.

Road infrastructure surrounding the project: 24-metre, 30-metre, and 100-metre wide roads — the arterial connectivity is already built, not promised.

Project Specifications: What You’re Actually Buying

Max Estates 105 is a low-density luxury development — two towers on 10.3 acres, giving you roughly 45 homes per acre. That’s the single most important spec to understand before anything else, because density determines your daily quality of life far more than the list of amenities.

Specification	Detail
Total Land	10.33 Acres
Residential Land	5.62 Acres
Commercial Land	4.72 Acres (planned: 5-star hotel / Grade-A offices)
Number of Towers	2
Height	G + 37 Floors
Units Per Floor	4 apartments
Total Residences	~270
Tower Separation	62 metres apart
Lifts Per Tower	9 total (8 passenger + 1 service)
RERA Number	UPRERAPRJ529777/03/2026
Green Certification	IGBC Platinum Pre-Certified
Expected Completion	January 2031

The 62-metre gap between towers is deliberately generous. In most Noida housing projects, towers are placed 30–40 metres apart. At 62 metres, you are looking at greenery and open sky from your windows — not someone else’s balcony.

IGBC Platinum Pre-Certification is the highest green building rating in India under the Indian Green Building Council. For a residential project at this price point, it’s the expected standard — but it confirms that air, water, energy, and waste systems are designed to a documented benchmark, not just marketed as “eco-friendly.”

Apartment Configurations: Full Floor Plan Breakdown

4 BHK Type A — 3,750 sq ft

The diagonal units — facing two open sides of the project. These typically command the higher PLC (preferential location charge) of ₹850/sqft due to superior view angles. Family lounge not included in this typology. Well-suited for families who want a compact-large format — the 3,750 sqft is genuinely spacious without the maintenance overhead of a duplex.

4 BHK Type B — 4,200 sq ft

The standout feature here is the dedicated family lounge — a semi-enclosed living area separate from the drawing room that acts as a second living space. This is what makes the 4,200 sqft Type B particularly suited for joint families or households that entertain frequently. You have a formal living area and a private family zone, both of meaningful size.

5 BHK Duplex — 6,350 sqft to 10,000 sqft (4 Typologies)

Max Estates 105 offers four different duplex typologies ranging from 6,350 to 10,000 square feet. These are spread across specific floors within each tower and come with double-height entry lobbies, dedicated private staircases, and dramatically larger terraces. At this size, you’re looking at a home that rivals South Delhi bungalows on a per-room and per-feature basis — without the ground-floor exposure concerns that come with plotted property.

The 10,000 sqft duplex tier in particular competes directly with what NRI buyers historically purchased in prime South Delhi localities — and at a fraction of the replacement cost.

Interior Specifications (Standard Across All Units)

The Wellness Technology That Sets Max Apart

This is the section that broker-side listings skip — and it’s arguably the most important differentiator Max Estates has built into this project.

FTA — Fresh Treated Air Technology

Noida consistently ranks among the most polluted cities in the world for PM2.5 particulate matter during October–February. Most luxury apartments use split ACs or VRV systems that recirculate indoor air — they cool it, but they don’t clean it. The air you breathe inside is essentially the same polluted air brought in when the windows were last open, cycled repeatedly.

Max Estates’ FTA (Fresh Treated Air) system operates differently. It brings in fresh outdoor air, passes it through HEPA-grade filtration and treatment stages before delivering it into the apartment. The result: your indoor air quality is maintained at a standard that removes PM2.5, allergens, and pollutants — regardless of what’s happening outside. This isn’t an air purifier you buy at Croma. It’s an integrated architectural system that runs as long as the building does.

For families with young children, elderly parents, or anyone with respiratory sensitivities — this is a meaningful quality-of-life advantage that you cannot retrofit into an existing apartment.

3-Layer Water Purification System

The three-layer water treatment architecture at Max Estates 105 works at the building level — not the apartment level. Layer 1 handles sediment and heavy metal filtration at the tank inlet. Layer 2 applies UV treatment to kill biological contaminants. Layer 3 is a polishing stage that brings TDS (total dissolved solids) to potable levels. The water that reaches your kitchen tap is safe to drink directly without a home RO unit — which also means you’re not throwing away 3 litres of wastewater for every 1 litre of filtered water, as conventional RO systems do.

Skywalk Jogging Track — The Privacy Detail Everyone Misses

Elevated jogging tracks are now a standard amenity in Noida luxury projects. Most are placed at podium level — typically at the 3rd or 4th floor. Max Estates 105’s skywalk is placed below the ground-floor apartment window level. Joggers are in a landscape zone that exists between the podium and the tower floors — you can see out to the green belt and the expressway, but you cannot see into any residential unit. County 107 (Max’s own earlier project) had this problem. Max has corrected it here.

The 4 Things Saraansh Recommends ✅

Interior design standard: In 95% of site visits with HNI clients at Max Estates projects, the interior design quality closes the deal. The colour palette, material selection, and finish detailing sit in the understated luxury category that South Delhi buyers instinctively recognise. It doesn’t shout wealth — it demonstrates it.
FTA air purification: The only project in Noida’s current pipeline that delivers clean air at a building-systems level, not as an afterthought. This has lifetime value — your family breathes clean air for the next 30 years without buying replacements or maintaining filters yourself.
3-layer water system: Drink-from-the-tap quality without household-level RO dependence. Small detail in print, enormous quality-of-life upgrade in daily living.
Skywalk privacy: The correct placement of the jogging track (below ground-floor window level) is a thoughtful design correction that makes the common area genuinely usable without compromising resident privacy.

The 3 Things to Think Carefully About ❌

Balcony grills: The balconies have safety grills. In 2026, buyers comparing this to glass-balcony projects like Jacob & Co or DLF One Midtown will notice the difference aesthetically. If you bought this project for the view, a grill between you and that view is a real consideration.
Red brick exterior facade: Max Estates 105 does not have a glass curtain wall exterior. The facade is traditional brick-clad. From the outside, it reads more like a premium residential building than an ultra-luxury landmark. If exterior visual impact matters to you, Jacob & Co’s glass tower looks more dramatic on a skyline.
Only 1 service lift for 37 floors and ~135 families per tower: One service lift handles all Zomato deliveries, Swiggy orders, movers, housekeeping staff, and maintenance teams. During busy delivery windows (7–10pm), that queue will be long. Worth asking the developer about solutions — like designated delivery reception points at lobby level.

Pricing Breakdown — Every Rupee Accounted For

Price Component	Amount (per sq ft)
Basic Sale Price (BSP)	₹24,500
PLC — Preferential Location Charge (min)	₹500
PLC — Preferential Location Charge (max)	₹850
Lease Rent	₹1,000
GST (5%)	Included in all-in figure
All-Inclusive Total	₹27,300 – ₹27,700

Ticket Size by Configuration

Unit Type	Size	Starting All-In Price
4 BHK Type A	3,750 sq ft	~₹10.2 Crore
4 BHK Type B	4,200 sq ft	~₹11.4 Crore
5 BHK Duplex (min)	6,350 sq ft	~₹17.3 Crore
5 BHK Duplex (max)	10,000 sq ft	~₹27.7 Crore

Payment Plan — Why It’s the Most Investor-Friendly in Noida Right Now

Stage 1 — 2026: 10% at allotment + 10% within 4 months = total 20% outflow in 2026
Stage 2 — 2027: Zero payment required through the entire year
Stage 3 — 2028 to 2030: Remaining 60% paid in three equal annual instalments during construction
Final 20%: On possession (expected January 2031)

What this means practically: if you book a ₹10.2 Crore apartment today, your cash outflow in 2026 is ₹2.04 Crore. You don’t pay anything more until 2028. This gives you nearly two years to deploy the remaining capital elsewhere — or for the property’s value to appreciate before you’ve paid for it in full.

Max Estates 105 vs Max Estates 128 vs Jacob & Co — Full Comparison

Parameter	Max Estates 105	Max Estates 128	Jacob & Co Residences
Location	Sector 105, Noida Expressway	Sector 128, Noida Expressway	Sector 97, Noida (M3M)
Price (all-in)	₹27,300–27,700/sqft	~₹26,500/sqft (resale)	~₹36,000–37,000/sqft
Status	New launch (Mar 2026)	Sold out \| Under construction	New launch
Facade	Red brick	Red brick	Full glass curtain wall
FTA Air Tech	✅ Yes	✅ Yes	Not specified publicly
3-Layer Water	✅ Yes	✅ Yes	Not specified publicly
Payment Flexibility	20% now, nothing till 2027	Standard construction-linked	Standard construction-linked
Rental Income Timeline	~2031 possession	~2028 (closer to rental)	~2029–30
Approach Road	Signal-free, low congestion	Good connectivity	Congested internal sector road

How to read this comparison: Jacob & Co makes sense if brand prestige and glass architecture are non-negotiable — and if you’re willing to pay a 35% premium for it. Max 128 is 3 years closer to rental income. Max 105 wins on payment flexibility, interior design continuity, and technology integration.

Who Should Buy Max Estates 105?

Corporate leaders and CXO-level professionals working in Noida’s Sector 62, 135, or 132 IT corridors who want a commute under 20 minutes and a home that reflects their professional standing
South Delhi HNI families looking to right-size from large bungalows without compromising on quality of life — the 4,200 sqft units and duplexes are scaled for this transition
NRI investors from the UK, US, Canada, and UAE who want a Noida Expressway address with a credible developer and deferred payments that align with foreign remittance cycles
Long-term investors who believe Noida’s ₹27,000/sqft ceiling is where Gurgaon’s ₹15,000/sqft was three years ago

This project may not be right for you if: you need rental income within 4–5 years (Max 128 delivers earlier), glass architecture is a hard requirement, or your budget cap is firmly below ₹10 Crore.

The Investment Case: Will Noida Follow Gurgaon’s Trajectory?

Three years ago, Gurgaon’s Sector 54, 56, and DLF 5 corridors were transacting at ₹15,000–₹18,000 per sqft for comparable luxury product. Today, those same localities are seeing rates of ₹50,000–₹60,000 per sqft in resale and new launches. Noida is at an earlier stage of the same cycle.

If you add up every ultra-luxury unit across Max Estates 128, Max Estates 105, Cullinan, Jacob & Co, L&T Elixir, L&T Riverine, and every comparable project in the pipeline — the total is under 2,000 units. The demand pool comfortably exceeds this supply. When Jewar Airport reaches operational status, this demand will accelerate further.

₹1,783 Crore sold in 10 days of launch is not a fluke. It’s what happens when supply is genuinely scarce and the product is genuinely good. Saraansh Seth’s verdict: Max Estates 105 is recommended — buy for a 5–7 year hold.

Property Saraansh Verdict — Rating: 8.5 / 10

Max Estates 105 delivers the right combination of location, density, wellness technology, and payment flexibility for both end-users and long-term investors. The FTA air system and 3-layer water purification alone make this a meaningfully healthier place to live than 95% of Noida’s existing and upcoming luxury supply. At ₹27,300–27,700/sqft with a 20% entry payment and zero obligation through 2027, this is one of the more intelligently structured luxury launches in NCR’s recent history.

Best for: End-users wanting large, well-designed homes with integrated wellness tech | Long-term investors with a 5–7 year horizon | NRIs wanting NCR’s best-managed ultra-luxury developer

Key FAQs — Max Estates 105 Noida

What is the RERA number for Max Estates 105?

UPRERAPRJ529777/03/2026. Always verify at up-rera.in before paying any booking amount.

What is the starting price of Max Estates 105?

The all-inclusive price is ₹27,300–₹27,700 per sqft. The 4 BHK Type A (3,750 sqft) starts at approximately ₹10.2 Crore all-in including BSP, PLC, Lease Rent, and GST.

What is FTA technology in Max Estates 105?

FTA stands for Fresh Treated Air — a building-integrated air management system that draws in fresh outdoor air, filters it through HEPA-grade stages, and delivers clean, pollutant-free air to every apartment. It is not a standard home air purifier; it runs at the building systems level continuously.

How does Max Estates 105 compare to Max Estates 128?

Max 128 is fully sold out and delivers approximately 3 years earlier (~2028), making it better for investors needing rental income sooner. Max 105 has a more investor-friendly payment plan (20% now, nothing till 2027), improved layouts, and a newer design standard. Resale at Max 128 (~₹26,500) vs new at Max 105 (₹27,300) is a ~3% premium for a fresh unit and the deferred payment benefit.

Is Max Estates 105 a good investment in 2026?

Based on current supply (under 2,000 ultra-luxury units across all of Noida’s pipeline), demonstrated demand (₹1,783 Crore in 10 days), and the Gurgaon appreciation precedent, the project has strong long-term potential. We recommend a 5–7 year hold horizon.

Who is the developer of Max Estates 105?

Max Estates Limited, a listed company (NSE: MAXESTATES) and part of the Max Group. In FY2026, the company recorded ₹5,305 Crore in pre-sales — one of the strongest performances in the NCR developer space.

Watch our full video review: Max Estates 105 vs Max 128 vs Jacob & Co — Full Comparison

All prices are indicative and subject to revision. Verify current pricing and availability directly with the developer or Property Saraansh. RERA: UPRERAPRJ529777/03/2026

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