SKA Estate

SKA Estate is a five-tower project by SKA Group on Plot GH-01A, Sector Eta II, Greater Noida, registered with UP RERA under number UPRERAPRJ768147/03/2025 with a completion date of 23 January 2030. The towers are named Aster, Iris, Magnolia, Orchid, and Zinnia, and together they hold 1,059 homes over 33 floors on 7.06 acres, alongside a 51-unit retail block called SKA Arcadia. Homes are 3 BHK and 4 BHK apartments of 1,450 to 2,125 sq ft at Rs 10,000 per sq ft, so the smallest is about Rs 1.45 crore. Two things define the project. SKA publishes a full area breakdown for every unit, carpet, balcony, wall thickness, common area, and saleable, which almost no developer does, and the loading works out to about 20 percent. And at 150 homes per acre, this is the densest project on the corridor, which is what makes the price possible.

About SKA Group, the Developer of SKA Estate

SKA Group has been building in NCR for over fifteen years, with eight completed landmarks, more than 5,000 customers, and around 8 million sq ft developed, ongoing, and planned. Its finished projects include SKA Greenarch and SKA Metro Ville in Noida Extension, Skardi Greens on NH-24, SKA Green Mansion in Greater Noida West, and SKA Divya Towers in Greater Noida, with SKA Destiny One in Sector Zeta I currently under construction.

The delivery record is the strongest thing on offer, and SKA publishes it in an unusually specific way. Its completed projects are listed with how far ahead of the RERA date each was handed over: one 24 months early, one 15 months early, one a full year early, and two six months early. Handing over ahead of the registered date is rare enough in NCR that it is worth more than most marketing, and it is a claim you can check against each project's own registration.

The promoter of record here is Prasu Home LLP, LLPIN ACJ-5815, with its registered office at The Corenthum Building, Sector 62, Noida. SKA builds through a separate company for each project, so match the promoter name on the RERA registration to the name on your agreement rather than relying on the brand.

The land is held on a 90-year leasehold. The sub-lease deed for the 28,551 sq m plot was executed by the Greater Noida Industrial Development Authority on 19 October 2024, and the building plan was sanctioned on 23 January 2025 under letter SM-26-NOV-2024:2319. Leasehold is standard for Greater Noida, but the 90-year clock and the transfer rules that come with it are worth reading in the sublease before you sign.

Density and Tower Layout at SKA Estate

1,059 homes on 28,551 sq m, which is 7.06 acres, works out to 150 homes per acre. That is the highest density of any project on this corridor, and it needs saying without euphemism. The entire plot is registered as one project, so the number will not rise, but it will not fall either.

The towers are not equal, and choosing between them matters more here than at most projects. Aster, Orchid, and Zinnia are the large towers, each holding 264 to 267 homes over 33 floors, which is eight homes to a floor served by six lifts. Iris and Magnolia hold 132 homes each, which is four homes to a floor served by four lifts. If you care about how many neighbors share your landing and your lift lobby, Iris and Magnolia are a materially different proposition from the other three, and they also hold the 4 BHKs.

What the site does with the density is spend it on the ground plane. Landscaping, including the stilt level, covers 12,734 sq m, about 137,000 sq ft, which is roughly 45 percent of the site. The swimming pool alone is 1,290 sq m with an infinity edge, kids' pool, outdoor jacuzzi, in-pool loungers, and a pool deck. This is a project that accepts a lot of families in order to fund a lot of shared facilities, and whether that trade works is a matter of what you want from a home rather than a question with a right answer.

SKA Estate: The Project

The filing records 1,059 homes: 396 at 1,001 sq ft carpet, 252 four-bedroom homes at 1,212 sq ft, 198 at 797 sq ft, 196 at 941 sq ft and small numbers of variants, plus three single-bedroom units. On the sale side there are four types. Type S1 is a 3 BHK of 1,450 sq ft saleable with 797 sq ft carpet, Type S2 is 1,630 sq ft with 941 sq ft carpet and an entrance foyer, Type S3 is 1,856 sq ft with 1,002 sq ft carpet, and Type S4 is the 4 BHK at 2,125 sq ft with 1,212 sq ft carpet. Every home has three toilets and three balconies. Parking is one slot for the 3 BHKs and two for the 4 BHK.

Carpet efficiency runs from 54 to 57.7 percent, and the differences matter. The 1,630 sq ft 3 BHK is the most efficient at 57.7 percent and works out to about Rs 17,320 per sq ft of carpet. The 1,856 sq ft 3 BHK is the least efficient at 54 percent and costs about Rs 18,520 per sq ft of carpet, which makes it more expensive per foot of real space than the 2,125 sq ft 4 BHK at about Rs 17,530. If you are choosing based on value rather than on bedroom count, the largest 3 BHK is the one to look at hardest.

Balconies are substantial and are published separately: 295 sq ft on the 1,450 sq ft home, 282 on the 1,630, 410 on the 1,856, and 354 on the 4 BHK. The carpet and balcony together come to about 80 percent of the saleable area on every type.

The Area Breakdown at SKA Estate

This deserves its own section because SKA does something almost no developer does, and it works in a buyer's favor. For each unit type the published plan sets out five numbers rather than two: carpet area, balcony area, external wall and column area, total area, and common area, arriving at the saleable figure. For the 1,450 sq ft home, that reads as 797 sq ft of carpet, 295 sq ft of balcony, and 71 sq ft of wall and column, giving 1,163 sq ft of built-up area, plus 287 sq ft of common area to reach 1,450 sq ft saleable.

Run that across the range, and the loading is consistent: the common area comes to 287, 337, and 358 sq ft against saleable areas of 1,450, 1,630, and 1,856, which is between 19 and 21 percent. Twenty percent loading is modest by NCR standards, where 30 to 40 percent is common, and the fact that it is disclosed at all rather than hidden inside a single super area number is the point. You can see exactly what you are paying for.

Ask for the same breakdown in writing for the specific unit you are offered and check it against the sanctioned floor plan for that floor.

Design and Construction Team at SKA Estate

SKA Estate holds a 4-star GRIHA rating, which is India's national green building rating system, developed by TERI and adopted by the Ministry of New and Renewable Energy. That is a rating awarded against a defined standard rather than a self-declared claim, and it is a more concrete credential than most sustainability language.

Construction uses aluminum formwork, a system that produces a monolithic concrete structure with tighter tolerances and fewer finishing defects than conventional brick and plaster. Special glass is specified to reduce heat gain, alongside energy efficient light fixtures and pumps, an online solar power system of 30 kW, an organic waste compost plant, and a 755 KLD sewage treatment plant, both in the basement.

The architect on the filing is Kailash Aggarwal, license CA/1986/10069, based in Sector 41, Noida. Structural engineering is by RD Consultants of Mulund, Mumbai. The contractor is Radha Buildtech India Private Limited of Sector 1, Greater Noida. Ask which team is on site and what they have completed before.

What the Filing Commits at SKA Estate

The specification filed with UP RERA for SKA Estate is more detailed than most, down to gym equipment counts, and that detail is what you can hold the developer to.

The club runs to a reception lobby; an AV room; a community hall with pre-function area and party lawn; a gym with a cardio area, weights area and pilates area and a listed inventory of four treadmills, four bikes, four benches, two dumbbell sets and press machines, a yoga and aerobics area, a teenager room with virtual golf, pool table and gaming zone; a toddler zone; a business center; a spa with massage, steam and sauna rooms; a virtual game room; indoor golf; a card and senior citizen room; a co-working zone; a creche; a squash court in the basement; a rooftop cinema with a barbecue station; a skating rink on the terrace; an indoor all-weather pool; and a meditation room of about 323 sq ft.

Outdoors, the commitments include the 1,290 sq m pool with a health cafe, a basketball court, a badminton court, a mini football court, a pickleball court, a box cricket practice net, a jogging track, an open-air theater with tensile canopies, a reflexology path, a community lawn, an open gym, a pet park, and a kids' play area with itemized equipment.

The services include filing for diesel generators of 750 and 600 kVA, transformers of 1,200 and 1,000 kVA, water supplied externally by GNIDA into underground storage and pumped to overhead tanks, and treated water from the STP recycled back into the site. Lifts run at 2 meters per second. Each block gets 15 visitor parking spaces and two accessible spaces, and one point worth checking on your own allotment: the parking schedule includes back to back tandem bays of 22.5 and 27.5 sq m alongside standard 13.75 sq m bays, so confirm which type your slot is.

SKA Estate Location: Why Sector Eta II, Greater Noida

Sector Eta II sits in established Greater Noida rather than on its edges, within the grid of sectors around Pari Chowk that were built out first and now have working roads, schools, markets, and hospitals rather than promised ones. Maturity is the argument for the address: a buyer moving in is not waiting for the neighborhood to arrive.

The wider pull is the airport. Noida International Airport at Jewar now runs commercial flights, and Greater Noida sits between the Yamuna Expressway and the Noida-Greater Noida Expressway that feed it, which is what has changed the investment case for this whole district over the past two years.

On price, SKA Estate asks Rs 10,000 per sq ft and has held that since launch, with no increase recorded through to mid-2026. For a same-developer comparison, SKA Destiny One in Sector Zeta I was trading at about Rs 10,200 per sq ft in the second quarter of 2026. So this is priced in line with the developer's own nearby stock rather than at a premium to it, which is a different proposition from most launches on this corridor. What you are buying is a high-density, high-amenity product at a mid-market price, in a sector that already works.

SKA Estate Specifications at a Glance

• Developer: SKA Group, over 15 years, 8 completed landmarks and about 8 million sq ft developed, ongoing and planned
• Promoter on the filing: Prasu Home LLP, LLPIN ACJ-5815, registered at The Corenthum Building, Sector 62, Noida 201309
• Address: Plot No. GH-01A, Sector Eta II, Greater Noida, Tehsil Dadri, Gautam Buddha Nagar
• RERA ID: UPRERAPRJ768147/03/2025, Greater Noida Authority sanction. Building plan sanctioned 23 January 2025 under letter SM-26-NOV-2024:2319
• Land: 28,551 sq m, 7.06 acres, entire plot registered as one project. Held on a 90-year leasehold, sub-lease deed executed by GNIDA on 19 October 2024
• Towers and homes: 5 residential towers of 33 floors over stilt and two basements, 1,059 homes, plus SKA Arcadia with 51 retail units
• Aster, Orchid and Zinnia: 264 to 267 homes each, eight homes per floor, six lifts per tower
• Iris and Magnolia: 132 homes each, four homes per floor, four lifts per tower. These towers hold the 4 BHKs
• Density: 150 homes per acre
• Type S1, 3 BHK: 1,450 sq ft saleable, 797 sq ft carpet, 295 sq ft balcony, 55.0 percent efficiency, 1 parking
• Type S2, 3 BHK: 1,630 sq ft saleable, 941 sq ft carpet, 282 sq ft balcony, 57.7 percent efficiency, 1 parking
• Type S3, 3 BHK: 1,856 sq ft saleable, 1,002 sq ft carpet, 410 sq ft balcony, 54.0 percent efficiency, 1 parking
• Type S4, 4 BHK: 2,125 sq ft saleable, 1,212 sq ft carpet, 354 sq ft balcony, 57.0 percent efficiency, 2 parking
• Every home: three toilets and three balconies
• Area disclosure: SKA publishes carpet, balcony, external wall and column, total and common area for each type. Common area loading works out to between 19 and 21 percent of saleable area
• Carpet plus balcony: about 80 percent of saleable area across all four types
• Green rating: 4-star GRIHA, India's national rating system developed by TERI
• Construction: aluminum formwork with heat-reducing glass, energy-efficient fixtures and pumps
• Club: reception lobby, AV room, community hall with pre-function area and party lawn, gym with cardio, weights and pilates areas; yoga and aerobics area; teenager room with virtual golf and gaming; toddler zone; business center; spa with massage, steam and sauna; virtual game room; indoor golf; card and senior citizen room; co-working zone; creche; basement squash court; rooftop cinema with barbecue station; terrace skating rink; indoor all-weather pool; and a meditation room of about 323 sq ft
• Outdoor: 1,290 sq m swimming pool with infinity edge, kids' pool, outdoor jacuzzi, health cafe, in-pool loungers and pool deck, plus basketball, badminton, mini football, pickleball, box cricket, jogging track, open air theatre, reflexology path, community lawn, open gym, pet park and kids' play area
• Landscaping: 12,734 sq m including the stilt level, about 45 percent of the site
• Services: 755 KLD sewage treatment plant and organic waste compost plant in the basement, 30 kW solar power system, diesel generators of 750 and 600 kVA, transformers of 1,200 and 1,000 kVA, water supplied by GNIDA to underground storage and pumped to overhead tanks, lifts at 2 metres per second
• Parking: standard bays of 13.75 sq m with back to back tandem bays of 22.5 and 27.5 sq m. 15 visitor spaces and two accessible spaces per block
• Architect: Kailash Aggarwal, CA/1986/10069. Structure: R D Consultants, Mumbai. Contractor: Radha Buildtech India Private Limited, Greater Noida
• Escrow: ICICI Bank, Alpha Sector branch, Greater Noida, IFSC ICIC0000254. Collection 025405007659, separate 025405007661, transaction 025405007660
• Project cost: Rs 1,040.53 crore
• Price: Rs 10,000 per sq ft, unchanged since launch. About Rs 17,320 to Rs 18,520 per sq ft of carpet depending on the unit
• Entry: about Rs 1.45 crore for the 1,450 sq ft 3 BHK. Top: about Rs 2.13 crore for the 2,125 sq ft 4 BHK
• Completion: 23 January 2030, a 57-month build