ZenBricks Investment Analysis: Max Estate 128
ZenBricks rates Max Estate 128 at 50/100 (Verdict: Cautious). If buying: Proceed only if you negotiate well. If you own it: Review your position; exit if better options exist.
ZenBricks Investment Rating: 50.8 out of 100. Investment Quality: Moderate. Recommendation: Cautious.
Score Breakdown: ROI Potential 18 out of 100, Location Strength 74 out of 100, Builder Track Record 68 out of 100, Risk Assessment 74 out of 100 (higher is better).
Project Name: Max Estate 128. Location: Sector 128, Noida, Noida. Property Type: residential. Project Status: Under Construction. RERA Registration: UPRERAPRJ446459. Developer: MAX ESTATES.
Investment Range: From INR 29.33 Lakh to INR 9.15 Cr. Price per sq.ft: INR 15,194.725 to 17,593.896.
Expected ROI: 3.3% to 9.59% annually.
Investment Verdict: Cautious. Analysis: Cautionary investment with below-average ROI projections. Suitable only for very patient, risk-tolerant investors. If buying: Proceed only if you negotiate well. If you own it: Review your position; exit if better options exist. Analysis confidence: MEDIUM.
Source: ZenBricks.ai - AI-powered real estate investment analysis platform. Data updated: 31/1/2026. For detailed analysis, visit zenbricks.ai/projects/maxestate128.
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Max Estate 128
Residential by MAX ESTATES
Investment potential: 10% yearly return, 59% total return in 5 years
Investment Summary for Max Estate 128: ZenBricks verdict is "Cautious" with a ZenScore of 50/100. If buying: Proceed only if you negotiate well. If you own it: Review your position; exit if better options exist. Expected ROI range: 4%-10%. ZenPrice recommendation: ₹16k per sqft.
Proceed only if you negotiate well
Review your position; exit if better options exist
About This Project
Max Estate 128 is a premium residential apartment development by Max Estates 128 Private Limited located in Sector 128, Noida within the established Jaypee Wishtown township. Registered under RERA UPRERAPRJ446459, the project comprises approximately 101 units across five high-rise towers (up to 34 floors), primarily featuring spacious 4 BHK residences along with a limited number of 5 BHK luxury units and select retail spaces. Target possession is May 2028, positioning the project in the ultra-low-density premium segment focused on larger home formats and gated community living.
From a location standpoint, the development benefits from direct access to the Noida–Greater Noida Expressway and proximity to key social infrastructure including multi-specialty hospitals, reputed schools, shopping centers, and major IT/office hubs within short driving distance. Sector 128 is considered a mature residential micro-market with strong institutional presence and ongoing infrastructure upgrades, supporting both end-user livability and long-term capital value retention.
Overall, Max Estate 128 is best suited for luxury end-users and long-horizon investors (5–7 years) seeking larger configurations in a low-density premium enclave. Its appeal lies in spacious unit planning, township ecosystem advantages, and expressway-led connectivity, making it aligned with upgrading families and senior professionals prioritizing exclusivity and space over compact high-turnover investment formats.
Project Gallery
Visual showcase of Max Estate 128
there is a building with a glass front door and a lot of plants
there is a building with a glass front door and a lot of plants
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there is a building with a glass front door and a lot of plants
arafed view of a city with a river and a train track
there are many houses that are built on the side of the road
arafficial apartment buildings in a city at night with a view of the city
arafed view of a city with tall buildings and a train
aerial view of a city with a lot of tall buildings
a view of a group of tall buildings next to a river
there is a basketball court in front of a tall building
a qr code is shown on a white background
arafed view of a living room with a couch, chairs, and a television
a black and white photo of a qr code with a white background
there is a pool with lounge chairs and umbrellas in the middle of it
arafed living room with a large couch and a table
there is a large patio with a table and chairs on it
there is a small park with a skateboard ramp in the middle of it
a diagram of a plan of a residential complex with a pool
there is a large patio with a table and chairs on it
there are many trees in the park with people sitting on benches
a drawing of a floor plan of a house with a garage
a drawing of a plan of a house with a garage
a drawing of a floor plan of a house with a garage
a drawing of a floor plan of a two bedroom apartment
a diagram of a plan of a residential complex with a pool
there are people walking in the grass in a courtyard of a building
there is a woman and a child walking down a path
there are many people sitting on benches in the park
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 10% annual IRR over 5 years. 3 additional scenarios: Long-term Hold (5 Years) (7% IRR), Conservative Case (5% IRR), Exit at OC (4% IRR).
IRR Analysis & Calculator
Calculate potential returns on your investment with detailed scenarios
Optimistic Case
5 years
ZenScore Analysis
Comprehensive investment quality assessment
Investment Verdict
💡 Investment Thesis
Cautionary investment with below-average ROI projections. Suitable only for very patient, risk-tolerant investors.
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.
Location & Connectivity
Strategic location with excellent connectivity and amenities
Noida, 128
Overall Livability Score
Based on 17 comprehensive livability factors
Livability Factors Breakdown
Connectivity Scores
Location Flags
Advantages
- Exceptional Hospital Access: Max Hospital 5.1 km (500+ beds, 30+ specialties, robotic surgery) - best-in-class healthcare proximity
- Premium Internal Amenities: 35,000 sq ft clubhouse, 80% open space, 7-acre landscape - resort-style living environment
- Future Infrastructure Pipeline: Jewar Airport Jan 2026 + second expressway 2027-28 + metro extension = strong appreciation potential
- Employment Hub Proximity: HCL HQ 3 km, IT parks 10-12 km, 23 office complexes within radius - excellent for Noida professionals
- School Ecosystem: 85 schools including DPS (3.1 km), Global Arcus (4.9 rating), Amity University (4.1 km) - comprehensive education options
- Gated Township Security: Jaypee Wishtown established community with 24x7 security, CCTV surveillance
- Low External Density: 80% open space, township format prevents overcrowding despite 34-floor towers
Considerations
- Severe Air Pollution: 4-5 months annually with AQI in Severe/Hazardous range (Oct-Feb) - critical health concern for vulnerable groups
- Highway Noise Exposure: Direct expressway location with 60-70+ dB estimated noise; no verified soundproofing data in brochure
- Traffic Bottleneck: Single expressway creates congestion; relief not expected until 2027-28 with second expressway
- Metro Gap: No metro within 5 km; nearest operational station 10 km away; walkability severely limited
- Brochure Data Gap: Amenities extraction failed - unable to verify critical claims (soundproofing, RO capacity, CCTV coverage)
- Elevator Dependency: 34-floor height creates risks for seniors (mobility, evacuation) and families during power outages
- Summer Heat: 45°C temperatures 4-5 months annually limit outdoor activity and increase electricity costs
Builder Profile: MAX ESTATES. Established 2016 (10 years). Total projects: 5. Delivered: 5 (100%). Reputation: 6.8/10. Timely delivery: 7/10. Quality: 6/10. Legal compliance: 6.5/10.
MAX ESTATES
Builder Profile
Track Record
Established
2016
10 yrs
Projects
5
Delivered
5
100%
Performance Metrics
Ongoing Projects
0
About MAX ESTATES
MAX ESTATES is a listed real estate developer that has delivered 5 projects. The company has undergone corporate restructuring in recent years and currently has an active development pipeline. Their RERA compliance record is positive. Buyer reviews for recent projects have been generally favorable. Investors should evaluate the developer's current financial standing through publicly available filings and RERA records.
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: 7 competing projects analyzed. 0 high-impact, 2 medium-impact, 5 low-impact competitors. Mahagun Manorialle (0.5km away): Medium impact. L&T Green Reserve (0.5km away): Medium impact. ATS Knightsbridge (3km away): Low impact. ATS Picturesque Reprieves (8km away): Low impact. Godrej Tropical Isle (8km away): Low impact. Eldeco Live By The Greens (8km away): Low impact. Godrej Nest (8km away): Low impact.
Competition Analysis
Comparative analysis of nearby competing projects
| Project | Distance | Impact | ||
|---|---|---|---|---|
Mahagun Manorialle Sector 128, Noida Mahagun Group | Mahagun Group | 0.5 km | unknown | Medium |
L&T Green Reserve Sector 128, Noida L&T Realty | L&T Realty | 0.5 km | unknown | Medium |
ATS Knightsbridge Sector 124, Noida ATS Greens | ATS Greens | 3 km | unknown | Low |
ATS Picturesque Reprieves Sector 152, Noida ATS Greens | ATS Greens | 8 km | unknown | Low |
Godrej Tropical Isle Sector 146, Noida Godrej Properties | Godrej Properties | 8 km | unknown | Low |
Eldeco Live By The Greens Sector 150, Noida Eldeco Group | Eldeco Group | 8 km | unknown | Low |
Godrej Nest Sector 150, Noida Godrej Properties | Godrej Properties | 8 km | unknown | Low |
Available Units
| Unit Type | Floor | Area (sqft) | Price Range | Availability |
|---|---|---|---|---|
| Shops | All Floors | 193 - 193 | ₹29.3L - ₹34L | available |
| 4BHK | All Floors | 2368 - 2368 | ₹359.8L - ₹416.6L | available |
| 5BHK+ | All Floors | 5199 - 5199 | ₹790L - ₹914.7L | available |
Investment Decision FAQs
Expert analysis to help you make informed decisions
Quick Answer
Short answer: HOLD — Max Estate 128 scores reasonably on location but has only moderate builder track record; it's suitable for immediate buyers seeking stable, near-term returns but not ideal if you're hunting for deep discounts in under-construction projects.
Key decision snapshot
| Metric | Value |
|---|---|
| Investment Rating | HOLD |
| ZenScore | 50 / 100 |
| Location Fundamentals | 60 / 100 |
| Builder Score | 68 / 100 |
| Expected IRR (5-year horizon) | 3.3% – 9.59% |
| Best For | Immediate investors seeking steady appreciation or rental yield |
| Avoid If | You prefer aggressive under-construction bargains or very high risk/return opportunities |
Quick Answer
Minimum investment starts at ₹29.3L for the smallest available 148 sqft retail unit.
| Metric | Value |
|---|---|
| Minimum Investment | ₹29.3L (all-inclusive) |
| Unit Size | 148 sqft retail unit |
| Expected IRR | 3.3% – 9.59% |
| Investment Horizon | 5 years |
| Potential Profit | ₹5L – ₹14L |
| Best Suited For | Investors seeking low-ticket commercial entry with stable 5-year returns |
Quick Answer
For a 149 sqft ground floor unit (minimum investment): ₹28K/month (₹189/sqft)
| Metric | Value |
|---|---|
| Unit Size | 149 sqft (from ₹0.29Cr investment) |
| Per Sqft Rental | ₹189/sqft/month |
| Monthly Rent Range | ₹24K – ₹34K |
| Annual Yield | 11.54% |
| First Rent Expected | 2029 (6-8 months post-possession) |
Note: This is an estimate for ground floor retail units. Actual rental rates may vary based on floor level, unit location, frontage, and market conditions.
Quick Answer
Before investing in Max Estate 128, here are key due diligence steps:
Essential Checks:
- ✅ Site Visit: Visit the property to verify construction progress and quality
- ✅ Legal Documents: Review Builder-Buyer Agreement (BBA), allotment letter, and payment schedule carefully
- ✅ RERA Verification: Verify project registration on UP-RERA portal (Number: UPRERAPRJ446459)
- ✅ Financial Planning: Budget for 20-30% buffer beyond quoted price for taxes, registration, and possession costs
- ✅ Market Research: Compare pricing and amenities with nearby alternatives
Overall Risk Score: HIGH
Need Help? ZenBricks can assist with legal document review and investment analysis. Write to us at connect@zenbricks.ai
Due diligence timeline: 3 days recommended
Quick Answer
Market Timing Verdict: FAVORABLE
| Factor | Status |
|---|---|
| Construction Stage | mid-construction |
| Possession | May 2028 (26 months away) |
| Current Pricing | ₹16,394/sqft (13% below market) |
| Best Entry Time | Current pricing 13% below market |