Sunshine 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

Launch pricing was in the ₹60 lakh band a few years ago.

Current indicative

Ready / resale units typically trade in the ₹0.95–1.70 Cr band depending on plot size, floor plan, facing and condition.

Resale

Resale inventory is thin — one or two units in a given month is normal for a compact community.

Price last checked 2026-07-17. Prices change frequently — reconfirm before site visit.

• Basic sale priceQuoted per unit.
• Registry & stamp dutyAs per UP stamp-duty schedule (typically 7% incl. 1% women rebate) on circle rate or transaction value, whichever is higher.
• ParkingOne covered parking usually included; extra parking chargeable in some layouts.
• Community maintenanceModest community-level charge — predictable given compact size.
• Society transfer / mutationNominal, buyer-borne.

Ready-to-move. Community is populated with families in residence. Individual unit condition varies — physical inspection worthwhile before booking a resale unit.

Structure

Freehold — plot registered in the buyer's name via sale deed.

Registry

Executed on completed units. Verify chain of title for the specific plot.

RERA

Project-level RERA position to be confirmed for each phase; freehold sales may not fall under the same RERA registration.

Authority

Falls under GNIDA jurisdiction, but land title itself 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

• Freehold land title.
• Ready inventory with families in residence.
• Compact walkable community with lower maintenance overhead.
• Budget-friendly entry point.
• Well-served neighbourhood.

• Amenities are basic — no clubhouse, pool or sports courts.
• Small-developer product — governance depends on the RWA.
• Resale inventory is thin.
• Peak-hour commute to Noida city is slow until metro operational.
• Each unit's documentation must be verified independently.

• Physically walk the boundary of the community and rough-measure — a ~4× discrepancy between 3 acres and 3,800 sq yd cannot both be true; confirm which is real.
• Ask the seller to show a sample registered sale deed and read the promoter's legal name off it (not the marketing brand).
• For any 60 sq yd unit, ask to see the sanctioned building plan — a 2,250 sq ft duplex on that plot needs unusual setbacks; verify against GNIDA bye-laws with a local architect on call.
• Confirm on the ground whether the specific unit is an independent detached villa, a row-house or an independent floor — broker copy blurs these.
• Count occupied vs vacant units on a weekday evening — the community's 'families in residence' positioning must hold up in real life.
• Inspect the private terrace usability — some duplex terraces are notionally 200–400 sq ft but partly occupied by mumty / water tank.
• Test water pressure, borewell dependence and STP status — Sector 12 depth belt varies by community.
• Ask the RWA for the last two AGM minutes, monthly maintenance collection percentage and any pending litigation.
• Verify the boundary wall, gate segregation and neighbouring plot ownership — freehold communities routinely share compound walls with unfinished plots.

1. What is the developer / promoter's exact legal name on the sale deed — 'DS Realty (Deepak Singhal)' or 'SK Pride' or someone else? Provide a redacted sample sale deed.
2. What is the UP-RERA registration number for Sunshine Villas? Provide the up-rera.in link. If not registered, why — with the promoter's written non-applicability note.
3. What is the sanctioned project area — 3 acres, ~0.78 acre, or something else? Provide the sanctioned GNIDA layout copy.
4. For the specific unit on offer, what is the sanctioned plot size and built-up area, and does the sanctioned building plan match what is standing today?
5. Has the OC / completion certificate been issued for this specific unit and community?
6. What is the current circle rate applicable in Sector 12 and the last two years of registered transaction values in this community?
7. What is the current monthly RWA maintenance and one-time IFMS / corpus figure?
8. Are there any pending property-tax dues, encumbrance entries or bank NOCs on this unit?
9. Confirm the current lender position on the specific villa before making a financial commitment.
10. Is there any pending dispute with neighbours, the RWA or the promoter on this community?

• Project area: The same broker page states '3 Acres' in the specs box and '3,800 sq yards' (~0.78 acre) in the body copy — a ~4× discrepancy.
• Configuration vs. plot: Copy claims '3 BHK on 60 sq yd (~54 sqm) = 2,250 sq ft duplex' — geometrically inconsistent with GNIDA setbacks for a detached villa; likely conflates a row-house or independent-floor product.
• Promoter identity: Site copy credits 'DS Realty (Deepak Singhal)'; Housing.com URL slug reads 'sk-sunshine-villa-by-sk-pride'. These are two different promoter identities.
• RERA status: 35-unit project on ≥500 sqm is above UP-RERA threshold and should be registered; absence of a number is a red flag, not a neutral 'On Request'.
• Possession status: MIS carries both narratives.