Ashiyana Villas
Ashiyana Villas is marketed as a freehold 3/4 BHK duplex-villa community on the Sector 16 / Noida Extension belt (Greater Noida West). The record is fragmented across three authoritative surfaces: housing.com project 282299 files the promoter as 'Dagar Builders Developers' under 'Dagar Ashiyana Villas'; villasinnoida.com positions the same brand on 'Sector 16, Noida Extension' at ₹1.50 Cr onwards, 3 & 4 BHK; justabode.com lists a 3 BHK 1,850 sq ft freehold 'Ashiyana Villas' at 'Panchsheel Green, Greater Noida' for ₹1.05 Cr. The brand's own site (ashiyanavillas.com) reads 'In process of building your dream home', directly contradicting the 'ready-to-move' positioning elsewhere. Best fit: end-user families with a Sector 16 preference and headroom on ticket — after confirming which micro-location, which conveying entity and which construction status actually apply to the plot on offer.
- 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
Ashiyana Villas is not one project — it is a **brand** that turns up at three different micro-locations across three authoritative surfaces, and the buyer's first job is to figure out which one is actually on offer. Housing.com project 282299 files 'Dagar Ashiyana Villas by Dagar Builders Developers' on the Sector 16 belt; villasinnoida.com quotes ₹1.50 Cr onwards on Sector 16; justabode.com lists a 3 BHK 1,850 sq ft freehold 'Ashiyana Villas' at 'Panchsheel Green, Greater Noida' for ₹1.05 Cr — a half-crore spread that reflects two different products, not one price band. On top of that, the brand's own site (ashiyanavillas.com) still says 'In process of building your dream home', which directly contradicts the ready-to-move positioning on the broker pages. Do not book without confirming (a) which micro-location the specific plot is in, (b) that 'Dagar Builders Developers' matches the sale-deed template, and (c) that construction status on the ground matches the seller's claim. If all three clear on Sector 16, the finish delta over Aalayam / Green Villa 2 has to be visibly worth the premium; if it does not clear, Avni Palm Villa on the same belt or Aalayam Villas next door are the direct comparisons at materially lower tickets.
Configurations & villa sizes
| BHK | Plot | Built-up | Floors | Baths | Terrace | Parking | Status | Price (indicative) |
|---|---|---|---|---|---|---|---|---|
| 3 BHK Duplex Villa | 150–250 sq yd | 2,000–2,500 sq ft | G+1 / G+2 | 3 | Private terrace | 1–2 covered | Ready / Resale | ₹1.5–2.0 Cr (verify) |
| 4 BHK Duplex Villa | 250–400 sq yd | 2,600–3,800 sq ft | G+2 | 4 | Private terrace + utility | 2 covered | Ready / Resale | ₹2.0–3.2 Cr (verify) |
Floor-plan analysis
Ground floor houses living-dining, modular kitchen and one guest bedroom / study. Upper floors host the master with attached bath plus additional bedrooms; larger 4 BHK typologies open a family lounge / home-office with private terrace on top. Verify sanctioned plan for the specific unit.
- Historical
- Broker launch marketing quotes tickets from ₹1.50 Cr.
- Current indicative
- Ready / resale units typically trade in the ₹1.5–3.2 Cr band by plot and built-up.
- Resale
- Premium end of the Sector 16 belt — resale depth is narrower than Green Villa 2 / Aalayam entry-ticket peers.
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 16 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
Amenities & community features
- • Gated boundary
- • 24×7 security
- • CCTV at gate
- • Landscaped setbacks
- • Community-level greens
- • Children's play corner
- • Individual water and electricity connections
- • Underground water storage
- • Reserved covered parking
- • Visitor parking
Location intelligence
Sector 16 Noida Extension is the matured freehold belt adjoining Sector 16B, hosting Avni Palm Villa and adjacent to Green Villa 2, Novel Valley, Kingson Green Villa and Aalayam Villas. Schools, hospitals and daily-needs retail are within 3–5 km.
- • Kisan Chowk within ~4 km
- • Gaur Chowk within ~5 km
- • CBSE / ICSE schools within 3–5 km
- • Multi-speciality hospitals within 5–7 km
- • Aqua Line metro extension (Sector 51 → Greater Noida West) — civil work pending
- • Widening of Sector 16 feeder network
Proposed infrastructure is not equivalent to operational infrastructure. Timelines can slip.
Commute: Peak-hour commute to Sector 62 IT hub is typically 40–55 minutes; to Connaught Place via DND, allow 75–95 minutes.
| Destination | Distance / time | Current status | Why it matters |
|---|---|---|---|
| Kisan Chowk | ~4 km | Operational | Primary junction to Noida city. |
| Gaur Chowk | ~5 km | Operational | Retail and F&B hub. |
| Proposed Metro (Greater Noida West) | ~4 km | Approved, civil work pending | Improves commute once operational. |
| Sector 62 / IT corridor | ~17 km | Operational | Primary office micro-market. |
| Noida–Greater Noida Expressway (Pari Chowk) | ~22 km | Operational | Connectivity to Sector 150 / Jewar corridor. |
- Freehold land title on the matured Sector 16 grid.
- Premium finish positioning — headroom over entry-ticket peers.
- Loan availability depends on the individual property's legal and technical verification process by the lender.
- Ready-to-move stock.
- Adjacent to Sector 16B peer set for resale reference.
- ₹1.5 Cr+ entry sits above Green Villa 2 / Aalayam — verify finish delta.
- Small community — amenities are community-scale.
- Verify RERA applicability with the developer.
- Build-quality varies unit-to-unit — inspect finishes at premium ticket carefully.
- Verify chain of title and mutation for the specific unit.
- • End-user families with a Sector 16 preference and premium-finish budget.
- • Upgrade buyers stepping up from a 3 BHK apartment or a lower-ticket villa peer.
- • Buyers who value being adjacent to the Sector 16B freehold peer community.
- • Lower-ticket buyers — Aalayam Villas or Avni Palm Villa on the same belt.
- • Amenity-first buyers — Rise Resort siblings or Supertech Sports City.
- • Larger-community buyers — Kingson Green Villa (156-unit).
- Get the plot's khasra / khatauni number in writing and confirm which micro-location it sits in — Sector 16 Noida Extension **or** Panchsheel Green Greater Noida.
- Ask to see a redacted sample sale deed executed by 'Dagar Builders Developers' — reconcile the conveying entity to the housing.com filing.
- Physically walk the specific unit and confirm construction status vs the ashiyanavillas.com 'in process of building' claim — do not accept 'ready-to-move' verbally.
- Inspect the finish delta against a comparable Aalayam or Green Villa 2 unit on the same visit — the ₹1.5 Cr+ ticket must be visibly justified.
- Count occupied vs vacant units in the community; premium-tier communities can sit lightly occupied for a long time.
- Verify plot dimensions on the ground against the sanctioned plan — 150–400 sq yd is a wide band and unit-to-unit variance matters.
- Test water pressure, borewell dependence and STP status.
- Verify boundary wall, gate segregation and adjacent plot ownership.
- Ask the RWA for the last two AGM minutes and confirmed monthly maintenance collection percentage.
- Confirm the internal community road status — legally private or panchayat/GNIDA road.
- Which micro-location does the specific plot on offer belong to — Sector 16 Noida Extension or Panchsheel Green Greater Noida? Provide khasra / khatauni.
- Is the developer / promoter 'Dagar Builders Developers' (as filed on housing.com project 282299) or a different entity? Provide a redacted sample sale deed.
- What is the UP-RERA registration number under 'Dagar Builders Developers' for this community? If not registered, provide written non-applicability.
- Why does the brand site ashiyanavillas.com say 'In process of building your dream home' while the seller markets this as ready-to-move — reconcile in writing.
- For the specific unit on offer, is the OC / completion certificate issued? Show the copy.
- What is the exact plot size, sanctioned built-up and current asking per sq ft for this unit? How does that compare to registered transactions in this community in the last 24 months?
- What is the monthly RWA maintenance and any corpus / IFMS due on this unit?
- Confirm the current lender position on the specific villa before making a financial commitment.
- Are there any encumbrance entries, property-tax arrears or bank NOCs pending on this unit?
- Is there any pending dispute with neighbours, the RWA, Dagar Builders Developers or the tehsil on this plot?
Ashiyana anchors the premium end of the Sector 16 / 16B freehold belt. Buyers wanting the same belt at a lower ticket should compare Aalayam Villas, Avni Palm Villa or Green Villa 2; buyers wanting bigger community formats with township-scale amenities should compare Supertech Sports City or Kingson Green Villa. The premium is justifiable only if the finish delta over Green Villa 2 / Aalayam is visible on inspection.
Compare freehold duplex villas in the ₹1.5–3.2 Cr band across Sector 16 / 16B Noida Extension.
Compare with similar projects
| Project | Location | Ownership | Plot | Price band | Possession | Note |
|---|---|---|---|---|---|---|
| Ashiyana Villas | Sector 16, Noida Extension | Freehold | 150–400 sq yd | ₹1.5–3.2 Cr | Ready | Premium Sector 16 entry. |
| Avni Palm Villa | Sector 16, Noida Extension | Freehold | 100–180 sq yd | ₹65 L–1.7 Cr | Ready | 3/4 BHK duplex flexibility on same belt. |
| Aalayam Villas | Sector 16B, Noida Extension | Freehold | 150–400 sq yd | ₹78 L–2.2 Cr | Ready | Adjacent 16B entry-ticket peer. |
| Kingson Green Villa | Sector 16B, Noida Extension | Freehold | 120–250 sq yd | ₹1.10–2.5 Cr | Ready | Larger 156-unit community. |
Buyer decision scorecard
Advisory scoring on a 1–10 scale — this is our editorial view, not a marketing rating.
Matured Sector 16 freehold belt.
Premium community feel.
2,000–3,800 sq ft built-up on 150–400 sq yd plots.
Freehold — sale deed in buyer's name.
Community-scale only — thin for the ticket.
Ready-to-move; inspect finishes carefully at premium ticket.
Premium ticket over entry-ticket peers on same belt.
Freehold clarity offsets narrower resale pool.
Fit for buyers with Sector 16 preference and premium budget.
- • Confirm which community (Sector 16 vs Panchsheel Green) the specific plot on offer belongs to.
- • Reconcile 'ready-to-move' vs 'in process of building' construction status on the ground.
- • Pull UP-RERA registration under 'Dagar Builders Developers'.
- • Trace chain of title (last 3 owners) on the specific plot before booking.
We flag items still being reconfirmed. Advisors will share verified values on WhatsApp before site visit.
- Micro-location: Same brand across two micro-locations is a common source of buyer confusion.
- Developer identity: Group vs conveying entity discipline.
- Construction status: Do not repeat 'ready-to-move' when the developer's own site says otherwise.
- Ticket range: Half-crore spread reflects two different products, not one price band.
- RERA status: Small-community applicability varies; cross-check both micro-locations.
Research sources reviewed for this page
| Source | Type | Confidence | Notes |
|---|---|---|---|
| housing.com project 282299 — 'Dagar Ashiyana Villas by Dagar Builders Developers' | Portal | High | Fetched 2026-07-17. Files developer identity as 'Dagar Builders Developers'. |
| villasinnoida.com/ashiyana-villas-noida-extension.php | Broker portal | High | Fetched 2026-07-17. 'Sector 16, Noida Extension… Starting Price Rs. 1.50 Cr… 3 BHK and 4 BHK'. |
| ashiyanavillas.com (brand site) | Developer | Medium | Fetched 2026-07-17. Homepage copy: 'In process of building your dream home' — direct contradiction of 'ready-to-move' positioning. |
| justabode.com/property-detail/Ashiyana-Villas?id=743 | Broker portal | Medium | Fetched 2026-07-17. Lists an 'Ashiyana Villas' at 'Panchsheel Green, Greater Noida', 3 BHK, 1,850 sq ft, Free Hold, ₹1.05 Cr — different micro-location and ticket than the Sector 16 quote. |
| UP RERA portal | Government | Inaccessible | Search under 'Dagar Builders Developers' before booking. |
| Tehsil / Sub-Registrar (Sector 16 / Panchsheel Green khasra) | Authority | High | Sale deed template will settle which promoter / micro-location applies. |
Facts are cross-referenced across official (RERA, authority, developer), portal and supporting sources. Legal facts rely on official sources only.
Site & master plan
Masterplan around a 20'-0" wide internal road, 27'-0" wide road on two frontages. Plot schedule lists ~40 plots ranging 81.44 sq yd (smallest) to ~130 sq yd (Plot 1 corner) with most plots between 100 and 111 sq yd.
Floor plans
Developer-issued floor plans by configuration. Click a plan to open the full-size view.
3D isometric of the ground floor plate: living room, kitchen, dining, double-height space, one bedroom, car parking, powder room, toilet, store and open space. Sellable area = 987 sq ft.
First-floor isometric: master bedroom, informal living, second bedroom with wardrobes, toilets, dress, store, open space and balcony/walk-in. Sellable = 987 sq ft.
Compact second-floor plate: terrace, utility, staircase, small open-sitting bedroom, arch design, toilet, open area and pergola. Sellable = 441 sq ft — the upper plate is essentially a terrace-level studio.
Location map
Google Maps screenshot pins Ashiyana Villas at Chipiyana Buzurg, adjacent to Paradise Greens Villas and roughly a kilometre from D-Mart, with Gaur City Mall to the north-west and the NH-334C / NH-3 corridor bounding the neighbourhood.
- • Location map is a Google Maps screenshot — verify precise plot boundary and access road on the developer-stamped site plan before booking.
- • Ground and first floors are 987 sq ft each; the second floor is only 441 sq ft — headline 'built-up area' comparisons can be misleading unless the second floor is included transparently.
Frequently asked questions
Is Ashiyana Villas freehold?+
Yes. Land is on freehold title with sale deed registered in the buyer's name. Verify chain of title and mutation for the specific unit.
Why does it cost more than Aalayam or Green Villa 2?+
Ashiyana is positioned at the premium end of the Sector 16 / 16B belt on finish quality and lower community density. Only worth the premium if the finish delta is visible on inspection versus the entry-ticket peers.
What is the current price?+
Indicative pricing is ₹1.5–3.2 Cr depending on plot and built-up. Prices last verified 14 July 2026.
Is it ready to move?+
Yes. Units are handed over — inspect finishes and structural condition.
Can I get a home loan?+
Loan availability depends on the individual property's legal and technical verification process by the lender. Buyers should complete this verification for the exact villa before making a financial commitment.
What plot sizes are available?+
Typically 150–400 sq yd across 3 BHK and 4 BHK duplex configurations.
Is it RERA registered?+
Small freehold communities often fall below the RERA registration threshold. Ask the developer for status.
How does maintenance work?+
Community-scale — modest monthly shared outgo, materially lower than any township rate.
How does it compare to Avni Palm or Kingson Green Villa?+
Avni Palm sits on the same Sector 16 belt at a lower entry ticket with 3/4 BHK duplex flexibility; Kingson (156-unit Sector 16B) is the larger-community alternative. Ashiyana wins on premium finish positioning; Avni Palm wins on ticket; Kingson wins on community scale.
What documents should I verify?+
Sale deed, chain of title (last 3 owners), latest mutation (khatauni), sanctioned plan, property-tax receipts and encumbrance certificate / bank NOC if under mortgage.
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