Max Estate 128 (Phase 2)

Max Estate 128 Phase 2, registered with UP RERA as Estate 128-II under number UPRERAPRJ294911/12/2024, is the fourth and final tower of the Max Estate 128 community on Plot TS-02 inside Jaypee Greens Wish Town, Sector 128, Noida. It holds 67 homes over 34 floors, one or two to a floor, in 4 BHK formats from 4,507 to 5,720 sq ft, with a townhouse and two penthouse duplexes above them. The price is Rs 29,000 per sq ft, so the smallest home is about Rs 13.07 crore, and possession is due 6 September 2029. Tower 4 shares the same ten acres, the same landscape, and the same clubhouse as the first three towers, which together make a community of 268 homes at 26.8 homes per acre. What a buyer needs to weigh is that the same apartment in Towers 1 to 3 trades at about Rs 26,000 in resale with possession sixteen months earlier.

Max Estates is the property arm of the Max Group, listed on both exchanges as MAXESTATES and 544008. Its completed and operating buildings are commercial: Max Towers and Max Square in Noida and Max House in Delhi.

Estate 128 is the company's first residential project anywhere, and Phase 2 is the back half of it. Max Estates has never handed over a completed home to a buyer. It has built and let offices well, but the residential record starts with this community, and Tower 4 finishes in September 2029. Commercially, the project has worked: the Phase 2 launch sold around Rs 845 crore in its first week, and the combined booking value across the community has reached roughly Rs 2,700 crore against an original expectation of about Rs 1,300 crore.

The company you contract with is Max Estates 128 Private Limited, CIN U55101DL2006PTC151422, registered at Max House, 1 Dr Jha Marg, Okhla, New Delhi. The signed specification for Tower 4 carries the company's former name in its letterhead: Accord Hotels and Resorts Private Limited.

How Max Estate 128 Phase 2 Came to Exist

Tower 4 was not part of the original plan a Phase 1 buyer saw. The masterplan for Estate 128 showed three towers and marked the fourth position as future development, subject to additional floor area being available for purchase from the authority. That is exactly what happened. The Noida Authority issued a purchasable approval under letter 4213 on 2 July 2024; the building permit followed on 16 October 2024, and the RERA registration for Estate 128-II was filed in December 2024.

This is why the registered area for Phase 2 reads as 1,083 sq m, which looks impossibly small for a 34-story tower. It is not a separate plot. Plot TS-02 measures 40,468.56 sq m, exactly ten acres, and Phase 1 already registered 39,385 sq m of it. The 1,083 sq m figure is the incremental footprint added for the fourth tower, not the land it stands on. Tower 4 sits on the same ten acres as everything else.

The land itself has a longer history worth understanding, because the Wish Town address raises questions. The plot runs on a lease deed numbered 1656-1657 dated 28 February 2003 and a deed of assignment of lease numbered 3510 dated 27 November 2007. In June 2022 Max Estates bought 100 percent of Accord Hotels and Resorts Private Limited for Rs 306 crore, and that company held the fully paid-up ten-acre plot. The authority approved the change on 30 December 2022 under letter 7731/2022, the deed was executed on 24 January 2023, and a no-dues certificate for the land payment was issued in April 2023. So the title came through a corporate acquisition of a paid-up plot with written approval, not through a distressed sale.

Density at Max Estate 128 Phase 2

Read Phase 2 on its own, and the density is meaningless. Sixty-seven homes against a registered area of 1,083 sq m would suggest an impossible crush, because that figure is an incremental footprint rather than a parcel of land.

The number that describes what you will live in is the community one: 268 homes across the full ten acres of Plot TS-02, which is 26.8 homes per acre. That is low density by any NCR measure, and it holds up.

Tower 4 itself carries 67 homes over 34 floors, which is one or two families to a landing, matching the first three towers. The landscape across the community runs to about seven acres, or 28,328 sq m, roughly 70 percent of the plot, laid out as a central orchard with gardens and sunken courts. Vehicles drop off at lower ground level, so the surface stays largely free of cars. One honest note for anyone who bought into Phase 1: adding Tower 4 moved community density from about 21 homes per acre to 26.8. It is still low, but it is more than the original three-tower plan implied.

Max Estate 128 Phase 2: The Project

Tower 4 holds 67 homes. Sixty-four of them are four-bedroom apartments: 26 at 2,364 sq ft carpet area, 26 at 2,824 sq ft, six at 2,381 sq ft and six at 2,840 sq ft. Above those sit one townhouse at 4,613 sq ft carpet and two penthouse duplexes at 5,789 and 6,827 sq ft.

On the sale side the four-bedroom homes are quoted at 4,507, 4,963, 5,232, and 5,720 sq ft of saleable area, and the larger penthouse duplex at 11,278 sq ft.

Carpet efficiency is where Tower 4 rewards a careful buyer, because it is not uniform and the gap is wide. The 5,232 sq ft home returns 2,824 sq ft of carpet, which is 54 percent, and works out to about Rs 53,730 per sq ft of real space. The 4,963 sq ft home returns only 2,381 sq ft, which is 48 percent, and costs about Rs 60,450 per sq ft of carpet. That is a spread of nearly Rs 6,700 per sq ft of usable floor between two apartments in the same tower, and the more efficient one is the larger one. The 4,507 sq ft entry home sits at 52.5 percent and around Rs 55,290. Ask for the carpet area of the exact unit you are offered and run this comparison before choosing a floor.

The signed specification for Tower 4 is high, and it is specific. Imported Crema Marfil marble in the living and dining rooms with concealed LED lighting in the ceiling and coves; laminated wooden flooring in bedrooms with a cornice detail; and designer flush main doors in polished wood veneer on solid teak frames. Toilets are tiled seven feet on all sides with a moisture-resistant false ceiling, American Standard or Toto sanitary ware, Grohe or Kohler chrome fittings, a bathtub in the master, and glass partitions in every shower. The kitchen is modular with a granite or engineered stone top, Blum or Hettich hardware, and soft-close fittings, and it comes with a chimney, hob, microwave, OTG, and waste crusher. Modular wardrobes are included on the same hardware. Each home gets a centralized heat pump for hot water, and air conditioning is VRV or VRF in the living and dining rooms with high wall split units in the bedrooms. The wider Estate 128 material also carries home automation with a video door phone and smart door lock.

Phase 1 or Phase 2 at Max Estate 128

This is the decision most buyers here are actually making, so it is worth setting out plainly.

Phase 1, meaning Towers 1 to 3, launched in September 2023 at Rs 17,000 per sq ft and now trades at about Rs 26,000 in resale, with possession due 7 May 2028. Phase 2, Tower 4, launched at Rs 25,000 and now sells at Rs 29,000, with possession due 6 September 2029.

So the same apartment costs roughly Rs 3,000 per sq ft more in Tower 4 and arrives sixteen months later. On a 4,507 sq ft home, that difference is about Rs 1.35 crore.

What the premium buys is a direct allotment from the developer rather than a resale from an existing allottee, which means a cleaner paper trail, the builder's payment plan rather than a negotiated transfer, and no transfer charges. It also buys a newer tower in a community where everything else is shared, so the landscape, the Hub, and the address are identical. What it costs is money and time.

If you want the shortest wait and the lowest entry, look at Phase 1 resale. If you want a first-hand allotment and are comfortable waiting until late 2029, Tower 4 is the one on offer from Max Estates. Either way, the community, the density, and the amenities are the same.

Design and Construction Team at Max Estate 128 Phase 2

The design intent across Estate 128 is deliberately restrained. The towers are clad in brick, exposed concrete, and charcoal grey metal, materials chosen to weather without much upkeep, and every home carries decks that wrap around the unit rather than a single balcony on one face. Tower 4 faces the central greens and the expressway like the rest, so no home looks into another.

The landscape is the organizing idea. About seven acres is laid out as a central orchard with gardens and sunken courts, and The Hub, the community's roughly 46,000 sq ft club and sports complex, sits inside it rather than at the edge, so residents walk through the greens to reach it. Vehicles drop off at a lower ground level. The community is IGBC Platinum pre-certified, which is a design-stage rating rather than a final one.

The architect is RSP Design Consultants (India) Private Limited of Gurugram, with D. Vishwanathan signing as architect of record under license CA/93/15926, the same practice that designed the first three towers. Structural engineering is by Melior Structural Solutions Private Limited of Mohali, through Pushpinder Chauhan. The contractor on Tower 4 is Aar Cee Contracts Private Limited of Ghaziabad, a different firm from the one building Towers 1 to 3, so ask what that team has completed before.

Max Estate 128 Phase 2 Location: Why Sector 128, Noida

Sector 128 is one of the better addresses on the Noida-Greater Noida Expressway. The plot sits inside Jaypee Greens Wish Town with the township's golf course ecosystem around it, and a green belt separates the development from the expressway and its six-lane service roads, so you get the connectivity without the frontage. Central and South Delhi are a straightforward drive via the expressway and the Mahamaya Flyover, and the sector already has established schools, hospitals, and retail rather than promised ones. Jewar Airport is reachable down the expressway.

The trade-off is that Wish Town is a township with a long and public history of stalled construction under its original developer, and parts of it remain incomplete. That does not touch this plot's title, but it does mean the surroundings are a mix of finished, occupied buildings and unfinished ones, and quality varies street by street. Drive the area at least twice before deciding.

On price, Sector 128 resale spans a wide band, roughly Rs 11,000 to Rs 28,000 per sq ft across the older Wish Town stock depending on project, floor, and view. At Rs 29,000 per sq ft, Tower 4 sits at the top of the sector and above everything around it, which is the position a new-build apartment by a listed developer in this community commands.

Max Estate 128 Phase 2 Specifications at a Glance

• Developer: Max Estates, NSE MAXESTATES, BSE 544008
• Promoter on the filing: Max Estates 128 Private Limited, formerly Accord Hotels and Resorts Private Limited, CIN U55101DL2006PTC151422
• Registered office: Max House, 1 Dr Jha Marg, Okhla, New Delhi 110020
• Address: Plot TS-02, Jaypee Greens Wish Town, Sector 128, Noida, Gautam Buddha Nagar
• RERA ID: UPRERAPRJ294911/12/2024, registered as Estate 128-II in December 2024, Noida Authority sanction
• Land: Plot TS-02 is 40,468.56 sq m, exactly 10 acres, shared with Towers 1 to 3. Phase 2 is registered against a 1,083 sq m incremental footprint, not a separate parcel
• This registration: Tower 4 only, 67 homes over 34 floors, one or two homes per floor
• Density: 26.8 homes per acre across the community
• Landscape: about 7 acres, 28,328 sq m, roughly 70 percent of the plot, with lower ground-level vehicle drop-off
• 4 BHK: 4,507 sq ft saleable, 2,364 sq ft carpet, 52.5 percent efficiency, 26 homes
• 4 BHK: 4,963 sq ft saleable, 2,381 sq ft carpet, 48.0 percent efficiency, 6 homes
• 4 BHK: 5,232 sq ft saleable, 2,824 sq ft carpet, 54.0 percent efficiency, 26 homes
• 4 BHK: 5,720 sq ft saleable, 2,840 sq ft carpet, 49.7 percent efficiency, 6 homes
• Townhouse: 4,613 sq ft carpet, 1 home
• Penthouse duplexes: 5,789 sq ft carpet on 11,278 sq ft saleable, and 6,827 sq ft carpet, 2 homes
• Finishes: imported Crema Marfil marble in living and dining with concealed LED lighting, laminated wooden flooring in bedrooms, veneered flush main door on solid teak frames, toilets tiled seven feet with moisture-resistant false ceiling, American Standard or Toto sanitaryware with Grohe or Kohler fittings, bathtub in the master, glass shower partitions throughout, modular kitchen with granite or engineered stone top and chimney, hob, microwave, OTG, and waste crusher, modular wardrobes on Blum or Hettich hardware, centralised heat pump per home, and VRV or VRF air conditioning in living and dining with high wall splits in bedrooms
• Facade: brick tile cladding, exposed concrete and charcoal grey metal, with decks wrapping around each home
• The Hub: about 4,273 sq m, 46,000 sq ft, club and sports complex shared by all four towers, with pool, spa, sports courts, multipurpose hall and dining
• Certification: IGBC Platinum pre-certified, a design-stage rating
• Contractor: Aar Cee Contracts Private Limited, Ghaziabad
• Land chain: lease deed 1656-1657 dated 28 February 2003, deed of assignment of lease 3510 dated 27 November 2007, Accord Hotels and Resorts acquired by Max Estates for Rs 306 crore in June 2022, name change approved under letter 7731/2022 on 30 December 2022
• Escrow: Standard Chartered Bank, Sector 18 Noida, IFSC SCBL0036024. Collection 53005090207, separate 53005090215, transaction 53005090223
• Project cost: Rs 260.52 crore
• Price: launched Rs 25,000, now Rs 29,000 per sq ft. About Rs 53,730 to Rs 60,450 per sq ft of carpet depending on the unit
• Entry: about Rs 13.07 crore for the 4,507 sq ft home. Top: about Rs 32.71 crore for the 11,278 sq ft penthouse duplex
• Completion: 6 September 2029