Nimbus Arista Luxe Sector 168 Noida

Saraansh Verdict: In my "Top 3 self-use options on Noida Expressway" video, Nimbus Arista Luxe was the unexpected bumper entry, and it's a project I'd genuinely recommend for end-use. This is the revival of the old Sunworld Arista in Sector 168 (right opposite Advant), a 2-side-open corner plot of about 10 acres with 10 towers. Sunworld had sold and delivered 6 of them (Towers 1, 2, 3, 4, 6 and 10) before vanishing from the market, leaving residents living without a park, club or registry. Nimbus Realty has now taken it over and is developing the remaining land (Towers 5, 7, 8, 9) along with the landscaping, a luxury club and pools that were never built, so for me Nimbus has walked in as a saviour for this project.

The biggest reason I back it is the developer and the location. Nimbus belongs to the IIFL Financial Services Group, listed on the NSE and BSE, a cash-rich and super-reliable brand, which is why you can even get a home loan from a bank like SBI here. And the location is a genuine 10 on 10, I've rarely been this expressive about any project's location. If you work in Noida, the biggest corporates are within a 3 km radius, so throw away your measuring tape. If your office is in Delhi, the Aqua Line's Sector 142 metro station is at a walkable distance and its link to Botanical Garden is due to start any day. There's also the planned 6-lane elevated road on the Pushta close by, and the FNG road is just 5 minutes away, which should get you to Gurgaon in about 40 minutes signal-free once it's ready, which I expect it to be by the time Arista is delivered.

Now the honest cautions. Being a Sunworld revival does leave a little scar on the project as a whole, though Nimbus stepping in largely fixes that. My real concern is the 5 BHK unit in Tower 5: it was started by Sunworld and currently stands 7 to 8 floors, built in brick and not Mivan, with a ceiling height of around 9.5 ft. Nimbus is giving an assurance of a Mivan extension on top with a 12 ft ceiling, but I don't have confirmation on that, so if you're aiming for the 5 BHK here, it needs a deeper and concrete discussion first. One thing that is not a minus, to clarify, is the studio tower, Tower 10 has been segregated with a proper boundary wall and given its own clubhouse, so studio residents have no access to the main society.

Bottom line: for a self-use buyer who values reliability and an unbeatable location, Nimbus Arista Luxe is a strong choice, just do your homework on the 5 BHK before committing.

• ✦Ultra-luxury low-density living, just 4 towers on 2.70 acres
• ✦Expansive 3, 4 & 5 BHK homes with servant quarters, plus penthouses
• ✦3 BHK 2,353 sq.ft, 4 BHK 2,850 sq.ft, 5 BHK / penthouse up to 4,200 sq.ft
• ✦Effective pricing ₹15,900 to 17,900 per sq.ft; homes from ₹3.37 Cr
• ✦On the Noida, Greater Noida Expressway in Sector 168
• ✦Clubhouse with pool, gym, landscaped gardens and jogging tracks
• ✦By the Nimbus Group, an established NCR developer
• ✦UP RERA registered, UPRERAPRJ11625

*Indicative, all-inclusive (+GST); varies by floor, tower and view. Confirm the current cost sheet with the developer.