L&T Green Reserve Sector 128 Noida

Saraansh Verdict: Treat this as the complete picture, a remake of my earlier L&T video with the pieces that weren't out then: prices, payment plan, EOI process and exit prospects. L&T Green Reserve sits right in the middle of the golf course inside Jaypee Wishtown, Sector 128 Noida, and projects in the centre of a golf course simply don't come along every day, so as an investor you'll be holding a genuinely exclusive property. On the towers: 6 acres, 4 towers, all 45 storeys. Tower 1 is the premium tower, two units per floor with six lifts and both east and west views, the 5 BHK Royal at 5,200 sq.ft and the 5 BHK Regalia at 5,700 sq.ft. Towers 2, 3 and 4 are triplets, four units per floor with seven lifts (I can't recall another society with seven), two 4 BHK Luxuriya units and two 3 BHK units per floor. Now the part that matters most, which unit to buy and which to avoid. In the 5 BHK, counter-intuitively the 5,200 sq.ft Royal is far superior to the 5,700 sq.ft Regalia. The bigger unit does give you a separate family lounge, an extra store and a corner, but it greets you and your guests with a toilet at the entrance, sits above the parking ramp with the narrowest park stretch and the entry-exit in front, and its balcony decks will likely face a future neighbouring society, while the 5,200 buyer enjoys coffee to a golf-course view. So take the 5,200, not the 5,700. In the 4 BHK there's just one size and one facing, Luxuriya, so it's simple; if I had to pick, the Tower 3 wing with the broadest park and pool view. Honestly, any 4 BHK here will sell like fire. In the 3 BHK, the smaller 2,850 sq.ft Majesta beats the 3,100 sq.ft Millenia on layout, a squarish living room and kitchen with no common toilet facing the kitchen. But there's a catch: Millenia faces the eastern golf course and keeps that view forever, whereas Majesta currently faces the western golf course, where high-rises will likely come up and turn it into a road-facing unit. So if the 2,850 fits your budget, buy the highest floor possible, and remember there's no floor PLC above the 30th. On money: base pricing is ₹21,716 to ₹22,691 per sq.ft, all-inclusive around ₹24,000, with club membership at ₹20 lakh and parking at ₹10 lakh per car on top. The exit policy is the standout, L&T guarantees exit unlock from the 13th month, by when your commitment is only about 30% (roughly ₹7,000 per sq.ft), which can attract serious investors. Will ₹24,000 become ₹40,000 by possession? I honestly don't know; projects like these don't have appreciation benchmarks. But remember, Camellias launched at ₹16 crore and we now say '₹16 crore only', and monied buyers who like a home just buy it. My final verdict: at about 100 units per acre the density is a touch high, 70 to 80 would have been nicer, but it's fine. End users will pick a unit to taste, but as an investor unit selection is everything here, in the 5 BHK take the 5,200 not the 5,700, in the 3 BHK take the 2,850 only above the 30th floor, and any 4 BHK will fly. A project in the centre of a golf course, built by L&T, is one I'd back, just make sure you choose the right unit.

• ✦Ultra-luxury by L&T Realty, in the middle of the golf course at Jaypee Wishtown, Sector 128 Noida
• ✦6 acres, 4 towers, all 45 storeys, 3, 4 and 5 BHK residences
• ✦Tower 1 premium: 5 BHK Royal (5,200 sq.ft) and Regalia (5,700 sq.ft), 2 units per floor, 6 lifts
• ✦Towers 2 to 4: 4 BHK Luxuriya and 3 BHK Majesta (2,850) and Millenia (3,100), 4 units per floor, 7 lifts
• ✦Constructed by L&T, with golf-course views
• ✦Base ₹21,716 to 22,691 per sq.ft; guaranteed investor exit unlock from the 13th month at about 30% payment
• ✦RERA UPRERAPRJ459796 and UPRERAPRJ794300, launched 24 September 2025

*Base ₹21,716 to 22,691/sq.ft; all-inclusive roughly ₹24,000/sq.ft. Floor PLC applies (lower floors cost more, top floors free): larger units 2nd to 20th ₹1,500, 20s ₹1,000, 30s ₹700, top 5 free; smaller 3 BHK 2nd to 20th ₹800, 20s ₹300, above 30th free. Club membership ₹20 lakh and car parking ₹10 lakh per car are extra. Payment across 11 installments (3 time-based, 8 construction-linked). Confirm the current cost sheet with the developer.