Mahagun Mirabella Villas
Mahagun Mirabella Villas is the villa product inside the Mahagun Mirabella integrated township at Sector 79, Noida. The location is a premium in-city belt with direct expressway access and metro connectivity nearby. The wider township is IGBC-rated with a full clubhouse, pools, sports and landscaped commons. Ownership is on the standard Noida Authority 90-year lease. This project suits families who want a premium in-city Noida villa lifestyle from an established developer, and who are comfortable with authority leasehold ownership.
- Established developer with township-scale amenities
- Located in Noida 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
- Land is on authority (leasehold) title — different from freehold ownership
Mahagun Mirabella Villas is one of the better in-city Noida villa options today. The location is premium and the developer's delivery record is clean. The IGBC township design and functioning amenities add real value for end-users. The honest position is that this is authority-leased land with township maintenance costs. The premium over neighbouring sectors is priced in. For a family that wants a well-run in-city Noida villa lifestyle from an established developer, this is a legitimate choice. Freehold buyers in the same budget should still price-check Ghaziabad and freehold-belt alternatives before committing.
Configurations & villa sizes
| BHK | Plot | Built-up | Floors | Baths | Terrace | Parking | Status | Price (indicative) |
|---|---|---|---|---|---|---|---|---|
| 3 BHK Villa | 180–220 sq yd | 2,400–2,800 sq ft | G+2 | 4 | Top-floor terrace | 2 covered | Ready | ₹3.5–4.5 Cr (verify) |
| 4 BHK Villa | 250–320 sq yd | 3,200–3,800 sq ft | G+2 | 5 | Terrace + servant utility | 2 covered | Ready | ₹5.0–7.0 Cr (verify) |
Floor-plan analysis
A typical Mirabella villa places the living, dining, kitchen and one guest bedroom on the ground floor. Two or three bedrooms sit on the first floor with attached baths. The top floor holds the master suite and a lounge that opens onto the terrace. Servant utility with a separate entry is standard on 4 BHK units. Ceiling heights and internal light are generally better than in older Noida villa projects. Buyers should still walk each floor and check the finish carefully.
- Historical
- Launch pricing on 4 BHK villas was earlier in the ₹3 crore range.
- Current indicative
- Delivered villas today trade in the ₹3.5 crore to ₹7 crore range. Facing, plot size and finish decide the final price.
- Resale
- Resale supply is limited. End-users hold longer here.
Price last checked 2026-07-17. Prices change frequently — reconfirm before site visit.
- Basic sale priceQuoted per unit. Please ask for the current price sheet.
- PLCPark-facing and corner units carry a preferential location charge.
- ParkingTwo covered parkings are usually included.
- Club membershipA one-time club membership charge is applicable. Please confirm the current figure.
- MaintenanceTownship-scale maintenance is charged per sq ft per month.
- Registry and stamp dutyAs per the Uttar Pradesh schedule.
- Lease transfer chargesA Noida Authority sub-lease transfer fee applies on resale.
The villa community is delivered and occupied. Please verify OC on the exact unit before booking.
- Structure
- Leasehold. The land sits under a Noida Authority 90-year lease.
- Registry
- A sub-lease deed is executed on delivered units. On resale, the chain of transfers should be verified.
- RERA
- Please reference the current UP RERA registration for the villa phase and verify it live on the UP RERA portal.
- Authority
- Noida Authority, Sector 79.
- 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
- Noida Authority sub-lease deed and transfer permission on resale
Amenities & community features
- • Multi-purpose clubhouse
- • Café and lounge
- • Banquet space
- • Gymnasium
- • Swimming pool
- • Yoga deck
- • Tennis court
- • Basketball court
- • Cricket practice net
- • Jogging track
- • Kids' play area
- • Amphitheatre
- • Landscaped parks
- • Multi-tier gated security
- • CCTV coverage
- • 24×7 patrolling
- • IGBC-rated township design
- • Rainwater harvesting
- • Landscaped commons
Location intelligence
Sector 79 is a premium in-city Noida belt on the Noida–Greater Noida Expressway. It has functioning schools, retail and healthcare within a short drive.
- • Direct access to the Noida–Greater Noida Expressway
- • Sector 81 metro station (Aqua Line) within 3 to 4 km
- • Multi-speciality hospitals within 5 to 8 km
- • Reputed CBSE and IB schools within 5 to 8 km
- • Aqua Line metro extension improvements
- • Widening of the internal Noida arterial roads
Proposed infrastructure is not equivalent to operational infrastructure. Timelines can slip.
Commute: The peak-hour drive to Sector 18 is 20 to 30 minutes. To Connaught Place via DND it is 50 to 70 minutes. To Cyber City Gurgaon it is 70 to 90 minutes.
| Destination | Distance / time | Current status | Why it matters |
|---|---|---|---|
| Sector 81 metro (Aqua Line) | ~3 km | Operational | Nearest metro for onward travel. |
| Noida–Greater Noida Expressway | ~1 km | Operational | Primary connectivity route. |
| Noida Sector 18 | ~12 km | Operational | Nearest mature retail hub. |
| Sector 62 / IT corridor | ~12 km | Operational | Main office area for many residents. |
| Jewar (Noida International) Airport | ~35 km | Phase-1 commissioning | Long-term appreciation driver. |
- In-city Noida villa in a premium sector.
- IGBC-rated township with functioning amenities.
- Established developer with a solid delivery record.
- Direct expressway and metro connectivity.
- Ready-to-move stock with limited resale supply.
- Ownership is leasehold, not freehold.
- Townhouse maintenance and club charges add to the monthly cost.
- Limited resale supply means fewer bargaining options.
- Premium pricing over neighbouring sectors is priced in.
- • Families who want a premium in-city Noida villa lifestyle.
- • Buyers who value an established developer and IGBC township standards.
- • Buyers positioning around the expressway and Jewar corridor.
- • Buyers who want freehold land ownership.
- • Buyers who want lower monthly maintenance costs.
- • Buyers on a ₹2 to ₹3 crore budget. This project sits above that band.
- Walk the villa from ground floor to terrace. Check ceiling height, natural light and finish quality on each floor.
- Confirm the villa's plot dimensions on the sanctioned site plan. Match against the physical boundary walls.
- Inspect the servant utility entry and rear service lane.
- Ask for the current per-sq-ft maintenance rate. Compare against the RWA's last two invoices for a similar-size unit.
- Walk through the clubhouse, pool and sports courts during a weekday evening to see actual usage.
- Check phase-level RERA and OC status on the exact unit.
- For a resale unit, ask for the last two years of maintenance invoices and confirm there are no pending dues.
- Is this a resale unit or a developer-inventory unit? Please confirm the seller entity on the draft sub-lease deed.
- What is the current per-sq-ft monthly maintenance rate? What does it cover?
- What is the one-time club membership charge? Are there recurring club dues?
- Confirm the current lender position on the specific villa before making a financial commitment.
- Are there any pending Noida Authority dues, society dues or lease-rent dues on this villa?
- What is the current possession and OC status for the specific villa phase?
- Is the current construction fully in line with the sanctioned building plan? Are there any pending regularisations?
- What are the total transaction costs — stamp duty, authority transfer, society transfer, brokerage and legal fees — beyond the villa price?
In the ₹4 to ₹7 crore range Mirabella villas occupy, freehold buyers can look at 300 to 500 sq yd freehold plots with built villas in Ghaziabad's premium sectors or in Noida-adjacent freehold belts. Mirabella gives you an in-city Noida address, an IGBC township and clean developer paperwork on leasehold. A freehold villa gives you registered land, lower monthly maintenance and no township dependency.
Compare freehold villas in the ₹4 to ₹7 crore range across Ghaziabad premium sectors and Noida-adjacent freehold belts.
Compare with similar projects
| Project | Location | Ownership | Plot | Price band | Possession | Note |
|---|---|---|---|---|---|---|
| Mahagun Mirabella Villas | Sector 79, Noida | Leasehold | 180–320 sq yd | ₹3.5–7 Cr | Ready | Premium in-city villas with IGBC township standards. |
| Supertech Capetown Villas | Sector 74, Noida | Leasehold | 150–300 sq yd | ₹2.2–5 Cr | Ready / Resale | Similar city belt at a lower price. Developer under CIRP. |
| Mahagun Meadows | Sector 150, Noida | Leasehold | 200–300 sq yd | ₹4.5–10 Cr | Ready | Larger plots in a low-density sports sector. |
| Freehold villas — Ghaziabad premium sectors | Ghaziabad | Freehold | 300–500 sq yd | ₹4–7 Cr | Ready | Registered land, no township-maintenance dependency. |
Buyer decision scorecard
Advisory scoring on a 1–10 scale — this is our editorial view, not a marketing rating.
Premium in-city Noida belt with expressway and metro access.
IGBC township with functioning amenities and end-user community.
Reasonable plot sizes for an in-city villa.
Standard Noida Authority lease, well documented.
Clubhouse, pools, sports courts and green township design.
Delivered and occupied.
Brand and location premium are priced in.
Limited resale supply supports pricing.
One of the better in-city Noida villa options.
- • Confirm the current UP RERA number and OC status for the villa phase.
- • Confirm the current per-sq-ft township maintenance rate.
- • Confirm the current one-time club membership charge and recurring dues.
- • Confirm the current lender position on the specific villa before making a financial commitment.
We flag items still being reconfirmed. Advisors will share verified values on WhatsApp before site visit.
- Fresh developer inventory vs resale: Buyers should not assume developer stock without checking.
- Exact club membership figure: The figure has changed over time.
Research sources reviewed for this page
| Source | Type | Confidence | Notes |
|---|---|---|---|
| mahagunindia.com official | Developer | High | Please refer to the current Mirabella villa page for live inventory and price sheet. |
| UP RERA public search | Government | High | Phase-level RERA registrations exist. Please verify the villa phase on up-rera.in. |
| villasinnoida.com (own MIS) | Aggregator | Supporting | Publishes Mirabella villa configurations and Noida Authority framework. |
| 99acres / housing / magicbricks portals | Portal | Supporting | Cross-referenced for resale price range and unit configurations. |
Facts are cross-referenced across official (RERA, authority, developer), portal and supporting sources. Legal facts rely on official sources only.
Site & master plan
Site plan showing the Mahagun Mirabella villa community arrangement, internal roads, forecourts and amenity greens within the larger Mahagun Mywoods / Mirabella pocket at Sector 79 Noida.
Floor plans
Developer-issued floor plans by configuration. Click a plan to open the full-size view.
Developer basement floor plan for the Mirabella villa, showing store, service utility, servant quarter with toilet and basement access core.
Developer residential-floor plan for the Mirabella villa showing family lounge, bedroom, dressing and toilet arrangement on one of the upper levels.
Location map
Location and road map for Mahagun Mirabella showing connectivity via Noida–Greater Noida Expressway, FNG corridor, Sector 76 metro and adjoining Mahagun / peer townships.
- • Hero image is a developer elevation render — actual delivered façade, landscape and paving may vary from the render.
- • Only two floor-plate drawings (basement + one residential floor) were supplied in the MIS. Complete Ground / First / Second / Terrace plans should be obtained directly from the developer before booking.
Frequently asked questions
Are Mirabella villas freehold?+
No. The land is on a Noida Authority 90-year lease. Villas are sold through a sub-lease deed. Freehold buyers should compare freehold villa options in Ghaziabad or in Noida-adjacent belts.
What is the current price at Mahagun Mirabella?+
3 BHK villas are indicatively priced ₹3.5 to ₹4.5 crore. 4 BHK villas are ₹5 to ₹7 crore. Prices were last checked on 17 July 2026. Facing and finish decide the final quote.
Is Mahagun Mirabella ready to move?+
Yes. The villa community is delivered and occupied. Please verify OC on the exact unit before booking.
How is Mirabella compared to Supertech Capetown villas?+
Both are in-city Noida villas on authority leasehold. Mirabella has a clean developer status and carries a modest brand premium. Capetown is priced lower because the promoter is under CIRP and supply is resale-heavy.
How is Mirabella compared to Mahagun Meadows in Sector 150?+
Meadows is in a lower-density sports sector further from the city core with larger plots and higher entry pricing. Mirabella is closer to city retail and offices with a smaller footprint.
Is club membership optional?+
Villa buyers pay a one-time club membership charge as part of the total cost. Please confirm the exact figure and the recurring dues for your unit.
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.
Is Mahagun Mirabella RERA registered?+
Please reference the current UP RERA registration for the villa phase and verify it live on the UP RERA portal.
What documents should I review?+
Noida Authority sub-lease deed, chain of transfers on resale units, sanctioned building plan, occupancy certificate, RERA registration, latest maintenance dues certificate and any bank NOC.
Is this a good end-use or investment buy?+
Primarily end-use. Limited resale supply supports pricing, but this is not a short-term flip. Please treat it as a 5 to 7 year hold at minimum.
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