Max Estate 128

Max Estate 128 is a 10-acre luxury residential development by Max Estates Limited, a four-tower residential community on Plot TS-02 inside Jaypee Greens Wish Town, Sector 128, Noida, on the Noida-Greater Noida Expressway. It is built in two RERA registrations: Phase 1 covers three towers and 201 homes with a completion date of 7 May 2028, and Phase 2, registered as Estate 128-II adds a fourth tower of 67 homes due 6 September 2029. Together that is 268 homes on ten acres, which is genuinely low density, and the towers are planned with just two homes to a floor. Homes are 4 BHKs from 4,507 to 5,720 sq ft, with townhouses and penthouse duplexes above them, at Rs 26,000 per sqft.

About Max Estates, the Developer of Max Estate 128

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 that is the most important fact about the developer here. Max Estates has a solid record of building and running offices, but it has never handed over a completed home to a buyer. Estate 128 is the project that will establish whether it can. The first three towers are due in May 2028 and the fourth in September 2029. Commercially the project has done very well. Max Estates bought into this land expecting sales of roughly Rs 1,300 crore, and by 2026 the combined booking value across both phases had reached about Rs 2,700 crore, with the Phase 2 launch selling around Rs 845 crore in its first week.

Max Estate 128 the Project

Three towers of 36 floors in Phase 1, named simply Tower 1, 2 and 3, with 67 homes each. Tower 4 in Phase 2 is the same, another 67. That works out to two homes on most floors, served by a separate service core, which is about as private as a high-rise gets in Noida. Almost every home is a four-bedroom.

What are the unit sizes and carpet area at Max Estate 128?

A 4 BHK is 4,507 sq.ft super area against 2,364 sq.ft RERA carpet area — a carpet efficiency of about 52%, against a Delhi NCR average near 59%.

Four typologies are offered, by super area. The Suite variants add a wrap-around balcony running the full perimeter of the home:

• The Deck - 4,507 sq.ft
• The Deck Suite - 4,963 sq.ft, wrap-around balcony
• The Terrace - 5,232 sq.ft
• The Terrace Suite - 5,720 sq.ft, wrap-around balcony

Penthouse duplexes and townhouses run From 11,278 sqft to 13000 sq.ft.

The specification is genuinely high. VRV or VRF air conditioning in the living and dining room with high wall split units in the bedrooms, a centralised heat pump in each home for hot water, modular wardrobes on Blum or Hettich hardware, and a modular kitchen with a granite or engineered stone top, soft-close fittings and a chimney, hob, microwave, OTG and waste crusher included. Sanitaryware is American Standard or Toto with Grohe or Kohler chrome fittings, a bathtub in the master bathroom and glass shower partitions throughout. Home automation covers lighting, fans and air conditioning by app, with a video door phone, smart door lock, gas leak detection in the kitchen and occupancy sensors in the washrooms.

The building itself uses brick cladding, exposed concrete and charcoal grey metal, chosen to age without much maintenance, and every home has decks wrapping around the unit rather than a single balcony. The project is IGBC Platinum pre-certified, which is a design-stage rating rather than a final one.

The Hub at Max Estate 128

The clubhouse is called The Hub and it sits in the middle of the landscape rather than at the edge. It measures about 4,273 sq m, roughly 46,000 sq ft, and combines an indoor club with an outdoor sports complex: swimming pool, spa, sports courts, multipurpose hall and dining, alongside a paddle tennis court, lawn tennis court, cricket practice net, amphitheatre, cycling track, jogging path, dedicated pet park, orchards and a central plaza with cabanas.

Design and Construction Team at Max Estate 128

The design intent at Max Estate 128 is deliberately restrained rather than showy. 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 instead of a single balcony on one face. All four towers face the central greens and the expressway, so no home looks into another. The landscape is the organising idea. About seven acres, 28,328 sq m, is laid out as a central orchard with gardens and sunken courts, and The Hub sits inside it rather than at the edge, so the club is something you walk through the greens to reach. Vehicles drop off at lower ground level, which keeps the surface almost free of cars.

The architect of record on both phases is D. Vishwanathan of RSP Design Consultants (India) Private Limited in Gurugram, licence CA/93/15926. RSP is a large, established practice with a long portfolio across Indian commercial and residential work, and having the design firm itself named on the statutory filing rather than a separate signing architect is a good sign. Structural engineering on both phases is by Pushpinder Chauhan of Melior Structural Solutions Private Limited, Mohali.

How Max Estates Got the Max Estate 128 Land

Buyers see the words Jaypee Greens Wish Town on the address and reasonably ask whether this is caught up in the Jaypee story. It is not, and the paper trail in the RERA filing is clear. The plot is held on a sub-lease deed dated 2 December 2008 within Wish Town. In June 2022 Max Estates bought 100 percent of Accord Hotels and Resorts Private Limited for Rs 306 crore. That company owned the fully paid-up ten-acre plot, so Max Estates acquired the land by acquiring the company that held it. The authority approved the change on 30 December 2022, the name was changed from Accord Hotels and Resorts to Max Estates 128 Private Limited under letter 7731/2022, and the deed was executed on 24 January 2023. All of those documents sit on the UP RERA record. Practically this means the title chain is a corporate acquisition of a paid-up plot with the authority's written approval, not a distressed asset or a stalled Jaypee project.

Density at Max Estate 128

This is where the numbers need care, because reading either phase on its own gives you the wrong answer. Phase 1 registers 201 homes on 39,385 sq m, or 9.73 acres. Phase 2 registers 67 homes on 1,083 sq m, which looks like an absurd density until you understand what it is. Both phases sit on the same plot, TS-02, which measures 40,468.56 sq m or exactly ten acres. Phase 2 is not a separate piece of land. It is a fourth tower added to the same ten acres, and its registered area is only the incremental footprint.

The number that describes what you will actually live in is 268 homes across ten acres, which is 26.8 homes per acre. That is probably lowest dense Project across NCR. The landscape runs to about seven acres, or 28,328 sq m, which is 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. The fourth tower was shown on the original masterplan as future development, subject to additional floor area being purchased from the authority. That purchase happened, and Phase 2 followed in December 2024. Community density went from about 21 homes per acre to 26.8.

Max Estate 128 Location: Why Sector 128, Noida

Sector 128 is one of the better addresses on the 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 are still incomplete. That does not affect this plot's title, but it does mean the immediate surroundings are a mix of finished, occupied buildings and unfinished ones, and the quality of the neighbourhood varies street by street. Go and drive the area at least twice before deciding.

On price, Sector 128 resale spans a very wide band, roughly Rs 26,000 to Rs 29,000 per sq ft across the older Wish Town stock depending on the project, floor and view. Max Estate 128 launched at Rs 17,000 per sq ft in September 2023 and now sells at Rs 26,000, a rise of about 53 percent in under three years. That places it near the top of the sector. Early buyers have done well; anyone buying now is paying for a position that has already appreciated, on a building that is still under construction.

Max Estate 128 Specifications at a Glance

- Developer: Max Estates , NSE MAXESTATES, BSE 544008

- Promoter on the filing: Max Estates 128 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 Phase 1: UPRERAPRJ446459. Phase 2 (Estate 128-II): UPRERAPRJ294911/12/2024. Noida Authority sanction

- Land: plot TS-02 is 40,468.56 sq m, exactly 10 acres. Phase 1 registers 9.73 acres of it; Phase 2 is a fourth tower on the same plot registered against a 1,083 sq m incremental footprint

- Towers and homes: 4 towers, 268 homes. Phase 1 has Towers 1 to 3 with 201 homes and 17 retail shops; Phase 2 has Tower 4 with 67 homes

- Floors: 36, with two homes to most floors and a separate service core

- Density: 26.8 homes per acre across the community

- Landscape: about 7 acres, 28,328 sq m, roughly 70 percent of the plot. Vehicle drop-off at lower ground level

- 4 BHK: 4,507 sq ft saleable, 2,364 sq ft carpet, 52.5 percent efficiency, 2 parking

- 4 BHK: 4,963 sq ft saleable, 2,381 sq ft carpet, 48.0 percent efficiency, 2 parking

- 4 BHK: 5,232 sq ft saleable, 2,824 sq ft carpet, 54.0 percent efficiency, 2 parking

- 4 BHK: 5,720 sq ft saleable, 2,840 sq ft carpet, 49.7 percent efficiency, 2 parking

- Townhouse: 9,166 sq ft saleable, 4,614 sq ft carpet, 50.3 percent efficiency, 3 parking

- Penthouse duplex: 11,278 sq ft saleable, 5,790 sq ft carpet, 51.3 percent efficiency, 3 parking

- Penthouse duplex: 13,000 sq ft saleable, 6,827 sq ft carpet, 52.5 percent efficiency, 3 parking

- Finishes: VRV or VRF air conditioning in living and dining with high wall splits in bedrooms, centralised heat pump per home, modular wardrobes on Blum or Hettich hardware, modular kitchen with granite or engineered stone top and chimney, hob, microwave, OTG and waste crusher, American Standard or Toto sanitaryware with Grohe or Kohler fittings, bathtub in the master bathroom, glass shower partitions, and home automation with video door phone, smart lock, gas leak detection and occupancy sensors

- Facade: brick 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 with pool, spa, sports courts, multipurpose hall and dining, plus paddle and lawn tennis, cricket net, amphitheatre, cycling track, pet park and orchards

- Certification: IGBC Platinum pre-certified, a design-stage rating

- Architect: D. Vishwanathan, RSP Design Consultants (India) Private Limited, CA/93/15926. Structure: Pushpinder Chauhan, Melior Structural Solutions Private Limited

- Contractors: SRG Buildtech India Private Limited for Phase 1, Aar Cee Contracts Private Limited for Phase 2

- Land acquisition: 100 percent of Accord Hotels and Resorts Private Limited bought for Rs 306 crore in June 2022, renamed Max Estates 128 Private Limited under authority letter 7731/2022 dated 30 December 2022

- Escrow: ICICI Bank, Sector 18 Noida, IFSC ICIC0000031. Collection 003105042349, separate 003105042351, transaction 003105042350

- Project cost: Rs 780.07 crore for Phase 1 and Rs 260.52 crore for Phase 2

- Price: launched Rs 17,000, now Rs 26,000 per sqft in resale.

- Entry: about Rs 11.72 crore for the 4,507 sq ft home. Top: about Rs 33.80 crore for the 13,000 sq ft penthouse duplex

- Completion: 7 May 2028 for Phase 1, 6 September 2029 for Phase 2