Aroma Luxury Prime Villa
by Soniya (Aroma)
Aroma Luxury Prime Villa is a small freehold 3 BHK duplex villa community of eight units by the Soniya / Aroma promoter in Sector 10, Noida Extension. Villas are on uniform 2,000 sq ft plates priced around ₹82 lakh (₹4,100 per sq ft) on an all-inclusive basis. Possession is ready. It fits end-user 3 BHK buyers with an ₹80 lakh budget who want a compact freehold society and are comfortable with a small developer. This is a separate project from Aroma Villas by SR Rameshtha (Housing ID 278167) and from Anirudha Aroma Homes / Residency (Housing IDs 366474 / 366472). Always confirm the developer name and Housing ID (366440) on the sale deed.
- Sale deed registered in the buyer's name on freehold land.
- Ready-to-move with quoted price on an all-inclusive basis.
- Compact eight-unit community keeps maintenance predictable.
- Sector 10 Noida Extension has school and daily-needs cover within 2 to 4 km.
- 'Aroma' is a common project brand on the belt — this is NOT SR Rameshtha's Aroma Villas or Anirudha Aroma Homes / Residency.
- Small-developer project — verify the promoter's completed inventory before booking.
- No UP RERA number is published for this specific project.
Aroma Luxury Prime Villa gives a ready 3 BHK freehold duplex option on Sector 10, Noida Extension at a clean ₹82 lakh all-inclusive quote. The appeal is combined ready possession, freehold ownership and simple pricing in a small eight-unit community. The honest caution is name overlap — three separate 'Aroma' projects run on the same belt with different developers, and this specific project has no published RERA number. Buyers must confirm the exact developer entity and Housing ID (366440) on the sale deed and get the 'all-inclusive' scope in writing before paying advance.
Configurations & villa sizes
| BHK | Plot | Built-up | Floors | Baths | Terrace | Parking | Status | Price (indicative) |
|---|---|---|---|---|---|---|---|---|
| 3 BHK Duplex | 111 sq yd | 2,000 sq ft | G+1 | 3 | Top-floor terrace | 1 covered | Ready to Move | ₹82 L all-inclusive (verify) |
Floor-plan analysis
A typical duplex places the drawing-dining, modular kitchen and utility on the ground floor with one bedroom or study and attached bath. Two more bedrooms with attached baths sit on the first floor. The top-floor terrace is usable for a garden or covered utility. Buyers should measure internal room widths in person and confirm the sanctioned building plan against as-built structure.
- Current indicative
- 3 BHK duplex villas on 2,000 sq ft plates were quoted at ₹82 lakh (₹4,100 per sq ft) on an all-inclusive basis. Confirm exactly what 'all-inclusive' covers — parking, one-time maintenance, registration, taxes — in writing before paying advance.
- Resale
- Resale supply is thin — expect one unit at a time from this eight-unit community.
Price last checked 2026-07-23. Prices change frequently — reconfirm before site visit.
- Basic sale priceQuoted as all-inclusive at ₹82 lakh. Confirm scope in writing.
- Registry and stamp dutyAs per the Uttar Pradesh schedule (typically 7% including the 1% women-buyer rebate) on circle rate or transaction value, whichever is higher.
- ParkingOne covered parking is usually included.
- MaintenanceCommunity-level charge covers security and common upkeep. Confirm the current monthly figure.
- Society transfer and mutationNominal, paid by the buyer.
The project is ready to move. Inspect the villa for seepage, boundary-wall condition and terrace waterproofing before booking, especially on resale units.
- Structure
- Freehold ownership. The plot is registered in the buyer's name on a sale deed by the Soniya / Aroma promoter.
- Registry
- Registry is executed on completed units. Confirm the chain of title and the exact conveying entity before paying advance.
- RERA
- No UP RERA number is published for this specific project. Ask the developer for the RERA certificate (if any).
- Authority
- Falls under the Greater Noida Industrial Development Authority (GNIDA) area. Land title is freehold.
- 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
Amenities & community features
- • Gated boundary
- • 24×7 security
- • CCTV surveillance
- • Landscaped park
- • Wide internal roads
- • Underground water storage
- • Power backup on common areas
- • Reserved covered parking
Location intelligence
Sector 10 Noida Extension is a matured freehold pocket with direct road access to Kisan Chowk and Gaur Chowk. Schools, hospitals and daily-needs retail are within 2 to 6 km.
- • SKS World School within 2 km
- • Yatharth Super Speciality Hospital within 6 km
- • Ace City Square mall within 4 km
- • Eco Village Bus Stop within 4 km
- • Aqua Line metro extension into Greater Noida West — civil work pending
Proposed infrastructure is not equivalent to operational infrastructure. Timelines can slip.
Commute: The peak-hour drive to Noida Sector 62/63 IT hubs takes 35 to 55 minutes. Connaught Place via DND takes 70 to 95 minutes.
| Destination | Distance / time | Current status | Why it matters |
|---|---|---|---|
| SKS World School | ~2 km | Operational | Nearest CBSE school. |
| Eco Village Bus Stop | ~4 km | Operational | Nearest UPSRTC bus stop. |
| Yatharth Super Speciality Hospital | ~6 km | Operational | Nearest multi-speciality hospital. |
| Ace City Square | ~4 km | Operational | Nearest organised retail. |
| Proposed metro (Sector 4 Greater Noida West) | ~3 km | Approved, civil work pending | Will improve commute once operational. |
- Freehold sale deed in the buyer's name.
- Ready-to-move at a clean ₹82 lakh all-inclusive quote.
- Compact eight-unit community keeps maintenance predictable.
- Established Sector 10 pocket with schools and retail cover.
- Small developer — verify track record and completed inventory.
- 'Aroma' brand overlap on the belt — do not confuse with SR Rameshtha's Aroma Villas or Anirudha Aroma Homes / Residency.
- Basic amenities only — no clubhouse, pool or organised sports.
- Confirm exactly what 'all-inclusive' covers in writing before booking.
- • End-user 3 BHK families with an ₹80 lakh budget who want a ready freehold duplex in a compact society.
- • Buyers who prefer a clean all-inclusive quote over a stripped basic price with add-ons.
- • Buyers who prefer a private terrace and independent entry over township amenities.
- • Buyers who want a full branded township with clubhouse and pool.
- • Buyers who want a very large developer with dozens of delivered projects.
- • Investors focused on rental yield — apartments on the belt rent faster.
- Verify the developer signboard at site names the Soniya / Aroma promoter entity, not any other 'Aroma' developer.
- Ask the seller to write the Housing listing ID (366440) on the visit card for later cross-check.
- Ask for a written itemised breakdown of what the 'all-inclusive' ₹82 lakh price covers.
- Walk the plot boundary and match it against the sanctioned site plan.
- Inspect terrace waterproofing and the top-floor parapet for seepage marks.
- Confirm the electricity meter is a domestic connection in the current owner's name.
- Ask a resident (not a broker) about tanker frequency and monthly RWA maintenance.
- Please confirm this is Aroma Luxury Prime Villa (Housing ID 366440) and not SR Rameshtha's Aroma Villas or Anirudha Aroma Homes / Residency.
- Please give me the exact promoter / developer legal name on the sale deed.
- Please give me a written itemised breakdown of the 'all-inclusive' ₹82 lakh quote.
- Please show me the chain of title from the original plot allotment to the current owner.
- Is mutation completed in the current owner's name? Can I see the latest khatauni copy?
- Confirm the current lender position on the specific villa before making a financial commitment.
- What is the current monthly RWA maintenance and are there any pending dues on this villa?
- Are there any differences between the sanctioned plan and the current construction that need regularisation?
Aroma Luxury Prime Villa is itself a freehold project. The comparison set is other freehold 3 BHK duplex peers on Sector 10 / Sector 16B — Mudgal Ved Villa, Kingson Green Villa, Aalayam Villas and the sibling Anirudha Aroma Homes.
Compare freehold 3 BHK duplex villas in the ₹75 lakh to ₹95 lakh range across Sector 10 and Sector 16B, Noida Extension.
Compare with similar projects
| Project | Location | Ownership | Plot | Price band | Possession | Note |
|---|---|---|---|---|---|---|
| Aroma Luxury Prime Villa | Sector 10, Noida Extension | Freehold | 111 sq yd | ₹82 L all-inclusive | Ready | Baseline — this project. |
| Aroma Villas (SR Rameshtha) | Sector 10, Noida Extension | Freehold | Varies | Ask | Ready | Different developer with the same product-name. |
| Anirudha Aroma Homes | Sector 10, Noida Extension | Freehold | 100–133 sq yd | ₹85 L–1.25 Cr | Ready | Different developer — another 'Aroma' namesake. |
| Mudgal Ved Villa | Sector 10 Sadullapur | Freehold | 100–133 sq yd | ₹83 L–1.15 Cr | Ready | Peer freehold duplex on the same belt. |
Buyer decision scorecard
Advisory scoring on a 1–10 scale — this is our editorial view, not a marketing rating.
Matured Sector 10 Noida Extension pocket.
Working neighbourhood with schools and retail nearby.
Single 2,000 sq ft plate — no size options.
Freehold sale deed — verify the Aroma promoter entity.
Basic security and green areas only.
Ready-to-move.
₹82 lakh all-inclusive for a 2,000 sq ft 3 BHK duplex is competitive.
Thin resale from an eight-unit society.
Fits end-user 3 BHK families wanting owned land at entry ticket.
- • Confirm the exact conveying entity for the sale deed (the Soniya / Aroma promoter's legal name).
- • Confirm the scope of the 'all-inclusive' price quote in writing.
- • Confirm the current per-unit monthly RWA maintenance figure.
- • Confirm whether the developer has any other completed villa projects on the belt.
We flag items still being reconfirmed. Advisors will share verified values on WhatsApp before site visit.
- Project name overlap: Name overlap is the most common source of buyer confusion on the belt.
Research sources reviewed for this page
| Source | Type | Confidence | Notes |
|---|---|---|---|
| housing.com project 366440 | Portal | Medium | Names the developer as Soniya. 3 BHK on 2,000 sq ft plate at ₹4,100/sq ft. Sector 10 Noida Extension. Ready-to-move. |
| villasinnoida.com aroma-villas-noida-extension | Aggregator | Supporting | Aggregator page cross-referencing 'Aroma' project family on the belt. |
| UP RERA public search | Government | Supporting | No public RERA registration was located at time of check. |
Facts are cross-referenced across official (RERA, authority, developer), portal and supporting sources. Legal facts rely on official sources only.
Frequently asked questions
Is this the same as Aroma Villas by SR Rameshtha?+
No. Aroma Villas by SR Rameshtha (Housing ID 278167) is a separate project by a different developer. Aroma Luxury Prime Villa (Housing ID 366440) is by the Soniya / Aroma promoter. Confirm the developer name on the sale deed.
Is this the same as Anirudha Aroma Homes or Residency?+
No. Anirudha Aroma Homes (HID 366474) and Anirudha Aroma Residency (HID 366472) are separate projects by a different promoter. Always cross-check developer name and Housing ID on the sale deed.
Is Aroma Luxury Prime Villa freehold?+
Yes. The plot is registered in the buyer's name on a freehold sale deed. Verify chain of title and mutation for the exact villa before booking.
What does 'all-inclusive' cover in the ₹82 lakh quote?+
The listing describes the price as 'all inclusive'. Confirm exactly what that covers — parking, one-time maintenance, registration, stamp duty and taxes — in writing before paying advance.
Is the project ready to move?+
Yes. Villas are ready to move. Availability among the eight units changes frequently.
Can I get a home loan?+
Loan availability depends on the individual property's legal and technical verification process by the lender. Complete this verification for the exact villa before making a financial commitment.
Is there a clubhouse or pool?+
No. This is a compact eight-unit community with basic amenities only.
What documents should I review?+
Sale deed and chain of title, mutation (khatauni), sanctioned building plan, OC/CC, property-tax receipts and any bank NOC. Confirm the developer entity on the sale deed matches the Soniya / Aroma promoter.
Also in Noida Extension
Related buyer guides
Ready to see Aroma Luxury Prime Villa?
Get current unit list, indicative pricing and documentation status. Site visit scheduled after your WhatsApp shortlist.