5 BHK Apartment for sale in Sector 94, Noida. 4933 sqft, ₹12.17 Cr. Verified listing with photos & owner contact on PropyMart.
About This Property
📌 Overview
M3M The Cullinan in Sector 94, Noida offers an unparalleled luxury 5 BHK living experience, meticulously designed by M3M India. This UP-RERA approved project promises an exquisite lifestyle with world-class amenities and strategic connectivity.
📍 Location & Connectivity — Sector 94, Noida, Noida
• Distance to nearest IT hub: Sector 135, Noida, approximately 8-10 km, offering a thriving tech corridor.
• Expressway access: Directly adjacent to Noida Expressway, providing seamless connectivity to Delhi and Greater Noida.
• Metro: Okhla Bird Sanctuary Metro Station (Aqua Line) is approximately 2-3 km away, connecting to key Noida sectors.
• Schools within 3 km: Amity International School, DPS Noida, Genesis Global School.
• Hospitals within 5 km: Jaypee Hospital, Max Multi Speciality Centre, Felix Hospital.
• Shopping: DLF Mall of India and Gardens Galleria are approximately 7-8 km away, offering premium retail and entertainment.
• Jewar International Airport: Approximately 45-50 km, expected to significantly boost property values and demand in the region.
• Locality appreciation trend: Estimated 10-15% price growth over the next 2-3 years, driven by infrastructure development and economic growth.
🏗️ Project Specifications
• Developer: M3M India
• Project: M3M The Cullinan
• UP-RERA: UPRERAPRJ442214 (Uttar Pradesh RERA approved, protected under RERA Act 2016)
• Status: Under Construction | Possession: Aug 2028
• Configuration: 5 BHK (4933 sqft)
• Total Floors: 40 | Total Units: 374
• Approval: Noida Authority
• Property Type: Mixed Use
🏠 5 BHK Unit Details (based on 4933 sqft)
• Estimated layout: Expansive living room (approx. 600 sqft), elegant dining area (approx. 300 sqft), five spacious bedrooms (each approx. 200-350 sqft), designer kitchen (approx. 150 sqft), and multiple luxurious bathrooms.
• Ceiling height: Generous 10.5 ft ceiling height for an airy and grand feel.
• Balconies: Multiple large balconies (typically 4-5) offering panoramic views of the Noida Expressway or landscaped greens, ensuring ample natural light.
• Kitchen: Fully modular kitchen with premium fittings and a dedicated utility space, approximately 150 sqft.
• Master bedroom: Grand master bedroom (approx. 350 sqft) with an attached walk-in closet, lavish en-suite bathroom, and private balcony.
• Flooring: Italian marble in living, dining, and common areas; premium vitrified tiles in bedrooms; anti-skid tiles in bathrooms and balconies.
• Parking: Two dedicated covered parking slots per 5 BHK unit.
• Servant / utility room: Separate servant room with attached washroom, essential for premium living.
🌿 Amenities
• Fitness & Wellness: State-of-the-art Gym, temperature-controlled Swimming Pool, Jogging Track, Yoga Deck, Meditation Zone, Spa & Sauna facilities.
• Social & Entertainment: Grand Club House, Multipurpose Hall, Party Lawn, Rooftop Lounge, Indoor Games Room (pool, table tennis), Mini Theatre.
• Kids & Family: Dedicated Children's Play Area, Crèche, Outdoor Play Zone, Sand Pit, Toddler's Pool.
• Safety & Security: 24/7 Security personnel, extensive CCTV Surveillance, Video Door Phone facility, Boom Barrier entry/exit, advanced Fire Safety systems, Gated Community with controlled access.
• Utilities: 24/7 Power Backup, Water Treatment Plant, Rainwater Harvesting system, provision for Solar Panels, High-speed Lifts, Intercom Facility.
• Parking & Transport: Ample Covered Parking, dedicated Visitor Parking, provision for EV Charging stations, Bicycle Track.
💰 Price & Financial Breakdown
• Unit price: ₹12.17 Cr | Per sqft: ₹22000/sqft
• Stamp duty & registration: ₹85,16,667 stamp duty (7%) + ₹12,16,667 registration (1%) = ₹97,33,333 total (male buyer); women get 1% rebate on stamp duty
• GST: 5% if under construction; this property is under construction, so 5% GST is applicable.
• Maintenance: Estimated ₹4–6/sqft/month for a premium project, translating to ₹19,732–29,598/month for 4933 sqft.
• Floor rise: Typically ₹100–200/sqft extra per floor above a certain base floor, depending on developer policy.
• Estimated EMI: ₹8,14,485/month (calculated at 8.5% p.a. interest, over 20 years, with 80% Loan-to-Value).
• Rental yield: Expected 3–5% per annum in the Sector 94, Noida corridor, driven by demand from professionals and expatriates.
• Capital appreciation: Estimated 8–12% p.a. over the next 3-5 years, significantly boosted by the upcoming Jewar Airport and robust expressway infrastructure.
📊 Market Intelligence — Sector 94, Noida
Sector 94, Noida, is rapidly emerging as a prime luxury residential micro-market in 2025, primarily due to its strategic location along the Noida Expressway and its seamless connectivity to Delhi. Its proximity to major IT and logistics corridors, including Sector 135, makes it highly attractive for professionals seeking upscale living. The ongoing development of Jewar International Airport is poised to be a game-changer, promising substantial property value appreciation and increased demand in this sector. Furthermore, the robust Metro Aqua Line connectivity, with the Okhla Bird Sanctuary station nearby, enhances its accessibility. M3M The Cullinan stands out in this competitive landscape with its UP-RERA compliance (UPRERAPRJ442214) and Noida Authority approvals, offering buyers security and confidence. Its mixed-use development, combining luxury residences with retail, positions it as a self-sufficient ecosystem, appealing to discerning investors and homebuyers looking for a blend of convenience, luxury, and high investment returns.
🏆 Top 5 Reasons to Buy
1. M3M India's reputation for delivering high-quality, luxury projects, with a strong track record across NCR, ensures premium construction and timely delivery.
2. Unbeatable location advantage directly on the Noida Expressway, with Sector 135 IT hub just 8-10 km away, offering excellent connectivity and employment opportunities.
3. Competitive pricing at ₹22000/sqft for a luxury 5 BHK in Sector 94, offering significant value compared to the average luxury property rates in this prime sector.
4. Full protection under UP-RERA with registration UPRERAPRJ442214, ensuring transparency, accountability, and timely project completion as per the RERA Act 2016.
5. Strong investment case driven by the impending Jewar Airport, promising 8-12% annual capital appreciation and a healthy 3-5% rental yield, making it a lucrative asset.
❓ Buyer FAQ — 27 Questions
Q1: What is the exact price of this 5 BHK in Sector 94, Noida?
A: The exact price for this 5 BHK apartment in M3M The Cullinan, Sector 94, Noida, is ₹12.17 Cr.
Q2: What is the UP-RERA registration number and what buyer protections does it give?
A: The UP-RERA registration number is UPRERAPRJ442214. It protects buyers by ensuring project transparency, timely delivery, and adherence to promised specifications under the RERA Act 2016.
Q3: What is the possession date and what is the penalty for developer delay under RERA?
A: The estimated possession date for M3M The Cullinan is August 2028. Under RERA, if a developer delays possession, they are liable to pay compensation to the buyer, typically in the form of interest on the amount paid.
Q4: Who is M3M India — how many years, key Noida/NCR projects, reputation?
A: M3M India is a prominent real estate developer known for luxury projects across NCR, with a strong reputation for quality construction and timely delivery. They have delivered several high-end residential and commercial projects.
Q5: What is the price per sqft and how does it compare to Sector 94, Noida sector average?
A: The price per sqft for this 5 BHK is ₹22000/sqft. This is competitive for a luxury project in Sector 94, which generally commands premium pricing due to its strategic location and infrastructure.
Q6: Which banks offer home loans for M3M The Cullinan?
A: Most major banks, including HDFC Bank, ICICI Bank, SBI, Axis Bank, and Kotak Mahindra Bank, are likely to offer home loans for M3M The Cullinan, subject to their lending policies.
Q7: What will be the EMI at current rates (8.5% p.a.)?
A: The estimated EMI for this property, assuming an 80% loan-to-value, 8.5% p.a. interest, and a 20-year tenure, would be ₹8,14,485 per month.
Q8: What is the stamp duty and registration charge in Uttar Pradesh?
A: For a male buyer, the stamp duty is 7% (₹85,16,667) and registration is 1% (₹12,16,667), totaling ₹97,33,333. Women buyers receive a 1% rebate on stamp duty.
Q9: Is GST applicable and how much?
A: Yes, GST is applicable as the property is under construction. For under-construction properties, 5% GST is currently levied on the property value.
Q10: What are the monthly maintenance charges?
A: The estimated monthly maintenance charges for a 4933 sqft unit are between ₹19,732 to ₹29,598, typically calculated at ₹4-6 per sqft per month for luxury projects.
Q11: Is there a floor rise charge — how much per floor?
A: Yes, a floor rise charge is common in high-rise projects. It typically ranges from ₹100 to ₹200 per sqft extra for each floor above a designated base floor.
Q12: What amenities are available and what is included in the base price?
A: Amenities include a Swimming Pool, Gym, Club House, and Retail Mall. These core amenities are generally included in the base price, with specific inclusions detailed in the builder-buyer agreement.
Q13: Distance to nearest IT hub — Sector 62 / Sector 135 / Noida Expressway tech zone?
A: The nearest major IT hub is Sector 135, Noida, approximately 8-10 km away, making it convenient for professionals working along the Noida Expressway tech zone.
Q14: Which schools are within 3 km of M3M The Cullinan?
A: Prominent schools within 3 km include Amity International School, DPS Noida, and Genesis Global School, offering quality education options.
Q15: Which hospitals are within 5 km?
A: Within 5 km, you can find leading hospitals like Jaypee Hospital, Max Multi Speciality Centre, and Felix Hospital, ensuring access to advanced medical facilities.
Q16: What are the nearest malls and retail zones?
A: The nearest major malls and retail zones are DLF Mall of India and Gardens Galleria, located approximately 7-8 km from the project.
Q17: What is the metro/transport connectivity — which line and nearest station?
A: The nearest metro connectivity is via the Aqua Line, with Okhla Bird Sanctuary Metro Station located approximately 2-3 km from M3M The Cullinan.
Q18: How far is Jewar International Airport and how will it impact prices?
A: Jewar International Airport is approximately 45-50 km away. Its operationalization is expected to significantly boost property values and rental demand in Sector 94, Noida.
Q19: What rental income can I earn from this property?
A: A luxury 5 BHK in Sector 94, Noida, can potentially generate a rental yield of 3-5% per annum, attracting high-net-worth individuals and expatriates.
Q20: What is the current resale value trend in Sector 94, Noida?
A: Sector 94, Noida, is experiencing a positive resale value trend, with properties showing an appreciation of 8-12% annually, driven by infrastructure and demand.
Q21: How does M3M The Cullinan compare to competing projects in Sector 94, Noida?
A: M3M The Cullinan stands out with its mixed-use development, M3M's brand reputation, strategic expressway location, and comprehensive luxury amenities, offering a competitive edge in Sector 94.
Q22: What is the carpet area vs. super built-up area for this 5 BHK?
A: For a 4933 sqft super built-up area, the carpet area is typically around 70-75% of the super built-up area, which would be approximately 3450-3700 sqft, as per RERA guidelines.
Q23: Is the layout Vastu compliant?
A: M3M The Cullinan typically offers Vastu-compliant layouts. Specific details regarding Vastu orientation for individual units can be confirmed with the sales team or floor plans.
Q24: What is the parking arrangement — covered or open?
A: The project provides dedicated covered parking slots for residents, with typically two covered parking spaces allocated per 5 BHK unit, along with visitor parking.
Q25: Is 24/7 power backup and water supply guaranteed?
A: Yes, M3M The Cullinan ensures 24/7 power backup for common areas and apartments, along with uninterrupted water supply from a dedicated water treatment plant.
Q26: What legal documents will I receive at possession?
A: Upon possession, you will receive the Sale Deed, Occupancy Certificate (OC), Completion Certificate (CC), and the society share certificate, among other essential legal documents.
Q27: Is this property eligible under PMAY housing scheme?
A: Given the price point of ₹12.17 Cr, this luxury 5 BHK property in M3M The Cullinan is generally not eligible for benefits under the Pradhan Mantri Awas Yojana (PMAY) housing scheme, which targets affordable housing segments.
🏢 About M3M India
• Established: M3M India was established in 2007.
• Key completed projects in NCR/Noida: M3M Golfestate, M3M Urbana, M3M Merlin (Gurugram).
• Known for: M3M India is renowned for its commitment to quality, innovative designs, luxurious amenities, and a strong track record of on-time project delivery, establishing itself as a premium real estate developer.
