Max Estates 128 launched at ₹17,600 psf and resells at ₹27,000, up about 53%. M3M’s Cullinan reset Noida pricing from ₹10,000 to ₹16,500. Compare both track records and the ₹1,850 crore Sector 108 bet.
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.
Developer Track Record Is the Only Honest Forecast in Noida
Noida's luxury prices did not move by accident. Max Estates 128 launched at ₹17,600 psf and now resells at about ₹27,000 psf, while M3M's Cullinan reset the market from about ₹10,000 to ₹16,500 psf. This guide reads both track records, and the ₹1,850 crore Sector 108 land bet, before you choose a developer.
Two developers set Noida's luxury price bar: Max Estates with Max Estate 105 and Max One, and M3M with Jacob & Co and Sector 108. This guide checks what each has proven, before you pay for what they are promising.
Max Estates: Delivered Offices and a Sold-Out Estate
Max Estates has proven two things in Noida: it delivers offices, and its homes resell above launch price.
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Estate 128
Launched in June 2023 at ₹17,600 psf and now resells at about ₹27,000 psf. The structure is complete, and the apartments are ready for fit-out.
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Max Towers and Max Square
Delivered offices in Sector 16B and Sector 129 that, per SuperluxeRE, command among the highest rentals in Noida.
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Estate 105
Max Estate 105 in Sector 105 Phase 1 has about 200 of 252 homes sold. RERA: UPRERAPRJ529777/03/2026, possession January 2031. Phase 2 adds two towers with homes of 8,000–15,000 sq ft.
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Max One
Max One in Sector 16B sells about 10,000 sq ft homes at about ₹40 Cr, RERA: UPRERAPRJ9759, with buyers including industrialists.
Want the Max Estates Noida price sheet?
We share current resale and primary prices for Estate 128, Estate 105 and Max One.
GET MAX PRICES →M3M: The Cullinan Effect and a ₹1,850 Crore Land Bet
M3M launched The Cullinan at about ₹16,500 psf when Noida was near ₹10,000, and now backs the next cycle with Sector 108.
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The Cullinan, Sector 94
Launched at about ₹16,500 psf and now trades near ₹25,000 psf in resale, per SuperluxeRE market data.
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Jacob & Co, Sector 97
M3M Jacob & Co Residences is branded, with 258 homes and possession in July 2030. RERA: UPRERAPRJ690055/10/2025.
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Sector 108 land
M3M won the 12.5-acre plot for about ₹1,850 crore in September 2026, beating DLF, against a ₹835 crore reserve. It also won 6 acres in Sector 98 for ₹414 crore.
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Expected pricing
M3M Sector 108 is expected at about ₹45,000–50,000 psf, with homes of 7,500 to 15,000 sq ft. It is pre-RERA.
The Price Ladder: Launch Price Against Latest Rate
Every proven Noida luxury project has traded above its launch rate, but each rise came in a rising market.
| Project | Launch or entry | Latest |
|---|---|---|
| Max Estates 128 | ₹17,600 psf (June 2023) | About ₹27,000 psf resale |
| M3M The Cullinan | About ₹16,500 psf | About ₹25,000 psf resale |
| Max Estate 105 Phase 1 | About ₹25,000 psf | About ₹27,500 psf, 4BHK ₹10.32 Cr |
| Max One | About ₹40,000 psf | About ₹40 Cr for 10,000 sq ft |
| M3M Sector 108 | Not launched | ₹45,000–50,000 psf expected |
Launch prices are from developer or market data, and resale figures are asking rates from SuperluxeRE market data, not transactions.
How to Use Track Record When You Choose a Noida Project
Buy the stage, not the story: registered homes with a date, or a launch only after RERA and a written price list.
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Check delivery first
Look at the structure, the RERA date and the delivered assets behind the developer.
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Compare entry rates
Max Estate 105 at about ₹27,500 psf against M3M's expected ₹45,000–50,000 psf is a different risk and a different buyer.
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Plan the exit
Resale demand at Estates 128 and the Cullinan shows end users will pay, but it is not guaranteed for new launches.
Noida's luxury market has paid the buyers who joined early at registered stages. It has not guaranteed anyone who paid before RERA.
— Superluxere Analysis · October 2026
Want a developer track record check?
We check the delivery, RERA and pricing history of any Noida project before you pay.
GET A TRACK RECORD CHECK →Explore: Max Estates NCR portfolio of Noida and Gurgaon projects and Noida Expressway luxury projects, plus Trump Tower Noida in Sector 94 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.
Resale and launch prices are SuperluxeRE market figures as of 29 October 2026.
Frequently Asked Questions
Quick answers on track record, prices and RERA.
How much has Max Estates 128 appreciated?
Max Estates 128 launched in June 2023 at ₹17,600 psf. Resale is now about ₹27,000 psf, a rise of roughly 53%. The structure is complete, and end users are actively looking for resale deals.
Why is M3M credited with raising Noida luxury prices?
SuperluxeRE market data shows M3M launched The Cullinan in Sector 94 at about ₹16,500 psf when Noida was near ₹10,000. Resale there is about ₹25,000 psf. M3M then added branded homes at Jacob & Co in Sector 97.
What did M3M pay for the Sector 108 plot?
About ₹1,839–1,850 crore for 12.5 acres, roughly ₹147 crore per acre, in September 2026. DLF also bid, and the reserve was ₹835 crore. M3M also won a 6-acre Sector 98 parcel for ₹414 crore.
Is Max Estate 105 selling well?
About 200 of the 252 Phase 1 homes are sold, per SuperluxeRE market data. Phase 1 is RERA registered as UPRERAPRJ529777/03/2026, with possession in January 2031. Phase 2 adds two towers with larger homes.
Does past appreciation guarantee future returns?
No. Estates 128 and the Cullinan rose in a rising market, and resale prices are asking rates, not transactions. Check RERA status, possession dates and payment schedules for any new launch.
Which Noida project has the biggest homes?
M3M Sector 108 is indicated up to 15,000 sq ft and is pre-RERA. Max Estate 105 Phase 2 plans simplexes of 8,000–10,000 sq ft and duplexes of about 15,000 sq ft. Max One in Sector 16B has about 10,000 sq ft homes at about ₹40 Cr.
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 NFC luxury residences in South Delhi by Kreeva (RERA: DLRERA2026P0007), with a 3.5BHK of 3,700 sq ft at about ₹15.54 Cr (₹42,000 psf) and possession in 2031.
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