The real estate landscape of Noida and Greater Noida has undergone an unprecedented metamorphosis over the last decade. Once viewed merely as an industrial extension, today it stands as the most dynamic and investable region within the entire National Capital Region (NCR).
At the heart of this transformation lies a “Trifecta of Growth”:
The Noida International Airport (Jewar): A global gateway.
The Film City: A cultural and media hub.
Yamuna Expressway Development: The lifeline of rapid connectivity.
The Investor’s Dilemma & The Pranshi Infra Solution
However, in this whirlwind of development, the biggest challenge for any investor is selecting a project that is not just promising, but legitimate, safe, and secure. This is where RERA (Real Estate Regulatory Authority) becomes non-negotiable, ensuring transparency and accountability.
At Pranshi Infra, we believe that investment is not just about bricks and mortar; it is about securing future potential within a legal safety net. We have conducted a deep market analysis to filter out noise and focus on ROI (Return on Investment) and Capital Safety.
This comprehensive report introduces you to the Top 10 RERA-Approved projects defining the market right now—analyzing giants like Uniwest, Gygy, Ace, M3M, and Godrej based on their delivery track record and future appreciation potential. Whether you seek high-street retail, luxury villa plots, or secure studio apartments, this guide acts as your strategic roadmap.
Uniwest Aero Hub: The Gateway to the Future
(Sector 22D, Yamuna Expressway)
RERA Registration No: UPRERAPRJ621735/05/2025
Asset Class: Mixed-Use Commercial (Retail, Food Court, Studio Apartments)
Target Possession: May 2025
1.1 Strategic Location & The ‘Airport Effect’
Sector 22D on the Yamuna Expressway is currently regarded as the region’s primary investment hotspot, and Uniwest Aero Hub stands as its crown jewel.
According to Pranshi Infra’s market analysis, the success of commercial real estate hinges on visibility and access. Uniwest Aero Hub holds a unique advantage: it is situated on the specific “Loop” of the expressway that controls traffic flow. This ensures that virtually every passenger heading towards the Noida International Airport (just 10 minutes away) falls within this project’s visual catchment area.
Adopting the global concept of an “Aerotropolis,” this development is designed not just for local residents but as a transit hub for international travelers, airline crew, and logistics professionals.
1.2 Product Mix & Architectural Excellence
The Uniwest Group has moved beyond the traditional shopping complex model to create a futuristic lifestyle destination inspired by airport architecture.
High-Street Retail: These “Smart Shops” are Wi-Fi enabled with high-visibility glass façades, designed to attract premium retail brands. The Ground and Lower Ground floors are strategically laid out to maximize footfall.
Studio Apartments (The Star Investment): This is the high-ROI component. Available in sizes ranging from 525 to 750 sq. ft., these fully furnished units come with attached baths and pantries.
Pranshi Infra Insight: Once the airport becomes operational, we project a massive surge in rental demand for these units from business travelers and airport staff who prefer private studios over hotels.
Food Court: A vibrant zone designed to serve not just office goers but also the thousands of families residing in nearby residential pockets like Ace Terra and Purvanchal.
1.3 Investment Security & Timeline
For investors, the biggest risk is construction delay. Uniwest Aero Hub mitigates this significantly. With a RERA possession date of May 2025, the project is in advanced stages. This indicates that your capital won’t be locked for years; the asset will be ready to generate returns very soon. Pranshi Infra views this as one of the safest bets for investors looking to enter the Yamuna Expressway growth story with a trusted developer.
| Feature | Details |
| Location | Sector 22D, Yamuna Expressway |
| Type | Commercial (Retail, Food Court, Studios) |
| Starting Price | ₹28.50 Lakh (Approx.) |
| RERA Status | Approved (UPRERAPRJ621735) |
| Possession | May 2025 (Targeted) |
Gygy Fiveo (Phiveo): Luxury Redefined in the Heart of Noida (Sector 50, Noida)
RERA Registration No: UPRERAPRJ662072/10/2024
Asset Class: Boutique Retail, Fine Dining, Nightlife
Target Completion: August 2029
2.1 The Premium Appeal of Sector 50
While the Yamuna Expressway represents the future market, Sector 50 is Noida’s established, elite, and premium residential core. The arrival of Gygy Fiveo (stylized as Phiveo) here is a significant market event.
Pranshi Infra’s Market Insight: Sector 50 and its neighboring areas (Sector 51, 41, 39) are home to residents with exceptionally High Disposable Income. However, the area has historically suffered from a severe lack of modern, high-end retail and entertainment centers. Gygy Fiveo is strategically positioned to fill this vacuum, ensuring a captive and wealthy customer base.
2.2 Boutique Retail & Experiential Shopping
Developed by Gygy Developers Pvt Ltd, this project moves beyond the traditional “crowded mall” concept. It is designed as a “Boutique High-Street” destination that seamlessly blends luxury, gastronomy, and shopping.
Luxury Retail: The spaces are tailored for premium brands and designer boutiques, targeting customers who prefer an exclusive, curated shopping experience over mass-market malls.
Fine Dining & Nightlife: A significant portion of the project is dedicated to gourmet dining, premium cafes, and lounge bars. With plans for rooftop restaurants and “Lounge Bars,” it is set to become the nightlife hub of Sector 50.
Modern Amenities: Features include a state-of-the-art fitness center, renewable solar power systems, and—crucially for central Noida—ample parking space.
2.3 Pricing & Investment Analysis
Gygy Fiveo is a premium product with pricing to match. Ground floor rates can reach up to ₹45,000 per sq. ft., making it one of the most expensive commercial spaces in Noida.
Investment Entry: Starts at approx. ₹36 Lakhs (for smaller units or upper floors) and can go up to ₹5 Crores+.
Pranshi Infra Verdict: Ideally suited for investors seeking Long-Term Capital Appreciation and secure Rental Yields. Since there is virtually no new land available in Sector 50 for future supply, the scarcity value of this asset will drive price growth.
| Feature | Details |
| Location | Sector 50, Noida (Central Hub) |
| Type | High-Street Retail & Dining |
| Price Range | ₹36 Lakhs – ₹5 Crores+ |
| RERA Status | Approved (UPRERAPRJ662072) |
| Investment Profile | High Rental Yield / Premium Asset |
Ace Acreville: Your Land, Your Sky (Sector 22A, Yamuna Expressway)
RERA Registration No: UPRERAPRJ248777/03/2025
Asset Class: Ultra-Premium Residential Plots
Target Possession: March 2026
3.1 The Renaissance of Plotted Development
Amidst the sea of high-rise apartments in Noida and Greater Noida, Ace Acreville arrives as a breath of fresh air. Developed by the renowned Ace Group—known for quality and timely delivery—this is a 100-acre ultra-premium township in Sector 22A. It caters to those who wish to break free from the constraints of apartment living and build a villa on their own terms.
3.2 Strategic Location: The ‘Sports City’ Advantage
The location of Ace Acreville is not just “good”; it is iconic.
Neighbor to Speed: It sits directly on the Yamuna Expressway, right next to the F1 Buddh International Circuit and the proposed ICC Cricket Stadium.
Future Ready: Being part of the “Sports City” zone, it offers a distinct open vibe. Furthermore, its proximity to the upcoming Jewar Airport and Film City positions it as a high-value asset for future appreciation.
3.3 Lifestyle & Infrastructure
Pranshi Infra highlights that Ace Acreville is not just a piece of land; it is a fully developed ecosystem. Unlike typical plot schemes that lack basic utilities, this project offers:
Plot Sizes: Exclusive options of 200, 300, and 500 Square Yards.
Ready Infrastructure: Underground electricity cabling, water supply, and sewage systems are pre-planned, ensuring a clutter-free skyline.
Luxury Amenities: A grand clubhouse, swimming pool, and lush parks ensure residents enjoy the security and facilities of a gated community while owning the land.
3.4 Investment Analysis: The ‘Land’ Factor
With a Possession Date of March 2026, the delivery timeline is aggressive and positive.
Pricing: Investment starts from ₹3.20 Crores and goes up to ₹8 Crores.
Pranshi Infra Verdict: While the ticket size is premium, RERA-approved, freehold, and fully developed plots on the Yamuna Expressway are becoming extinct. We consider this a “Blue Chip” asset for High Net-Worth Individuals (HNIs). Historically, land in developing corridors appreciates faster than built-up apartments
| Feature | Details |
| Location | Sector 22A, Yamuna Expressway (Next to F1 Track) |
| Type | Residential Plots (Township) |
| Sizes | 200, 300, 500 Sq. Yards |
| Starting Price | ₹3.20 Crores (Approx.) |
| RERA Status | Approved (UPRERAPRJ248777) |
M3M The Cullinan: Ultra-Luxury Arrives in Noida (Sector 94, Noida)
RERA Registration No: UPRERAPRJ442214
Asset Class: Mixed-Use (Uber-Luxury Residences & Commercial Avenue)
Target Completion: April 2028
4.1 Redefining Opulence at 0 KM from Delhi
After dominating the Gurugram skyline, the M3M Group has made a grand entrance into Noida with The Cullinan. Its location is its biggest flex: situated in Sector 94, right at the border of South Delhi and Noida.
Connectivity: Being “0 KM from Delhi” means residents enjoy the capital’s proximity without the congestion.
Views: Located near the Okhla Bird Sanctuary metro station, the project offers panoramic views of the Yamuna River and green wetlands, a rare luxury in urban NCR.
4.2 The ‘Villas in the Sky’ Concept
Pranshi Infra identifies this project as a true “End-User” paradise for those who refuse to compromise.
Residences: The project offers massive 3, 4, and 5 BHK apartments ranging from 3,200 sq. ft. to over 6,200 sq. ft.. These aren’t just apartments; they are marketed as “Villas in the Sky” due to their sheer volume and openness.
5-Star Living: Amenities include a podium-level swimming pool, private lift lobbies for exclusivity, and a clubhouse that rivals luxury hotels.
Integrated Lifestyle: The residential towers sit above ‘M3M The Cullinan Avenue’, a premium commercial zone. Residents can access world-class shopping and dining without ever stepping out of their compound.
4.3 Pricing & Market Position
M3M has reset the price ceiling for Noida real estate.
The Price Tag: Residences start at approximately ₹6.87 Crores and go up to ₹13 Crores+.
Valuation: With rates hovering between ₹22,000 – ₹25,000 per sq. ft., this is one of the most expensive investments in the city’s history.
Pranshi Infra Verdict: This is not a speculative flip. This is a legacy asset. It is ideal for HNIs migrating from South Delhi who want superior amenities and newer construction while staying connected to the capital
| Feature | Details |
| Location | Sector 94, Noida (Noida-Delhi Border) |
| Type | Ultra-Luxury Residential |
| Configuration | 3, 4, 5 BHK (3200+ sq. ft.) |
| Price Range | ₹6.87 Cr – ₹13 Cr+ |
| RERA Status | Approved (UPRERAPRJ442214) |
| USP | 0 KM from Delhi, River Views |
Ace YXP: The Center of Lifestyle & Entertainment (Sector 22D, Yamuna Expressway)
RERA Registration No: UPRERAPRJ397607
Asset Class: Mixed-Use Lifestyle (Multiplex, Gaming, High-Street Retail, Studios)
Target Possession: March 2027
5.1 Where Art Deco Meets Modernity
The Yamuna Expressway is not just witnessing a boom in housing and offices; it requires a soul. Ace YXP answers this need as a pioneering entertainment destination. Located in the rapidly developing Sector 22D, this project stands out for its unique architectural theme inspired by “Art Deco.”
Visual Appeal: With intricate floral arrangements, bridges, and layered plantations, it is designed to be an “Instagrammable” destination, ensuring high organic visibility on social media.
5.2 A Complete Entertainment Ecosystem
Pranshi Infra emphasizes that Ace YXP is not merely a collection of shops; it is an experience center.
The Anchor: It features a premium Multiplex and a Next-Gen Gaming Zone. These are critical “anchor tenants” that guarantee footfall even on weekdays.
Open-Air Dining: The design prioritizes open-air restaurants and a vibrant food court, positioning it as the go-to evening hangout spot for the entire region.
Balanced Inventory: The project smartly mixes commercial retail with Studio Apartments, offering a dual-asset benefit.
5.3 Investment Metrics & Affordability
For investors priced out of the ultra-luxury segment, Ace YXP offers a sweet spot.
Pricing: With a ticket size starting at approximately ₹86 Lakhs, it is highly accessible for mid-budget investors.
Payment Flexibility: The project offers attractive construction-linked payment plans (such as 50:25:25), allowing investors to manage cash flow effectively.
Pranshi Infra Verdict: As residential occupancy in nearby sectors (like Ace Terra and others) increases, the demand for leisure destinations will skyrocket. Being the primary entertainment hub, Ace YXP is poised to command premium rental rates.
| Feature | Details |
| Location | Sector 22D, Yamuna Expressway |
| Type | Lifestyle Center (Cinema, Gaming, Retail) |
| Starting Price | ₹86 Lakhs (Approx.) |
| RERA Status | Approved (UPRERAPRJ397607) |
| Possession | March 2027 |
| Key Driver | First Multiplex/Gaming Hub in the area |
One FNG: Setting a New Standard for IT Infrastructure (Sector 142, Noida)
RERA Registration No: UPRERAPRJ279516
Asset Class: Grade-A IT Office Spaces & High-Street Retail
Target Completion: August 2028
6.1 The Emergence of a Corporate Hub
Sector 142 is rapidly evolving into a major IT nerve center. Its strategic location is its strongest asset: it sits at the critical intersection of the Noida-Greater Noida Expressway and the FNG (Faridabad-Noida-Ghaziabad) Corridor. Pranshi Infra’s Analysis: Accessibility is the primary driver for office occupancy. With direct metro access and connectivity to three major cities (via FNG), One FNG by Group 108 is positioned to attract top-tier talent from across the NCR, making it a preferred choice for MNCs.
6.2 Scale, Sustainability, and Design
Spanning approximately 15 acres, this project is designed to be a landmark.
Vertical Grandeur: The project features two main towers, with Tower A rising to G+37 and Tower B to G+15.
Green Certification: In an era where corporations prioritize ESG (Environmental, Social, and Governance) goals, One FNG is IGBC Platinum Pre-certified. This certification ensures lower operational costs and higher demand from global tenants.
Inventory Mix: It offers massive floor plates for large corporates and “Lockable Offices” (1,000–1,500 sq. ft.) for SMEs and individual investors. This “lockable” feature is crucial—it gives you actual ownership of physical space, not just virtual space.
6.3 Investment Metrics: The Yield Play
While residential real estate relies on price hikes, commercial real estate relies on Rental Yield.
Pricing: Office spaces start at approximately ₹12,000 per sq. ft..
Investment Ticket: The entry point ranges from ₹1.2 Cr to ₹4 Cr, depending on the size and floor.
Pranshi Infra Verdict: We highly recommend One FNG for investors seeking Passive Income. Grade-A office spaces in prime locations typically generate rental yields of 7-9%, significantly higher than the 2-3% yield from residential apartments. This is a “Safety First” asset for your portfolio
| Feature | Details |
| Location | Sector 142, Noida (Expressway & FNG Intersection) |
| Type | IT/ITeS Office & Retail |
| Starting Price | ₹12,000/sq. ft. (Approx.) |
| RERA Status | Approved (UPRERAPRJ279516) |
| Sustainability | IGBC Platinum Pre-Certified |
| Investment Goal | High Monthly Rental Income |
Biigtech: The Education & IT Anchor (Knowledge Park III, Greater Noida)
RERA Registration No: UPRERAPRJ656513/08/2025
Asset Class: Studio Apartments & Retail Shops
Target Market: Student Housing & IT Professionals
7.1 The Knowledge Park Dynamic
Greater Noida’s Knowledge Park III is one of India’s largest educational clusters, hosting dozens of universities, colleges, and technical institutes. Biigtech (developed by Prasandi Infotech Park Pvt Ltd) is strategically positioned to serve this massive ecosystem.
Pranshi Infra’s Market Insight: In areas densely populated by students, housing is a perpetual need. Traditional hostels often lack freedom and amenities. Biigtech fills this gap by offering modern, independent living spaces that appeal to the “Gen Z” demographic—students and young IT professionals who value privacy and lifestyle.
7.2 Product Mix: Beyond Just a Room
The project focuses primarily on Studio Apartments and commercial retail.
Lifestyle-Centric: It isn’t just a dormitory; it features a gaming zone, a modern food court, and upgraded infrastructure.
The Upgrade Factor: It targets students and faculty members looking to upgrade from basic hostel accommodations to fully facilitated studios.
7.3 Investment Metrics: The ‘Safe Entry’ Point
This project represents the most accessible entry point into the real estate market.
Affordability: With a relatively small ticket size, investment starts from approximately ₹25 Lakhs and goes up to ₹80 Lakhs.
Steady Returns: Pranshi Infra classifies this as a classic “Passive Income” asset. Due to the constant influx of new students every academic year, the occupancy rate in Knowledge Park remains high year-round.
Security: With RERA approval (UPRERAPRJ656513), it offers a secure path for first-time investors with limited capital
| Feature | Details |
| Location | Knowledge Park III, Greater Noida |
| Type | Student Housing / Studios / Retail |
| Price Range | ₹25 Lakhs – ₹80 Lakhs |
| RERA Status | Approved (UPRERAPRJ656513 |
| Primary Driver | University Student Demand |
Godrej Riverine: A Legacy of Trust (Sector 44, Noida)
RERA Registration No: UPRERAPRJ763929/11/2024
Asset Class: Luxury Residential (Resort-Themed)
Target Completion: January 2030
8.1 The Convergence of Brand and Location
In the Indian real estate market, Godrej Properties is synonymous with trust. Their latest offering, Godrej Riverine, is located in Sector 44, one of Noida’s most posh and fully developed sectors.
Connectivity: The location is unmatched. It is situated near the Botanical Garden Metro Station (Noida’s largest interchange) and the iconic Great India Place Mall, ensuring that every urban convenience is just minutes away.
8.2 Resort-Style Living in the City Center
Godrej has designed this project as an “Urban Oasis”.
The Theme: The project features a unique “Tropical Island” and forest-themed landscaping, allowing residents to experience nature without leaving the city center.
Configurations: It offers spacious 3 and 4 BHK luxury apartments, ranging from 2,600 sq. ft. to 4,200 sq. ft..
8.3 Pricing & Investment Rationale
This is a premium product for those who prioritize safety and quality.
The Price Point: Prices range from ₹6.40 Crores to ₹11 Crores.
Pranshi Infra Analysis: With a target delivery of January 2030, this is a long-term play. However, Pranshi Infra emphasizes two critical factors that make this a “Must-Buy”:
Zero Construction Risk: The Godrej brand virtually eliminates the fear of stalled projects.
Scarcity Value: Sector 44 has almost no fresh land parcels left. Owning a new construction in this established sector is a rare opportunity that will command a massive premium in the resale market.
| Feature | Details |
| Location | Sector 44, Noida (Near Botanical Garden Metro) |
| Type | Luxury Resort-Themed Apartments |
| Sizes | 3 BHK & 4 BHK (2600 – 4200 sq. ft.) |
| Price Range | ₹6.40 Cr – ₹11 Cr |
| RERA Status | Approved (UPRERAPRJ763929) |
| Key USP | Godrej Brand + Forest Theme |
Eternia Residences (NBCC Aspire): The Safety Fortress (Tech Zone IV, Greater Noida West)
Legal Framework: NBCC & Supreme Court Monitoring (UPRERAAGT25307)
Asset Class: Premium Residential
Developer: NBCC (A Navratna PSU of the Govt. of India)
9.1 The Government Shield
In a market that has seen its share of volatility, Eternia Residences (part of the Dream Valley ecosystem) stands apart as the safest investment vehicle available today. Following the intervention in the Amrapali crisis, the Supreme Court of India entrusted NBCC, a Government of India “Navratna” enterprise, to complete these projects.
Pranshi Infra’s Security Analysis: This project operates under the direct supervision of the Supreme Court and the government. Unlike private developer projects where funds might be diverted, here, your capital is strictly monitored and goes directly into construction. It is, effectively, the “Fort Knox” of Noida real estate.
9.2 Quality & Value Proposition
Spread across 6 acres with G+30 storied towers, NBCC brings its trademark engineering excellence and earthquake-resistant structural standards to this project.
Configurations: The project offers spacious 3 BHK and 4 BHK apartments, ranging from 1,932 sq. ft. to 2,625 sq. ft..
Competitive Pricing: With prices starting at approximately ₹1.71 Crores, it remains aggressively priced compared to private launches in Noida Extension, offering immense value for the size provided.
9.3 Pranshi Infra Verdict
We recommend Eternia specifically for investors who are allergic to risk. If you want to avoid the uncertainty of private builders entirely, this is your haven. You are not just buying a home; you are buying the assurance of the Government of India.
| Feature | Details |
| Location | Tech Zone IV, Greater Noida West |
| Developer | NBCC (Govt. of India) |
| Oversight | Supreme Court of India |
| Sizes | 1932 – 2625 sq. ft. |
| Starting Price | ₹1.71 Cr (Approx.) |
| Key USP | Highest Safety Rating (Sovereign Backing) |
Uniwest Hub: The Smart & Affordable Entry (Sector 22D, Yamuna Expressway)
RERA Registration No: UPRERAPRJ872184/09/2024
Asset Class: Commercial Studios & Retail
Target Possession: June 2027
10.1 The Perfect Complement to ‘Aero Hub’
It is crucial to distinguish this from the previously mentioned “Uniwest Aero Hub.” While Aero Hub is the large-scale mixed-use anchor, Uniwest Hub is a distinct registered phase focusing on specific inventory—primarily efficient Studio Apartments and smaller retail units.
Pranshi Infra’s Strategic View: We view this project as the “Tactical Entry Point” for the Yamuna Expressway market. It shares the exact same location advantages—the expressway loop and airport connectivity—as its larger sibling, but offers a different inventory mix suited for agile investors.
10.2 The ‘Entry-Level’ Investment King
Not every investor has a budget of ₹1 Crore+. Uniwest Hub solves this problem.
Accessibility: It is specifically designed for small-ticket investors who may be priced out of larger developments like Ace YXP or Godrej.
Pricing Power: With studio apartments starting at approximately ₹28-30 Lakhs, this is arguably the most affordable RERA-approved entry into the airport region.
Timeline: With a possession target of June 2027, it offers investors a balanced timeframe to manage payments while waiting for the airport ecosystem to mature
| Feature | Details |
| Location | Sector 22D, Yamuna Expressway |
| Type | Budget Commercial / Studios |
| Starting Price | ₹28 – ₹30 Lakhs (Approx.) |
| RERA Status | Approved (UPRERAPRJ872184) |
| Ideal For | First-Time Investors / Budget Investors |
