Aangan Vatika Villas

• Independent freehold land ownership
• Located in Noida Extension with connectivity to arterial roads and metro/expressway network
• Suitable for end-user families comparing villa formats in this micro-market

• Prices, availability and unit specifications change frequently — reconfirm on WhatsApp before booking
• Verify sale deed, mutation and approved plan for the specific unit
• Property portals file this project as a mixed 2, 3 and 4 BHK product covering flats and villa-style houses. Brokers market a separate duplex villa line. Confirm in writing which product you are booking.
• Records on file show GNIDA freehold plots, not a UP RERA registered project. Ask the developer for the RERA position before paying any booking amount.

Historical

Broker copy lists a starting ticket of ₹77 L for the 3 BHK.

Current indicative

Ready / resale units typically trade in the ₹77 L–2.4 Cr band by plot and built-up.

Resale

Sector 10 has one of the deepest freehold peer pools in Noida Extension — resale liquidity is comparatively easier to price.

Price last checked 2026-07-14. Prices change frequently — reconfirm before site visit.

• Basic sale priceQuoted per unit; corner and wider-road plots priced at a premium.
• Registry & stamp dutyAs per UP stamp-duty schedule (typically 7% incl. 1% women rebate).
• Mutation chargesPayable at tehsil / nagar palika for name change post-registry.
• Community maintenanceModest monthly outgo — community-scale, not township-scale.
• Utility connectionsIndividual water and electricity connections transferable on registry.

Ready-to-move. Units are handed over — inspect finishes and structural condition unit-to-unit.

Structure

Freehold — sale deed registered in the buyer's name.

Registry

Sale deed + mutation at the tehsil / nagar palika. Verify chain of title for the last 3 owners.

RERA

Small freehold communities often fall below the RERA registration threshold — confirm status with the developer.

Authority

Sector 10 falls under GNIDA jurisdiction; the plot's revenue records govern registry.

Home loan position

Loan availability depends on the individual property's legal and technical verification process by the lender.

Documents to review

• Sale deed / allotment letter
• Chain of title (for freehold / resale)
• Latest mutation (khatauni / dakhil-kharij) copy
• Sanctioned building plan
• Occupancy or completion certificate
• Property-tax receipts
• No-objection from society / RWA where applicable
• Encumbrance certificate / bank NOC if under mortgage

• Freehold land title on the matured Sector 10 grid.
• Controlled sub-₹80 L entry ticket.
• Deep freehold peer pool on the same belt for resale reference.
• Loan availability depends on the individual property's legal and technical verification process by the lender.
• Ready-to-move stock.

• Community-scale amenities only — no township-scale sport / clubhouse.
• Verify RERA applicability with the developer.
• Build-quality varies unit-to-unit — inspect finishes carefully.
• Verify chain of title and mutation for the specific unit.
• Peripheral infra (metro, feeder-road widening) still under execution.

• Physically confirm the specific unit is a stand-alone duplex villa on its own plot — not a stacked floor of a G+2 with shared land.
• Get the plot's khasra / khatauni number and reconcile the sector tagging — Sector 10 Vaidpura (Houssed) vs Sector 4 (PropTiger).
• Ask for a redacted sample sale deed executed by '99 Homez Infrastructure' and confirm the conveying legal entity's exact name.
• Search up-rera.in under '99 Homez' and '99 Homez Infrastructure' — 'GNDA Approved' is not a UP-RERA registration.
• For the specific unit, ask to see the OC / completion certificate; don't accept 'ready-to-move' generically.
• Confirm the plot dimension in writing and reconcile it to the 150–400 sq yd band the broker copy carries.
• Test water pressure, borewell dependence, STP status and back-up power on the specific unit.
• Verify boundary wall, gate segregation and adjacent plot ownership on the sanctioned Vaidpura layout.
• Ask the RWA for the last two AGM minutes and confirmed monthly maintenance collection percentage.
• Tour Aroma Villas and Balaji Green Villas on the same visit — Sector 10 belt is deep and ticket differences are negotiable.

1. Is the specific unit on offer a stand-alone duplex villa on its own plot, or a stacked-floor unit? Show the sanctioned plan and khasra.
2. Which sector is the plot actually filed under — Sector 10 Vaidpura (per Houssed) or Sector 4 Noida Extension (per PropTiger)? Provide the khatauni.
3. What is the exact legal name of the conveying entity — '99 Homez Infrastructure' or a group / SPV entity? Show a redacted sample sale deed.
4. What is the UP-RERA registration number for this project / phase? 'GNDA Approved' is not a UP-RERA registration — provide the actual number or a written non-applicability note.
5. Is the ₹77 L figure for the villa sub-line or the ₹60 L Houssed figure the entry ticket into the project? Provide a written price sheet by unit type.
6. For this specific unit, is the OC / completion certificate issued? Show the copy.
7. What is the current asking per sq ft and the last two years of registered transaction values in this community?
8. What is the monthly RWA maintenance, corpus balance and any pending dues on this unit?
9. Confirm the current lender position on the specific villa before making a financial commitment.
10. Are there any encumbrance entries, property-tax arrears or bank NOCs pending on this unit?

• Developer identity: Primary portals converge on 99 Homez; broker sites omit it.
• Sector tag: The Vaidpura address is the same in both filings — the difference is portal sector tagging, not location.
• Product type: The ₹60 L Houssed figure is the entry ticket into the project as a whole; the ₹77 L broker figure is a sub-product.
• RERA status: Plot-level GNIDA approval is not the same as a UP RERA registration.