ZenBricks Investment Analysis: Ithums 73
ZenBricks rates Ithums 73 at 62/100 (Verdict: Hold). If buying: Research further before committing. If you own it: Hold — no urgency to exit.
ZenBricks Investment Rating: 62 out of 100. Investment Quality: Moderate. Recommendation: Hold.
Score Breakdown: ROI Potential 59 out of 100, Location Strength 78 out of 100, Builder Track Record 63 out of 100, Risk Assessment 40 out of 100 (higher is better).
Project Name: Ithums 73. Location: Plot GH-04, Sector 73, Noida, Uttar Pradesh 201301, Noida. Property Type: commercial. Project Status: Pre-Launch. RERA Registration: UPRERAPRJ543889. Developer: SBTL Group.
Investment Range: From INR 67.20 Lakh to INR 2.10 Cr. Price per sq.ft: INR 11,500 to 16,000.
Expected ROI: 4.66% to 18.29% annually.
Investment Verdict: Hold. Analysis: Moderate fundamentals, neutral stance - neither strong buy nor sell signal If buying: Research further before committing. If you own it: Hold — no urgency to exit. Analysis confidence: MEDIUM.
Source: ZenBricks.ai - AI-powered real estate investment analysis platform. Data updated: 29/10/2025. For detailed analysis, visit zenbricks.ai/projects/ithums-73.
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Ithums 73
Commercial by SBTL Group
Investment potential: 19% yearly return, 66% total return in 3 years
Investment Summary for Ithums 73: ZenBricks verdict is "Hold" with a ZenScore of 62/100. If buying: Research further before committing. If you own it: Hold — no urgency to exit. Expected ROI range: 5%-19%. ZenPrice recommendation: ₹31k per sqft.
Research further before committing
Hold — no urgency to exit
About This Project
Ithums 73 is a Grade-A IT/ITeS commercial development located in Sector 73, Noida, on Main Vikas Marg. Developed by SBTL Group (IThum World), this 5.5-acre project features a 21-story office tower with 1,321 commercial units offering modern office spaces, retail outlets, and F&B options.
Project Overview
- •RERA registered project: UPRERAPRJ543889
- •21-story office tower on 5.5 acres
- •1,321 commercial units (offices, retail, F&B, hypermarket)
- •Three-side open corner plot with ~75-meter road frontage
- •Grade-A IT/ITeS specifications
Location & Connectivity
- •Excellent accessibility score of 88/100
- •Sector 51 Metro (Aqua Line) - 1.0 km, 4-minute commute
- •Sector 52 Metro (Blue Line) - 1.2 km, 5-minute commute
- •FNG Expressway - 5 km, 10 minutes
- •Noida-Greater Noida Expressway - 8 km, 15 minutes
- •DND Flyway - 15 km, 25 minutes
- •IGI Airport - 35 km, 50 minutes
- •Jewar Airport - 65 km, 60 minutes
Surrounding Catchment
- •90,000 peak daily footfall potential
- •12,000 core residential population in immediate area
- •65,000+ office workers within 3 km radius
- •Premium residential societies: Mahagun Moderne, Gaur Grandeur, ATS Greens, Prateek Wisteria
Building Specifications
- •Double-glazed curtain wall facades
- •VRV/VRF air-conditioning systems
- •24/7 power backup infrastructure
- •Two-level parking facilities
- •IGBC green building certification
- •EV charging stations
- •Smart City-ready digital infrastructure
- •Rooftop F&B terraces
Unit Configurations
- •Office spaces from 485 sq ft super area
- •Retail units from 208 sq ft
- •Flexible layouts for IT/ITeS, retail, and F&B uses
- •Modern amenities and Grade-A finishes
Strategic Advantages
- •Noida Master Plan 2031 designated IT/ITES zone
- •Dual metro connectivity for employee commute
- •Strong office worker catchment in 7x corridor
- •Future metro extensions and Jewar Airport connectivity planned
Project Gallery
Visual showcase of Ithums 73
Project Summary
Complete project overview and investment metrics
Key Facts
Investment Options
Investment Options
Additional Project Details
In-depth information and specifications
IRR Analysis. Best-case scenario: Optimistic Case with 19% annual IRR over 3 years, 1.93x exit multiplier. 2 additional scenarios: Base Case (11% IRR), Conservative Case (5% IRR).
IRR Analysis & Calculator
Calculate potential returns on your investment with detailed scenarios
Optimistic Case
3 years
1.93x
Assumptions: Premium rental yield, early delivery, strong market appreciation, 2% registration cost
ZenScore Analysis
Comprehensive investment quality assessment
Investment Verdict
💡 Investment Thesis
Moderate fundamentals, neutral stance - neither strong buy nor sell signal
ZenPrice Recommendation
This is the price that ZenBricks' proprietary model recommends for ground floor retail units (if available). ZenPrice is calculated using a regression ML model that considers location strength, catchment population, builder credibility, market comparables, and asset-specific features.
Disclaimer: ZenPrice is an estimated price range and not the actual market price. This represents a fair price benchmark for negotiations, helping investors understand what to expect and aim for when discussing deals. Actual prices may vary based on unit-specific features, floor level, facing, payment plans, and market conditions at the time of transaction. Always verify current pricing with the developer or authorized sales team.
Location & Connectivity Analysis. Catchment population: 45,000 within 1km, 250,000 within 5km, 1,200,000 within 10km. Daily footfall estimate: 8,000. Infrastructure score: 5/10. Metro distance: 2.3km (Noida Sector 51 Metro Station (Blue Line)). Airport distance: 42km (Indira Gandhi International Airport (Delhi)). Advantages: Metro connectivity: 2.3 km to Sector 51 Metro (Blue Line) - 5-8 min drive; Expressway access: Direct Dadri Road to Noida-Greater Noida Expressway (3-5 min); Established micro-market: Proven office demand from Lotus Corporate Park, Logix Technova, Stellar IT Park; Dense residential catchment: Sectors 73-78 with 30,000-50,000 population in 1-3 km radius; Strong social infrastructure: Fortis Hospital, DPS, Amity schools nearby; Sector 73 emerging as preferred office micro-market with competitive rents. Considerations: Metro distance: 2.3 km requires feeder transport (auto/cab); not walkable; Airport distance: 42 km to IGI Airport - longer travel vs Gurugram/Aerocity; Limited walkability: Car-dependent location; Competition: Established office micro-markets in Sector 62, 18, 142 with stronger brand anchors; Traffic congestion: Dadri Road peak-hour congestion during office hours.
Location & Connectivity
Strategic location with excellent connectivity and amenities
Noida, Sector 73
Area Highlights
The 5km catchment population is 250,000 people. Estimated daily footfall is 8,000 visitors per day. Infrastructure score is 5 out of 10.
Builder Profile: SBTL Group. Established 2015 (11 years). Total projects: 4. Delivered: 3 (75%). Reputation: 6.2/10. Timely delivery: 5.5/10. Quality: 6.5/10. Legal compliance: 7/10. Specialization: Commercial IT/Office & Retail. Market presence: Regional (NCR - Noida).
SBTL Group
Builder Profile
Track Record
Established
2015
11 yrs
Projects
4
Delivered
3
75%
Performance Metrics
Specialization
Commercial IT/Office & Retail
Market Presence
Regional (NCR - Noida)
Ongoing Projects
1
About SBTL Group
SBTL Group is a Noida-based commercial developer with above average reputation (6.2/10).
Disclaimer: Builder analysis and scores are based on publicly available information, RERA records, and ZenBricks' proprietary AI assessment methodology. These represent analytical opinions and should not be treated as verified facts or investment advice. Scores may not reflect the most recent developments. Investors should conduct independent due diligence and consult qualified professionals before making investment decisions.
Competition Analysis: 4 competing projects analyzed. 1 high-impact, 1 medium-impact, 0 low-impact competitors. Stellar IT Park (10km away): Medium-High impact - Ithums 73 targets mid-market IT/ITES tenants seeking cost arbitrage vs premium Sector 62 locations.. Lotus Corporate Park (0.8km away): Very High impact - Ithums 73 offers newer inventory with contemporary design and mixed-use format (office + retail) vs pure office play.. Advant Navis Business Park (8km away): Medium impact - Ithums 73 targets mid-market office demand with mixed retail format vs pure institutional office play.. Logix Technova (4km away): High impact - Ithums 73 has superior residential catchment proximity and metro connectivity advantage..
Competition Analysis
Comparative analysis of nearby competing projects
| Project | Distance | Impact | ||
|---|---|---|---|---|
Stellar IT Park Sector 62, Noida Stellar Group | Stellar Group | 10 km | Operational | Medium-High |
Lotus Corporate Park Sector 74, Noida (adjacent to Sector 73) Lotus Realtech | Lotus Realtech | 0.8 km | Operational | Very High |
Advant Navis Business Park Sector 142, Noida Advant Navis | Advant Navis | 8 km | Operational | Medium |
Logix Technova Sector 132, Noida Logix Group | Logix Group | 4 km | Operational | High |
Available Units
| Unit Type | Floor | Area (sqft) | Price Range | Availability |
|---|---|---|---|---|
| OFFICE | Floor 1-6 | 250 - 1500 | ₹35L - ₹210L | available |
| SHOP | Ground Floor (GF) | 150 - 800 | ₹22.5L - ₹120L | available |
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