NOIDA auction hands Max Estates a 5.5-acre mixed-use plot in Sector 132

On 6 November 2026, Max Estates Ltd said in a regulatory filing that it had received allotment of Plot No. COMM-01 in Sector 132, Noida. The roughly 5.5-acre site was allotted in an e-auction run by the New Okhla Industrial Development Authority (NOIDA) under its 2025-26 scheme, for a bid of about ₹272 crore. The company holds the plot along with minority consortium partners. Their names and individual shares have not been disclosed.

What the plot allows

Sector 132 sits between Sectors 128, 131 and 133, close to the Noida-Greater Noida Expressway. The plot carries a floor area ratio (FAR) of 2.0, meaning built area can be about twice the plot area. That gives roughly 5 lakh sq ft of development potential. Permitted use is mixed: residential, commercial, retail and amenities, subject to approvals. The company estimates the project's gross development value (GDV), the total projected sales value, at ₹1,500 crore to ₹2,000 crore. That figure excludes lease income from its commercial and retail spaces. It is a projection for the proposed development, not reported revenue or profit, and should not be read as the value of the land deal itself.

Payment terms follow the NOIDA scheme. About 40% of the bid, roughly ₹108.8 crore, is payable within 60 days of allotment. The balance is due in instalments over four years. The number, size and dates of those instalments have not been disclosed.

What the company says

Sahil Vachani, Vice Chairman and Managing Director of Max Estates, described the allotment as an addition to the company's Noida portfolio. His statement said the site sits "at the heart of our core operating cluster, minutes from Estate 128 and Estate 105". The company's release calls it a "Branch" parcel, a smaller site meant to keep launches and cash flow moving in the near term. This contrasts with large, multi-year land such as the roughly 85-acre Najafgarh parcel announced in August 2026. Management said the deal fits its aim of adding about 20 lakh sq ft of new launches each year.

On the pipeline, Mr Vachani's statement put the company's residential and mixed-use GDV at about ₹31,958 crore after this addition. The strategy section of the same release gives about ₹30,958 crore. The filings do not explain the difference. Max Estates has delivered commercial buildings in Noida, including Max Towers in Sector 16B. It has not yet delivered a residential project. Estate 128 in Sector 128 is its first residential launch, due for completion in May 2028.

The locality has road, rail and office links that buyers will recognise. The Sector 83 station on the Aqua Line is about 2 to 2.3 km away. Sector 137 and NSEZ stations are also nearby. Indira Gandhi International Airport is about 30 km away. Yamuna Expressway and DND Flyway are listed as nearby links. Offices of Adobe, Express Trade Towers, UTC Urbtech and Matrix Tower form part of the local business base. A planned extension of the Aqua Line from Sector 142 to Botanical Garden, serving the sector through Sector 108 station, has no official completion date yet.

What buyers should know, and what comes next

For now, there is nothing to book. No project name, launch date, unit configuration, price per sq ft or RERA registration has been announced for this plot. The company has not said when it will launch or how it will sell the homes. The GDV figure is a company estimate, not a sales plan.

• Completion of NOIDA's allotment process, which the project depends on.
• Statutory approvals and development regulations for the mixed-use project.
• The 40% payment within 60 days of allotment. Counted from the 6 November filing date, that falls in early January 2027.
• The first instalment schedule for the balance, and any launch plan, which the company has not yet disclosed.

Buyers in the Sector 128 to 133 belt should watch for a RERA filing and a launch announcement. Until then, the deal is a land acquisition, not a housing project.