Aroma 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

Historical

Broker launch marketing quotes tickets from ₹76.50 L.

Current indicative

Ready / resale units typically trade in the ₹76 L–2.2 Cr band by plot and built-up.

Resale

Freehold status plus Sector 10 peer density support resale liquidity.

Price last checked 2026-07-17. 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.
• Sub-₹1 Cr entry ticket for a 3 BHK duplex.
• Loan availability depends on the individual property's legal and technical verification process by the lender.
• Ready-to-move stock.
• High peer density on the belt for resale reference.

• Small community — amenities are community-scale, not township-scale.
• Verify RERA applicability with the developer.
• Build-quality varies unit-to-unit — inspect finishes.
• Verify chain of title and mutation for the specific unit.
• Developer track record concentrated in this community — thin execution reference.

• Demand a written, dated, signed price sheet from Shri Rameshtha directly — reconcile ₹60.90 L (realestateindia) vs ₹76.50 L (villasinnoida) against the specific unit on offer.
• Ask the seller for the exact legal promoter name on the sale-deed template (not just 'Shri Rameshtha' or 'Shri Aroma') and pull the UP-RERA number under that entity.
• Confirm on the sanctioned layout which plot size / built-up spec applies to which price tier.
• Verify freehold chain of title for the last three owners, latest mutation (khatauni) and encumbrance certificate on the specific plot.
• Confirm OC / completion certificate is issued and matches the sanctioned plan for the specific unit.
• Inspect the specific unit for finish quality, seepage and unauthorised extensions.
• Walk the community common areas — road width, drainage, street lighting, RWA presence.
• Cross-check the last three registered transactions in this community at the Bisrakh sub-registrar to establish a real resale benchmark.
• Compare per-sq-ft rates against Balaji Green, Sindhuja Valley, Paradise Greens and Satya Villas on the same Sector 10 belt.
• Confirm the current lender position on the specific villa before making a financial commitment.

1. Which is the real price for this specific unit — ₹60.90 L (realestateindia) or ₹76.50 L (villasinnoida)? Show me the developer's own written price sheet.
2. What is the exact legal promoter name on the sale-deed template — not the 'Shri Rameshtha' or 'Shri Aroma' brand — and can you show a redacted sample sale deed?
3. What is the UP-RERA number for this community under the correct promoter name (Housing.com project 278167)?
4. What plot size and built-up area does this specific price correspond to?
5. Show the chain of title for this plot for the last three owners with dates.
6. Has the OC / completion certificate been issued for this specific unit? Show the copy.
7. What is the current monthly RWA maintenance and corpus balance, and are there any pending disputes with the promoter?
8. What was the last registered transaction value in this community in the last six months?
9. How does this community's per-sq-ft rate compare against Balaji Green / Sindhuja Valley / Paradise Greens on the same Sector 10 belt?
10. Confirm the current lender position on the specific villa before making a financial commitment.

• Starting price: A ~₹15 L spread on the same 3 BHK product usually reflects stale copy on one portal or unit-mix conflation.
• Project brand: The sale-deed brand must match one of these — reconcile before booking.
• 4 BHK stock: Do not carry a 4 BHK typology forward without a floor plan.
• RERA status: Community size may cross the registration threshold.