Shree Shyam Luxury Villas
by Real Homez
Shree Shyam Luxury Villas is a ready freehold community of 30 3 BHK duplex villas by Real Homez in Sector 16B, Noida Extension. Launched November 2024. Villas sit on 2,200 to 2,350 sq ft plates. Prices were quoted between ₹1.25 crore and ₹1.4 crore (approximately ₹5,800 per sq ft). Developer highlights include proximity to SKS World and Wisdom Tree schools, a hi-tech gym and clubhouse, and roughly 2.5 km from the upcoming metro. Sibling project Real Homez Green Villa 2 (Housing ID 334211) sits on the same belt — confirm Housing ID (334207) on the sale deed.
- Sale deed registered in the buyer's name on freehold land.
- One of the larger boutique communities on the belt (30 units) with a real clubhouse and gym.
- Ready-to-move 3 BHK duplex villas on 2,200 to 2,350 sq ft plates.
- Same developer runs a second sibling project on the belt for buyer comparison.
- Two Real Homez listings on the same belt — do not confuse Shree Shyam Luxury Villas (HID 334207) with Real Homez Green Villa 2 (HID 334211).
- Upcoming metro is approved but not operational — treat as future upside, not current infrastructure.
- Verify amenity delivery on site — walk the clubhouse and gym before booking.
Shree Shyam Luxury Villas stands out on the belt because it combines freehold ownership, a 30-unit community and a real clubhouse plus gym at a ₹1.25 to ₹1.4 crore ticket. Multiple schools within 2 to 2.5 km strengthen end-user appeal. Two honest cautions — a sibling Real Homez listing (Green Villa 2, HID 334211) on the same belt, and an upcoming metro claim that is not yet operational. Walk the clubhouse and confirm Housing ID 334207 before paying advance.
Configurations & villa sizes
| BHK | Plot | Built-up | Floors | Baths | Terrace | Parking | Status | Price (indicative) |
|---|---|---|---|---|---|---|---|---|
| 3 BHK Duplex | 122 sq yd | 2,200 sq ft | G+1 | 3 | Top-floor terrace | 1 covered | Ready to Move | ₹1.25 Cr |
| 3 BHK Duplex | 130 sq yd | 2,350 sq ft | G+1 | 3 | Top-floor terrace | 1 covered | Ready to Move | ₹1.4 Cr |
Floor-plan analysis
Typical duplex places drawing-dining, modular kitchen, utility and one bedroom (12'4" × 14') with attached bath on the ground floor. First floor holds the master (13'4" × 15'9") with attached bath and dressing, plus one more bedroom with attached bath. Top-floor terrace is usable.
- Current indicative
- 3 BHK duplex from ₹1.25 crore on 2,200 sq ft plates to ₹1.4 crore on 2,350 sq ft plates. Approximate rate: ₹5,800 per sq ft.
- Resale
- Thin resale supply — 30-unit community.
Price last checked 2026-07-23. Prices change frequently — reconfirm before site visit.
- Basic sale priceQuoted per unit. Please ask for the current price sheet on WhatsApp.
- 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.
- Clubhouse and gym maintenanceIncluded in the community maintenance charge. Confirm the current monthly figure.
- Society transfer and mutationNominal, paid by the buyer.
Project is ready to move. Walk the clubhouse and gym on site before booking and inspect the specific villa for seepage and terrace waterproofing.
- Structure
- Freehold ownership. The plot is registered in the buyer's name on a sale deed by Real Homez.
- Registry
- Registry is executed on completed units. Confirm the chain of title and 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
- • Hi-tech gym
- • Clubhouse
- • Underground water storage
- • Power backup on common areas
- • Reserved covered parking
Location intelligence
Sector 16B, Noida Extension is a matured freehold pocket with direct road access to Gaur Chowk and Kisan Chowk. Developer claims 2.5 km from the upcoming metro station.
- • SKS World School within 2 km
- • Wisdom Tree School within 2 km
- • Yatharth Super Speciality Hospital within 6 km
- • Ace City Square mall within 4 km
- • Bloom International School within 2.3 km
- • Aqua Line metro extension into Greater Noida West — approved, civil work pending. Developer advertises ~2.5 km from the upcoming station.
Proposed infrastructure is not equivalent to operational infrastructure. Timelines can slip.
Commute: Peak-hour drive to Noida Sector 62 IT hubs takes 35 to 55 minutes.
| Destination | Distance / time | Current status | Why it matters |
|---|---|---|---|
| SKS World School | ~2 km | Operational | Nearest CBSE school. |
| Wisdom Tree School | ~2 km | Operational | Alternative CBSE school. |
| Bloom International School | ~2.3 km | Operational | Additional school choice. |
| Ace City Square | ~4 km | Operational | Nearest organised retail. |
| Upcoming Aqua Line metro station | ~2.5 km (developer claim) | Approved, civil work pending | Future upside — not current infrastructure. |
- Freehold sale deed in the buyer's name.
- Real clubhouse and hi-tech gym on-site — rare in this ticket band.
- 30-unit community — bigger than most freehold peers on the belt.
- Ready-to-move 3 BHK duplex on 2,200+ sq ft plates.
- Multiple school options within 2 to 2.5 km.
- Two Real Homez listings on the belt — do not confuse Shree Shyam Luxury Villas (HID 334207) with Real Homez Green Villa 2 (HID 334211).
- Upcoming metro is approved but not operational — treat as future upside.
- Walk the clubhouse and gym on site before booking to confirm current operational status.
- Small-developer project — verify promoter track record on site.
- • End-user families with a ₹1.25 to ₹1.4 crore budget for a ready freehold 3 BHK duplex with real clubhouse and gym.
- • Buyers who want a community bigger than the 8 to 10-unit norm on the belt.
- • Buyers who value multiple schools within 2 to 2.5 km.
- • Buyers who want a full branded township like Godrej Golf Links.
- • Buyers who need 4+ BHK plates.
- Verify the developer signboard names Real Homez.
- Ask the seller to write Housing ID 334207 on the visit card.
- Walk the clubhouse and gym — check operational status, equipment condition and access rules.
- Walk the plot boundary of the specific villa 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 about tanker frequency and monthly RWA maintenance including clubhouse.
- Please confirm this is Shree Shyam Luxury Villas (HID 334207) and not Real Homez Green Villa 2 (334211).
- Please give me the exact Real Homez legal entity on the sale deed.
- 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 what does it include (clubhouse, gym, security)?
- Please walk me through the clubhouse and gym today — I want to see current operational status.
- Can I also inspect Real Homez Green Villa 2 for a comparison walk-through today?
Shree Shyam Luxury Villas is itself freehold. The comparison set is Real Homez Green Villa 2, Mahagun Meadows, Godrej Golf Links, Green Villa 2 and Kingson Green Villa on the Sector 16B / Sector 10 belt.
Compare freehold 3 BHK duplex villas in the ₹1.2 to ₹1.5 crore range across Sector 16B, Noida Extension.
Compare with similar projects
| Project | Location | Ownership | Plot | Price band | Possession | Note |
|---|---|---|---|---|---|---|
| Shree Shyam Luxury Villas | Sector 16B, Noida Extension | Freehold | 122–130 sq yd | ₹1.25–1.4 Cr | Ready | Baseline — this project. |
| Real Homez Green Villa 2 | Sector 16B, Noida Extension | Freehold | Similar | Ask | Ready | Sibling by same developer — separate HID 334211. |
| Green Villa 2 | Sector 16B, Noida Extension | Freehold | Similar | Ask | Ready | Different developer. |
| Kingson Green Villa | Sector 16B, Noida Extension | Freehold | Similar | Ask | Ready | Different developer. |
Buyer decision scorecard
Advisory scoring on a 1–10 scale — this is our editorial view, not a marketing rating.
Matured Sector 16B with multiple schools within 2.5 km.
Real clubhouse and gym is rare in this ticket band.
2,200 to 2,350 sq ft plates comfortably fit a 3 BHK family.
Freehold sale deed — verify sibling listing carefully.
Clubhouse and gym on-site.
Ready to move.
~₹5,800 per sq ft with clubhouse premium.
Bigger community than most peers — deeper resale pool.
Fits end-user families wanting owned land plus amenities.
- • Confirm the exact Real Homez legal entity on the sale deed.
- • Confirm the current UP RERA registration number (if any).
- • Confirm current monthly RWA maintenance including clubhouse and gym.
- • Confirm clubhouse and gym operational status on a site visit.
We flag items still being reconfirmed. Advisors will share verified values on WhatsApp before site visit.
- Sibling listing overlap: Same developer runs two similarly named live listings on the same belt.
- Upcoming metro claim: The Aqua Line extension into Greater Noida West is approved but not operational.
Research sources reviewed for this page
| Source | Type | Confidence | Notes |
|---|---|---|---|
| housing.com project 334207 | Portal | Medium | Names the developer as Real Homez. Sector 16B Noida Extension. 30 units, launched Nov 2024. Highlights: clubhouse, gym, ~2.5 km from upcoming metro. |
| housing.com project 334211 | Portal | Supporting | Sibling listing Real Homez Green Villa 2 by the same developer on the same belt. |
| UP RERA public search | Government | Supporting | No public RERA registration 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.
Site & master plan
Floor plans
Developer-issued floor plans by configuration. Click a plan to open the full-size view.
Location map
Frequently asked questions
Is Shree Shyam Luxury Villas the same as Real Homez Green Villa 2?+
No. They are two separate Housing listings by the same developer on the same belt (Shree Shyam HID 334207; Green Villa 2 HID 334211). Confirm the exact Housing ID on the sale deed.
Is it freehold?+
Yes. The plot is registered in the buyer's name on a freehold sale deed.
Is it ready to move?+
Yes. Villas are ready to move.
What is the current price range?+
3 BHK duplex from ₹1.25 crore on 2,200 sq ft plates to ₹1.4 crore on 2,350 sq ft plates. Prices last checked on 23 July 2026.
Are the clubhouse and gym real?+
The developer lists a hi-tech gym and clubhouse as project highlights. Please walk both amenities on site before booking to confirm current operational status.
How far is the upcoming metro?+
The developer advertises about 2.5 km from the upcoming Aqua Line metro extension. This is approved but civil work is pending. Treat as future upside, not current infrastructure.
Can I get a home loan?+
Loan availability depends on the individual property's legal and technical verification process by the lender.
What documents should I review?+
Sale deed and chain of title, mutation (khatauni), sanctioned building plan, OC/CC and property-tax receipts. Confirm Housing ID is 334207.
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