Max Estate 105 Phase 2 vs M3M Sector 108 in Noida: large homes of 8,000 to 15,000 sq ft, Phase 1 prices from about ₹27,500 psf, M3M expected at ₹45,000–50,000, RERA status and possession compared.
Written by
Himanshu Bamola
Founder & Principal Analyst, SuperLuxeRE · 16+ years in ultra-luxury real estate strategy
Himanshu advises HNIs, NRIs, and family offices on India's most complex luxury real estate decisions — from Golf Course Road to Worli. His market analysis is trusted by buyers across Singapore, Dubai, London, and the US.
Two Developers, One Corridor, Homes Up to 15,000 Sq Ft
Max Estate 105 Phase 2 and M3M Sector 108 are the two launches set to reset ultra-luxury in Noida, with simplexes of 8,000 to 10,000 sq ft and duplexes of about 15,000 sq ft. Max proved Phase 1 with about 200 of 252 homes sold. M3M has a ₹1,850 crore plot waiting to launch. Here is how they compare on size, price and risk.
Max Estate 105 has sold about 200 of 252 Phase 1 homes and is adding large homes in Phase 2. M3M Sector 108 is a ₹1,850 crore plot yet to launch. Both target buyers who want 8,000–15,000 sq ft in Noida, and both will set the benchmark for Noida Expressway luxury.
Home Size: 8,000–10,000 Sq Ft Simplexes and 15,000 Sq Ft Duplexes
Max Estate 105 Phase 2 and M3M Sector 108 both aim at 8,000 to about 15,000 sq ft, sizes Noida has not seen at this scale.
Max Estate 105 sits on a 10.6-acre site. Phase 1 uses 5.7 acres, and Phase 2 builds two towers on the rest.
| Measure | Max Estate 105 Phase 2 | M3M Sector 108 |
|---|---|---|
| Homes | Simplexes of 8,000–10,000 sq ft, duplexes of about 15,000 sq ft | 7,500, 10,000 and 15,000 sq ft (indicative) |
| Land | Two towers on the rest of a 10.6-acre site | 12.5-acre plot won for about ₹1,850 crore |
| Price | Phase 2 list not released. Phase 1: 4BHK of 3,754 sq ft at ₹10.32 Cr, about ₹27,500 psf | About ₹45,000–50,000 psf expected |
| RERA | Phase 1: UPRERAPRJ529777/03/2026. Phase 2: to be confirmed | Not registered |
| Possession | Phase 1: January 2031. Phase 2: not announced | Not announced |
| Clubhouse | 72,000 sq ft of amenities | 1,00,000 sq ft (planned) |
Phase 1 figures are from the project page. Phase 2 and M3M Sector 108 figures are indicative and may change at launch.
Which Noida big-home project fits you?
Tell us your size and budget. We compare Max Estate 105 Phase 2, M3M Sector 108 and Max One for you.
COMPARE NOIDA BIG HOMES →Price: About ₹27,500 Psf at Phase 1, ₹45,000–50,000 Psf Expected at M3M
M3M's expected entry is roughly 1.7 times Max Estate 105 Phase 1's rate, and Phase 2 pricing will show how far Max follows.
Phase 1 buyers paid a registered-project price. M3M's buyers will carry a land cost of about ₹147 crore per acre.
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Max Estate 105 Phase 1
A 4BHK of 3,754 sq ft is ₹10.32 Cr. About 200 of 252 homes are sold, per SuperluxeRE market data. The Phase 2 price list is not yet released.
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M3M Sector 108
7,500 sq ft is about ₹33.75 Cr and 15,000 sq ft about ₹67.50 Cr, indicative at ₹45,000 psf. The expected range is ₹45,000–50,000 psf.
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Land cost
M3M won the 12.5-acre Sector 108 plot for about ₹1,850 crore in September 2026, beating DLF, against a ₹835 crore reserve.
Brand and Delivery: Wellbeing Philosophy Against a Price Pace-Setter
Max brings delivered offices and a wellbeing philosophy, and M3M brings a record of moving Noida's price bar.
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Max Estates
Work well, live well, play well. Delivered offices such as Max Towers (Sector 16B) and Max Square (Sector 129) are, per SuperluxeRE, among the highest-rental offices in Noida. Max Estates 128 moved from a ₹17,600 psf launch to about ₹27,000 psf resale.
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M3M
Launched The Cullinan in Sector 94 at about ₹16,500 psf, when the market was near ₹10,000, per SuperluxeRE market data. Now sells branded homes at M3M Jacob & Co in Sector 97.
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Both
Both developers sell homes of around 10,000 sq ft already: Max One in Sector 16B is about ₹40 Cr, and M3M is planning the same format at Sector 108.
In Noida big-home buying, price is what you pay and registration is what protects you. Decide which one you are buying first.
— Superluxere Analysis · October 2026
Risk: A Phase 1 Track Record Against Two Unlaunched Projects
Phase 1 is registered, but Max Estate 105 Phase 2 and M3M Sector 108 both carry launch, registration and pricing risk.
Which Buyer Suits Which Project
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End user, ready to commit
Max Estate 105 Phase 1 today, because it is registered and has a possession date. Phase 2 once it is registered.
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Buyer who wants the largest format
M3M Sector 108, if you can wait for registration and accept a higher entry price.
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Investor
Max Estate 105 for an earlier entry, and the Phase 2 and M3M launches only after RERA and a published price list.
Want an alert when Phase 2 or Sector 108 launches?
We send the price list and RERA number the day they are published.
GET THE LAUNCH ALERT →Explore: our Max Estates NCR portfolio of Noida and Gurgaon projects and the Noida Expressway luxury hub at Superluxere.
How to verify these numbers yourself
Search each RERA number on the UP RERA portal and compare the possession date, unit count and area with this page.
Prices are developer or SuperluxeRE market figures as of 29 October 2026.
Frequently Asked Questions
Quick answers on size, price and RERA.
Which has bigger homes, Max Estate 105 Phase 2 or M3M Sector 108?
Both target 8,000 to about 15,000 sq ft. Max Estate 105 Phase 2 plans simplexes of 8,000–10,000 sq ft and duplexes of about 15,000 sq ft, and M3M Sector 108 is indicated at 7,500, 10,000 and 15,000 sq ft.
What is the difference between Max Estate 105 Phase 1 and Phase 2?
Phase 1 is two towers of 252 homes on 5.7 acres, from a 4BHK of 3,754 sq ft to a 9,821 sq ft sky villa. Phase 2 is two more towers on the rest of the 10.6-acre site, with larger homes.
Is Max Estate 105 RERA registered?
Phase 1 is registered as UPRERAPRJ529777/03/2026, with possession in January 2031. Confirm Phase 2's registration on the UP RERA portal before paying beyond a refundable EOI.
Is M3M Sector 108 RERA registered?
No. It is pre-RERA and has not launched. Launch is expected in early 2027, with the brand to be announced. Do not pay beyond a fully refundable EOI until a RERA number is issued.
What price per sq ft is expected?
M3M Sector 108 is expected at about ₹45,000–50,000 psf. Max Estate 105 Phase 1's 4BHK of 3,754 sq ft is ₹10.32 Cr, about ₹27,500 psf, and the Phase 2 price list is not yet released.
How much of Max Estate 105 Phase 1 is sold?
About 200 of the 252 homes, per SuperluxeRE market data. Max Estates has not published a unit-wise sales figure.
Disclaimer: Informational only and not investment, legal or tax advice. Prices, sizes and unit counts are developer, project-page or SuperluxeRE market figures as of 29 October 2026 and change without notice. Check each RERA number before you pay.
Sources: Max Estate 105 · M3M Sector 108 · Max One · M3M Jacob & Co · Business Today on the Sector 108 auction · Kreeva Swaranaya NFC.
Looking beyond Noida? See Kreeva Swaranaya NFC by Kreeva (RERA: DLRERA2026P0007), where a 4.5BHK of 4,500 sq ft is ₹18.90 Cr at about ₹42,000 psf, with 22-ft double-height ceilings and possession in 2031.
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