Who is the developer?

Developer: SBTL Group. Builder score: 6.2/10 (above average). Track record: 3 delivered commercial projects. Improved timely delivery. Financial health stable with ~9.87% YoY revenue growth. Quality ratings 3.3-4.0/5.

Corridor quotes range ₹11,500-₹16,000/sq ft. Average: ₹14,000/sq ft. For 400 sq ft office: Base ₹56L, all-in with 12% GST: ₹67.2L (excluding stamp duty at possession).

What are the key risks?

Major risks: (1) Office market cyclicality: IT/ITES demand can soften. (2) Competition: Operational parks with 30-45% lower pricing. (3) Metro dependency: 2.3 km requires feeder transport. (4) Builder execution: SBTL 6.2/10 credibility. (5) Liquidity risk: Thinner resale market vs Sector 62/18.

What is the realistic possession timeline?

The base model assumes ~30-36 months to OC (Occupation Certificate), targeting Q2 2027. SBTL Group has improved delivery timelines, but prudent investors should budget a 6-12 month buffer.

Is Ithums 73 RERA approved?

Yes. Ithums 73 is registered under RERA with ID UPRERAPRJ11926. You can verify all project details, construction milestones, and quarterly updates on the UP-RERA portal.

What returns can I expect?

Modeled IRRs: (1) OC flip: ~13.8% over ~30 months. (2) Base 5-year hold: ~8.5% IRR. (3) Conservative: ~3.8%. (4) Optimistic: ~15.2%. Returns depend on rents (₹55-90/sq ft/month), vacancy (8-18%), and exit multiples (1.20x-1.70x).

How many units are in this project?

295 units total: 220 IT/ITES office spaces (Floors 1-6) and 75 retail shops (Ground Floor). Total built-up area is ~159,300 sq ft across Basement + Ground + 6 floors.

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Verified Investment • Pre-Launch

Ithums 73

Name: Ithums 73
Brand: SBTL Group
SKU: ithums-73
Price: 1000000 INR
Availability: PreOrder
Rating: 3.1 (15 reviews)

Commercial (IT/Office + Retail) by SBTL Group

📍 Noida, Sector 73 • RERA: UPRERAPRJ543889• ZenPrice: ~₹31k/sqft

ZenScore

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Hold→

Investment potential: 19% yearly return, 66% total return in 3 years

Quick Jump:Investment ZenScore Location Builder

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

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Pre-LaunchRERA Verified

Project Summary

Complete project overview and investment metrics

Key Facts

Location

Sector 73, Plot GH-04, Sector 73, Noida, Uttar Pradesh 201301, Noida

Total Units

295 units

Minimum Investment

₹67.2L

Investment Options

OFFICE

250-1,500 sq.ft

220 units available

SHOP

150-800 sq.ft

75 units available

Location

Sector 73, Plot GH-04, Sector 73, Noida, Uttar Pradesh 201301, Noida

Total Units

295 units

Minimum Investment

₹67.2L

Project Type

Commercial (IT/Office + Retail)

Builder / Promoter

SBTL Group

Launch Year

2025

Total Built-up Area

159,300 sq.ft

Floors

8 floors

RERA Registration

UPRERAPRJ543889

Project Website

Visit Website

Best Case Yearly Return

19%

Investment Options

OFFICE

250-1,500 sq.ft

220 units available

SHOP

150-800 sq.ft

75 units available

Additional Project Details

In-depth information and specifications

IRR Analysis & Calculator

Calculate potential returns on your investment with detailed scenarios

ROI Potential

59/100

Optimistic Case

19%

Annual Return (IRR)

Holding Period:

3 years

Exit Multiplier:

1.93x

Assumptions: Premium rental yield, early delivery, strong market appreciation, 2% registration cost

ZenScore Analysis

Comprehensive investment quality assessment

Score Breakdown

ROI→

Location→

Builder→

Risk→

Key Strengths

ROI Potential→

Expected returns and appreciation

Location Strength→

Market demand and connectivity

Builder Track Record→

Past projects and reputation

Risk Assessment→

Investment safety and stability

Investment Verdict

Hold→

💡 Investment Thesis

Moderate fundamentals, neutral stance - neither strong buy nor sell signal

Quantitative Analysis:

Overall ZenScore of 65/100 indicates moderate investment quality with moderate fundamentals

ROI Potential score of 59/100 reflects below average return prospects based on pricing, market dynamics, and growth trajectory

Location Strength score of 78/100 demonstrates strong population density and infrastructure connectivity

Builder Credibility score of 77/100 signifies reliable track record with solid execution capability

Risk Assessment score of 40/100 indicates high risk profile with significant risk factors

Overall ZenScore

Investment Grade

Recommendation Strength

Moderate Buy

ZenPrice Recommendation

Ground Floor Retail - Recommended Price Range

~₹31k/sqft

Based on ZenBricks proprietary ML pricing model

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

Strategic location with excellent connectivity and amenities

Location Strength

78/100

Location

Noida, Sector 73

Project Location

Ithums 73

Open in Google Maps

Catchment Analysis

Demographic analysis and market demand indicators for the area

1km Radius

45,000

Immediate Catchment

5km Radius

250,000

Extended Catchment

10km Radius

1,200,000

Greater Catchment

Daily Footfall

8,000

👥

Location Insights

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

2.3km

Metro Distance

Noida Sector 51 Metro Station (Blue Line)

42km

Airport Distance

Indira Gandhi International Airport (Delhi)

Area Highlights

Key demographic and infrastructure metrics

250k

5km Catchment

8.0k

Daily Footfall

5/10

Infrastructure

SBTL Group

Builder Profile

Builder Credibility

77/100

Track Record

Established

2015

10 yrs

Projects

Delivered

75%

Performance Metrics

Reputation Score

6.2/10

Timely Delivery

5.5/10

Quality Score

6.5/10

Legal Compliance

7/10

Specialization

Commercial IT/Office & Retail

Market Presence

Regional (NCR - Noida)

Ongoing Projects

Visit Website

About SBTL Group

SBTL Group is a Noida-based commercial developer with above average reputation (6.2/10).

Competition Analysis

Comparative analysis of nearby competing projects

Competitors Analyzed

High Impact

Medium Impact

Low Impact

Project	Builder	Distance	Status	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

Detailed Analysis

Stellar IT Park

Market Comparison

Stellar IT Park is an established IT hub in Sector 62, the most mature office micro-market in Noida. 39% lower pricing (₹8,500 vs ₹14,000) with proven institutional tenant base. Major competitive threat for large IT/ITES space requirements. Ithums 73 advantage: Emerging Sector 73 location with lower rents for cost-conscious tenants, newer infrastructure.

Our Advantage

Ithums 73 targets mid-market IT/ITES tenants seeking cost arbitrage vs premium Sector 62 locations.

Lotus Corporate Park

Market Comparison

Lotus Corporate Park is an operational IT/office complex adjacent to Ithums 73 with 45% lower pricing (₹7,750 vs ₹14,000). Already has tenant base and proven leasing track record. Major price competition threat. Ithums 73 advantage: Newer inventory, modern design, mixed retail+office format, SBTL brand vs Lotus Realtech.

Our Advantage

Ithums 73 offers newer inventory with contemporary design and mixed-use format (office + retail) vs pure office play.

Advant Navis Business Park

Market Comparison

Advant Navis is a Grade A institutional office development with premium positioning and similar pricing (₹14,000 avg). Strong brand with institutional-grade tenants (MNCs, large corporates). Ithums 73 faces brand and scale competition. Ithums 73 advantage: Established residential catchment for retail, closer metro access (2.3 km vs 4.5 km).

Our Advantage

Ithums 73 targets mid-market office demand with mixed retail format vs pure institutional office play.

Logix Technova

Market Comparison

Logix Technova is a premium IT/ITES development 4 km away with established tenant base (TCS, Sapient, etc.) and 30% lower pricing (₹9,750 vs ₹14,000). Strong Logix brand with proven track record. Ithums 73 advantage: Closer to residential catchment (Sectors 73-78), lower metro distance (2.3 km vs 4.5 km).

Our Advantage

Ithums 73 has superior residential catchment proximity and metro connectivity advantage.

Market Position Summary

This project is positioned among 4 competing developments in the area. 1 project has high market impact with similar positioning. 1 project has medium impact with some overlap.

Risk Analysis

Comprehensive assessment of investment risk factors

Risk Mitigation

40/100

High Risk

Risk score of 40/100 indicates Considerable investment risk across 4 identified factors

40%

Identified Risk Factors

Competition Risk

High Impact-15 pts

Market has 1 high-impact competitor and 1 medium-impact competitor in proximity

Location Challenges

Medium Impact-20 pts

5 location disadvantages identified

•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

Project Status Risk

Medium Impact-15 pts

Pre-launch projects carry higher uncertainty regarding actual delivery and specifications

Builder Credibility Risk

Medium Impact-10 pts

Builder reputation score of 6.2/10 is below industry average

40/100

Risk Mitigation Score

Risk Factors Identified

Total Risk Points

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

Frequently Asked Questions

Find answers to common questions about this project

Ithums 73

About This Project

Project Overview

Location & Connectivity

Surrounding Catchment

Building Specifications

Unit Configurations

Strategic Advantages

Project Gallery

Project Summary

Key Facts

Investment Options

Investment Options

Additional Project Details

IRR Analysis & Calculator

Optimistic Case

ZenScore Analysis

Investment Verdict

💡 Investment Thesis

Quantitative Analysis:

ZenPrice Recommendation

Location & Connectivity

SBTL Group

Track Record

Performance Metrics

About SBTL Group

Competition Analysis

Market Position Summary

Risk Analysis

High Risk

Competition Risk

Location Challenges

Project Status Risk

Builder Credibility Risk

Available Units

Frequently Asked Questions

Who is the developer?

What is the pricing?

What are the key risks?

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