Shri Shyam Villa 2
by INDIHOMZ (OPC) Pvt Ltd
Shri Shyam Villa 2 is a 95-unit ready-to-move freehold community of compact 2 BHK villas by INDIHOMZ (OPC) Pvt Ltd in Sector 10, Noida Extension. The layout sits on approximately 5 acres. Plates are a tight 630 to 900 sq ft built-up. Quoted price is ₹43.3 lakh to ₹61.86 lakh (approximately ₹6,870 per sq ft; excludes maintenance, floor rise, stamp duty, registration and GST). Launched October 2021 with possession from April 2023 — largely complete. Yatharth Super Speciality Hospital, SKS World School and Ace City Square are within reach. Confirm Housing ID on the sale deed.
- Ready to move — no construction risk.
- Entry-ticket 2 BHK under ₹65 lakh with a freehold sale deed.
- Larger 95-unit community on approximately 5 acres — better resale liquidity than an 8-unit micro-project.
- Yatharth Super Speciality Hospital and Ace City Square within reach.
- Compact 630 to 900 sq ft plates — measure bedroom widths carefully in the show villa.
- No UP RERA number published — ask for a written exemption explanation.
- Quoted price excludes maintenance, floor rise, stamp duty, registration and GST — the all-in cost will be higher.
- INDIHOMZ is a small promoter — verify chain of title and delivered inventory on site.
Shri Shyam Villa 2 is a genuine entry-ticket ready freehold 2 BHK community in Sector 10 with 95 units on 5 acres — thicker resale liquidity than micro-projects. The catch is compact plate size (630 to 900 sq ft). Only consider the 900 sq ft plate for comfortable end-use. Ask INDIHOMZ for the written RERA exemption ground.
Configurations & villa sizes
| BHK | Plot | Built-up | Floors | Baths | Terrace | Parking | Status | Price (indicative) |
|---|---|---|---|---|---|---|---|---|
| 2 BHK | ~50 sq yd | 630 sq ft | G+1 | 2 | Top-floor terrace | 1 open | Ready to Move | ₹43.3 L |
| 2 BHK | ~75 sq yd | 900 sq ft | G+1 | 2 | Top-floor terrace | 1 open | Ready to Move | ₹61.86 L |
Floor-plan analysis
Compact 2 BHK duplex plates. Drawing-dining, kitchen and one bedroom on the ground floor. One bedroom above. Measure bedroom widths carefully — 630 sq ft is tight for a 2 BHK and only the 900 sq ft plate offers comfortable end-use widths.
- Current indicative
- 2 BHK from ₹43.3 lakh (630 sq ft) to ₹61.86 lakh (900 sq ft). Approximate rate: ₹6,870 per sq ft. Excludes maintenance, floor rise, stamp duty, registration and GST.
- Resale
- 95-unit community supports better resale liquidity than micro-projects on the belt.
Price last checked 2026-07-23. Prices change frequently — reconfirm before site visit.
- Basic sale priceQuoted per unit.
- Floor riseExtra charge if applicable — confirm the schedule with the seller.
- 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.
- MaintenanceCommunity-level charge — confirm the current monthly figure with the RWA.
- Society transfer and mutationNominal, paid by the buyer.
Ready to move. Possession started April 2023 and the community is largely complete. Inspect the built villa and common areas before booking.
- Structure
- Freehold ownership. The plot is registered in the buyer's name on the sale deed.
- Registry
- Registry happens on payment and handover. Confirm the chain of title going back at least 12 to 30 years.
- RERA
- The listing marks RERA as not applicable. Ask INDIHOMZ for a written explanation of the exemption ground.
- 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 community
- • 24×7 security
- • CCTV surveillance
- • Landscaped park
- • One reserved parking
Location intelligence
Sector 10, Noida Extension — established pocket close to Ace City Square and Yatharth Hospital.
- • SKS World School, Greater Noida West
- • Yatharth Super Speciality Hospital Noida Extension
- • Ace City Square
- • Om Sweets and Namkeen
- • Aqua Line metro extension into Greater Noida West — civil work pending
Proposed infrastructure is not equivalent to operational infrastructure. Timelines can slip.
Commute: Peak-hour drive to Noida Sector 62 IT hubs takes 40 to 60 minutes.
| Destination | Distance / time | Current status | Why it matters |
|---|---|---|---|
| SKS World School | Within reach | Operational | Nearest CBSE school. |
| Yatharth Super Speciality Hospital | Within reach | Operational | Nearest multispeciality hospital. |
| Ace City Square | Within reach | Operational | Nearest organised retail. |
| Eco Village Bus Stop | ~8.1 km | Operational | Nearest bus stop. |
- Ready to move.
- Entry-ticket freehold 2 BHK under ₹65 lakh.
- 95 units on 5 acres — thicker resale liquidity.
- Established Sector 10 pocket.
- Compact 630 to 900 sq ft plates — measure bedroom widths carefully.
- RERA marked not applicable — ask for written exemption ground.
- Quoted price excludes maintenance, floor rise, stamp duty, registration and GST — all-in cost is higher.
- INDIHOMZ is a small promoter — verify chain of title and delivered inventory on site.
- • Small families and first-time buyers with a ₹45 to ₹65 lakh budget wanting a ready freehold 2 BHK villa.
- • Buyers who prefer freehold land over an apartment even at a compact plate size.
- • Buyers who need a full 3 BHK.
- • Buyers who want deep amenity mix — clubhouse and pool.
- Ask the seller to write the Housing ID on the visit card.
- Verify the developer signboard names INDIHOMZ (OPC) Pvt Ltd.
- Measure bedroom widths on the 630 and 900 sq ft plates.
- Inspect delivered inventory and common areas.
- Ask for the RWA maintenance charge and past two years of accounts.
- Please give me the Housing ID for this specific unit.
- Please give me the written RERA exemption ground.
- Please give me the all-inclusive price with stamp duty, maintenance and GST.
- What is the current monthly maintenance and RWA structure?
- Can you show me the completion certificate and chain of title?
Compare with Green Villa 2, Dagar Ashiyana and Real Homez communities on Sector 16B and 10.
Compare freehold entry-ticket 2 and 3 BHK villas in the ₹40 to ₹70 lakh range across Noida Extension.
Compare with similar projects
| Project | Location | Ownership | Plot | Price band | Possession | Note |
|---|---|---|---|---|---|---|
| Shri Shyam Villa 2 | Sector 10, Noida Extension | Freehold | 50–75 sq yd | ₹43–62 L | Ready | Baseline — this project. |
| Yuvraj Villa | Sector 10, Vaidpura | Freehold | ~100 sq yd | ₹78.75 L | Ready | Bigger 3 BHK plate at ₹6,250 per sq ft. |
| Green Villa 2 | Sector 16B, Noida Extension | Freehold | Ask | Ask | Ready | Alternative entry-ticket freehold on Sector 16B. |
Buyer decision scorecard
Advisory scoring on a 1–10 scale — this is our editorial view, not a marketing rating.
Settled Sector 10 pocket.
Schools, hospital, retail within reach.
Compact 630 to 900 sq ft plates.
Freehold — verify RERA exemption ground.
Basic only.
Ready to move.
~₹6,870 per sq ft on compact plates.
95 units support thicker liquidity.
Fits small families wanting entry-ticket freehold.
- • Confirm RERA exemption ground.
- • Confirm Housing ID.
- • Verify completion certificate on site.
We flag items still being reconfirmed. Advisors will share verified values on WhatsApp before site visit.
- RERA exemption ground: 95 units on 5 acres is at the threshold — exemption ground must be documented.
Research sources reviewed for this page
| Source | Type | Confidence | Notes |
|---|---|---|---|
| housing.com listing | Portal | Medium | Names the developer as INDIHOMZ (OPC) Pvt Ltd. Sector 10, Noida Extension. Launched Oct 2021, possession Apr 2023, 95 units on 5 acres. |
| UP RERA public search | Government | Supporting | Listing states RERA not applicable. |
Facts are cross-referenced across official (RERA, authority, developer), portal and supporting sources. Legal facts rely on official sources only.
Floor plans
Developer-issued floor plans by configuration. Click a plan to open the full-size view.
Frequently asked questions
Who is the developer?+
INDIHOMZ (OPC) Pvt Ltd. Confirm the exact legal entity on the sale agreement.
Is it ready to move?+
Yes. Possession started April 2023 and the community is largely complete.
Is it RERA registered?+
The listing marks RERA as not applicable. Ask for a written explanation of the exemption ground.
Is it freehold?+
Yes. The plot is registered in the buyer's name on the sale deed.
What is the price range?+
2 BHK villas on 630 to 900 sq ft plates were quoted between ₹43.3 lakh and ₹61.86 lakh. This excludes maintenance, floor rise, stamp duty, registration and GST. Prices last checked on 23 July 2026.
How large is the community?+
95 units on approximately 5 acres.
Can I get a home loan?+
Loan availability depends on the individual property's legal and technical verification process by the lender.
Also in Noida Extension
Related buyer guides
Ready to see Shri Shyam Villa 2?
Get current unit list, indicative pricing and documentation status. Site visit scheduled after your WhatsApp shortlist.