Max Estates’ Estate 128 is a high-end, low-density luxury residential project in Sector 128, Noida, designed around wellness, open space, and premium lifestyle. It offers large 4–5 BHK homes with wrap-around decks, excellent amenities, and a very thoughtful architectural design. For someone looking for a luxury “well-being” residence in Noida (with strong connectivity and high exclusivity), this is a very compelling proposition.

• Promoter: Max Estates 128 Pvt. Ltd.

• Registered with UP RERA: UPRERAPRJ446459

• Collection Account: ICICI Bank (Phase 1) and Standard Chartered (Phase 2)

Location

• Sector 128, Noida, along the Noida–Greater Noida Expressway.

• Good connectivity: close to key expressways, Metro (Okhla Bird Sanctuary / nearby), schools, hospitals, business hubs.

Land / Density

• Total land area: ~10 acres (≈ 40,468.6 sq m)

• Very low density: only ~27–28 units per acre per some sources; others say 20 units/acre.

• Total units: 268 across both phases (Phase I + Phase II) according to some sources.

Phases

• Phase I: First three towers (launched earlier)

• Phase II: Fourth tower launched later; registration UPRERAPRJ294911/12/2024.

• Combined sales value (pre-sales) for both phases: ~₹2,700 crore (as per Max Estates).

• For Phase II alone, Max Estates booked ~₹845 crore within a week of launch.

Configuration & Types of Residences

• Typologies: 4 BHK and 5 BHK luxury homes.

• Sizes:

  • 4 BHK: ~4,400 sq ft

  • 5 BHK: ~5,200 sq ft

• Units per floor: Very limited — just 2 units per core, to reduce crowding and increase privacy.

• Design: Large wrap-around decks focus on outdoor/private open space.

• Special features: Dedicated staff rooms, separate passenger & service access in some units.

Architecture & Design Philosophy

• Contemporary design with a “modern twist”: uses brick cladding, exposed concrete, and charcoal-grey tones.

• Low surface vehicular traffic: Vehicle drop-offs are designed to happen at a lower ground level, keeping the ground surfaces more pedestrian-friendly.

• Unobstructed views: From most (or all) units, residents can see central green spaces and even the Noida-Greater Noida Expressway.

Open Spaces & Landscaping

• Landscape area: Very large green area — ~7 acres of landscaped greens.

• The design of the landscape is symbolic: described as “a river of green.”

• Green master-plan includes:

  • Agrarian fields

  • Orchards

  • Terraced ghat

  • Banyan Court

  • Central plaza & cabanas

  • Amphitheater

Amenities

Estate 128 offers a rich set of well-being-focused amenities, including:

• The Hub (~46,000 sq ft): A clubhouse/community building with indoor + outdoor amenities.

• Swimming pool

• Paddle tennis court

• Spa

• All-day dining

• Multipurpose hall / community spaces

• Fitness amenities: gym, wellness zones

• Outdoor features: jogging paths, cycling tracks

• Terraced ghat seating

• Pet park

• Kids’ play area

• Lawn tennis court

• Amphitheater

• Practice cricket net (as mentioned in master plan)

• Dedicated landscape plazas & water canals

• Security / access design: intentional planning to keep vehicles off surface-level to improve walkability & safety.

Sustainability / Design Features

• Smart-home technology is mentioned in the project overview.

• Vehicular circulation is minimized on surface — helps in reducing pollution and making the environment healthier. Use of traditional and natural building materials (brick, concrete) which may help in thermal performance and aesthetic integration with nature.

Financials & Pricing

• According to one source, the 4 BHK unit size (~4,400 sq ft) is one of the main offerings.

• According to MaxEstatenoida site: 4 BHK (4400 sq ft) & 4.5 BHK (5200 sq ft) apartments are listed.

• Some listing says starting price: ~₹ 9.90 Crore to ~₹ 11.70 Crore (depending on configuration) for units in this project.

• Payment Plans: Construction-linked plan + special payment plans are available.

Sales & Market Performance

• The second phase (Estate 128 II) reached pre-sales bookings of ₹ 845 crore within a week of launch.

• According to Max Estates’ business update, combined pre-sales (Phase I + II) is ~₹ 2,700 crore.

• The Phase II price premium was “40%+” over Phase I, per Max Estates.

RERA & Regulatory

• RERA registration: UPRERAPRJ446459.

• Phase II: UPRERAPRJ294911/12/2024.

• Prospective buyers are advised to check the RERA site for full project documents / disclosures.

Key Advantages / Selling Points

1. Low-Density Living: With only ~268 units over 10 acres, it offers a spacious, less crowded lifestyle.

2. Wellness-Centric Design: The “LiveWell” philosophy is clearly visible — a lot of green open space, pedestrian focus, and health-oriented amenities.

3. Large Outdoor Living: Wrap-around decks provide extensive private outdoor space, which is rare in high-rise luxury projects.

4. Premium Amenities: High-quality clubhouse, sports courts, spa, landscaped gardens — almost everything for a luxury lifestyle.

5. Smart + Sustainable Design: Includes smart home features, minimized vehicular circulation, and thoughtful architecture.

6. Strong Sales Traction: Impressive pre-sales indicate strong market demand.

7. RERA Registered: Gives buyers more confidence in transparency & regulatory compliance.

8. Strategic Location: On Noida-Greater Noida Expressway, offering connectivity + proximity to schools, hospitals, expressways, metro.

Risks / Things to Consider

• High Price Point: This is a very premium project; only high-net-worth buyers may be interested.

• Possession Timeline: (Not clearly stated everywhere) – check RERA documents for delivery dates.

• Maintenance Costs: Given large decks, open areas, and luxury amenities, maintenance might be higher.

• Vehicular Access: While surface vehicular movement is minimized (a plus), drop-off is on a lower ground – understand how this works practically.

• Pre-sales Risk: Pre-booking numbers are high, but you should check how much has been collected, construction progress, etc.

Conclusion

Max Estates’ Estate 128 is a high-end, low-density luxury residential project in Sector 128, Noida, designed around wellness, open space, and premium lifestyle. It offers large 4–5 BHK homes with wrap-around decks, excellent amenities, and a very thoughtful architectural design. For someone looking for a luxury “well-being” residence in Noida (with strong connectivity and high exclusivity), this is a very compelling proposition.