Godrej Arden

Registration UPRERAPRJ110163/08/2025, dated 13 August 2025. Developer: Godrej Properties Limited. Land: Plot No. 207, Sector Sigma III, Greater Noida, admeasuring 38,771 sq m (9.58 acres), held on GNIDA leasehold under a lease deed dated 6 December 2024 and registered 11 December 2024 as document no. 40432. Building plan no. 24531 sanctioned by GNIDA on 6 June 2025, valid to 5 June 2030. Proposed completion 15 May 2030, project duration 59 months, project cost about Rs 2,083 crore. Collection account 925020005344730 at Axis Bank, IFSC UTIB0002462 — pay only into that designated account. Verify all of it yourself at up-rera.in.

About 53 to 55%. Godrej has filed one floor plan on the RERA portal — a 4 BHK at 2,609 sq ft saleable against 1,426 sq ft RERA carpet, which is 55% efficiency. The 2 BHK and entry-level 3 BHK come out around 53%. Those figures are confirmed by the official unit-layout drawings, which print the RERA carpet area for every type. Put differently: at a BSP of Rs 13,550 per saleable sq ft you are paying roughly Rs 25,500 per sq ft of enclosed carpet. That is the only sound basis for comparing Arden against a competing project, and it is why you should never compare two projects on saleable area alone.

The basic sale price is Rs 13,550 per sq ft. On BSP alone that puts the 1,375 sq ft 2 BHK + Study at about Rs 1.86 Cr and the 2,900 sq ft 4 BHK + Servant at about Rs 3.93 Cr. BSP excludes PLC, lease rent, IFMS, parking, club charges and 5% GST — add those and the all-inclusive rate lands near Rs 14,700 per sq ft, which is roughly Rs 2.02 Cr and Rs 4.26 Cr for the same two units. Godrej was floating around Rs 17,500 per sq ft in its marketing, and our review called Rs 14,700 as the landing point before the rate card was published. Ask for a written breakup that separates each component.

Nine residential towers plus a commercial block, carrying 956 apartments and 16 commercial units on 9.58 acres. That is close to 100 units per acre, which is high — many premium Greater Noida launches sit at 50 to 70. Four homes to a floor keeps the per-floor experience comfortable, but the overall density is worth weighing against the open-space and amenity commitments.

Three of the four sides should. One side is green belt then road. Another is road, green belt, road. A third is park then authority plots. The fourth looks open today, but that parcel — roughly 8 acres — has been acquired by Eldeco and is already under work. Whether Arden keeps that outlook depends entirely on where Eldeco places its towers. If a specific unit is being sold to you on the strength of that view, price the risk in.

Roughly 90% of units get sun either in the morning or the evening. Some units let you sit in the balcony sun through most of the day. Two wings get very little sun at any point. Tower orientation alone will not tell you which is which — ask for the specific unit and check it on the site plan before you commit.

Towers 1, 2 and 3 stand together, 23 floors, three lifts, carrying 3 BHK of 1,850 sq ft and 2 BHK + Study of 1,375 sq ft, with six units a floor facing the authority sector and six facing the internal park. Tower 4 is 35 floors with four lifts — 3 BHK + Servant around 2,550 sq ft and 4 BHK + Servant of 2,900 sq ft, and the site sample flat is that 2,900. Towers 5, 6 and 7 are 24 floors, three lifts, 3 BHK + Servant of 2,450 park-facing and 3 BHK + Study of 2,150 road-facing. Towers 8 and 9 are 33 floors, four lifts, 4 BHK of 2,750 facing park and pool and 3 BHK + Servant of 2,450 facing road. Tower 4 and Tower 9 had not been released for sale when we filmed.

It depends on the size. If you want the 2 BHK + Study, nobody else in this market has planned one, so there is no comparison to make. For the 1,850 sq ft 3 BHK, put it next to Sobha Aurum, which still has 1,870 sq ft units and sits 2 km closer to Pari Chowk, though Arden has the better land parcel. From 2,150 sq ft upwards — any 3 BHK or 4 BHK here — we think Experion 151 is the stronger buy. It looks about Rs 2,500 per sq ft costlier on paper, but the Noida Expressway is a more premium address than Greater Noida, and Experion hands the flat over with Italian marble, air conditioning, kitchen and wardrobes already fitted, roughly Rs 2,000 per sq ft of work included.

The adjacent parcel of roughly 8 acres has been bought by Eldeco, work has begun, and the project was expected in the market within a month or so of our review at an anticipated Rs 13,000 per sq ft all-inclusive. Godrej is Godrej, but Eldeco should not be underestimated in this market and their stock usually moves quickly. If you are shopping this micro-market, it is worth seeing both before deciding.

3.6 out of 5 — decent for investment. Location 3.5, project planning 4.5, pricing and payment plan 3.5, competition 3. The planning is genuinely good: an excellent parcel, three sides that stay open, four units a floor, and a 2 BHK + Study that nobody else offers. The reservation is the brand context. Godrej Woods is reasonable on price, Golf Links average, Nest and Nurture look poor, Palm Retreat is behind its timeline, and investors in Tropical Isle and Jardinia are unhappy. We say this as people who grew up with the name and want the revival: either the prices come down or the delivery improves.