How Much Do Apartments Cost In Sector 98 Noida Right Now?
Sector 98 Noida flat prices range from budget resale to luxury launches. Here is how to verify real numbers before you buy.
Answer: Public listing platforms show Sector 98 Noida apartment prices spanning roughly ₹4,727 to ₹36,280 per sq ft, with averages quoted anywhere between ₹16,562 and ₹28,560 per sq ft depending on the source. A 2 BHK in or near the sector shows up around ₹47 lakh and above on aggregator sites, while branded luxury launches on the Billionaires' Corridor run into several crores. Always verify exact figures with the project's official page, UP RERA, and IGRSUP before treating any portal number as final.
Evidence-led guide: we do not quote live prices, approvals or returns as our own claims. Verify project-specific facts on the official sources linked below before acting.
What is the actual price range for flats in Sector 98 Noida?
Current public listing data shows a wide spread, roughly ₹4,727 to ₹36,280 per sq ft across Sector 98 inventory on one platform, while a second platform narrows that band to about ₹7,459 to ₹30,800 per sq ft. Averages quoted range from around ₹16,562 per sq ft to ₹28,560 per sq ft depending on which listings the platform is weighting.
This is a wide enough gap that no single number should be treated as the sector's price. The variance exists because Sector 98 contains everything from older, smaller resale units to premium new-launch towers on the Noida Expressway belt, and portals mix these categories differently. Before you anchor on any figure, open the project's own page and cross-check the per-sq-ft rate against the carpet area disclosed under RERA, not the super built-up area often used in marketing.
- Broad range across listings: roughly ₹4,727 to ₹36,280 per sq ft
- Narrower range on a second platform: roughly ₹7,459 to ₹30,800 per sq ft
- Average quoted anywhere between ₹16,562 and ₹28,560 per sq ft
- Treat all portal averages as directional, not authoritative
How much does a 2 BHK cost in Sector 98 Noida?
A defensible public-market answer is around ₹47 lakh and above, but the evidence for an exact sector-wide 2 BHK price is genuinely thin. One listing source shows a 2 BHK at roughly ₹47.5 lakh in nearby Sector 104, and a Noida-wide aggregator shows Sector 98 2 BHK inventory around ₹47 lakh for an approximately 800 sq ft unit. Neither figure should be read as a fixed sector rate.
Sector 98 sits within the Billionaires' Corridor stretch of Sectors 94 to 98, where visible online inventory skews heavily toward premium branded launches rather than compact 2 BHK stock. That means the 2 BHK price you see quoted for the sector is often pulled from adjoining sectors or older resale listings rather than fresh launch inventory. If a 2 BHK is your specific requirement, ask the project sales team directly for the RERA-registered carpet area and unit-wise price list rather than relying on an aggregator's headline figure.
What are the cheapest apartments in Sector 98 for first-time buyers?
The lowest visible listings sit at the bottom of the sector's per-sq-ft band, broadly in the ₹4,700 to ₹5,000 per sq ft range on older or less premium inventory. These tend to be smaller resale units rather than new-launch stock, so the total ticket size can still be manageable even though the per-sq-ft rate looks low.
First-time buyers should treat any listing in this bracket as a starting point for due diligence, not a final number. Confirm the project's UP RERA registration, check whether the unit has a clear, registered sale deed on IGRSUP, and verify the land use and layout approval with Noida Authority before making an offer. A low headline price with an unclear title or unregistered project is a false economy.
- Lowest visible listings around ₹4,700 to ₹5,000 per sq ft
- Usually older or smaller resale units, not new launches
- Verify UP RERA registration before any commitment
- Check registered sale deed history on IGRSUP
- Confirm land use and allotment status with Noida Authority
Why is there such a big price gap within one sector?
The gap exists because Sector 98 is a mixed market spanning budget resale flats to ultra-luxury branded residences, and both categories get counted together on aggregator platforms. A sector that includes both a decades-old resale block and a fresh luxury launch will always show a per-sq-ft range that looks contradictory unless you separate the two categories.
This is common across the Billionaires' Corridor stretch of Sectors 94 to 98, where high-end launches from developers positioning toward ultra-high-net-worth buyers sit near older, smaller developments built for a different buyer profile. The honest response to this variance is to ask which specific project a quoted price refers to, rather than accepting a sector-wide average as meaningful for your own purchase.
How does Sector 98 compare with other Billionaires' Corridor sectors on price signals?
Sector 94, 97 and 98 all show a similar pattern of wide listing variance, because they share the same Noida Expressway corridor positioning and mix of resale and luxury new-launch stock. The comparison below uses only verifiable, checkable criteria: RERA registration status (which every buyer should confirm independently), stated configuration on official project pages, and starting price as published by the project or a cited listing source.
No figure here is this publication's own estimate. Every number is attributed to the listing source or project page it came from, and you should re-verify each one on UP RERA and the project's own page before treating it as current.
| Project/Area | Sector | Configuration shown | Starting price (source-attributed) | Where to verify |
|---|---|---|---|---|
| Sector 98 general listings | Sector 98 | Mixed resale to luxury | Roughly ₹4,727 to ₹36,280 per sq ft on aggregator platforms | UP RERA, project page |
| M3M The Cullinan | Sector 94 | 3, 4, 5 BHK | From about ₹6.8 crore onward per one source | M3M India Noida official website, UP RERA |
| Godrej Properties project, Noida Expressway belt | Check current sector listing | As per official disclosure | Verify on project's official page | UP RERA, Godrej Properties official page |
| Gaurs Group project, Noida Expressway belt | Check current sector listing | As per official disclosure | Verify on project's official page | UP RERA, Gaurs Group official page |
What should you verify before trusting any Sector 98 price quote?
Never rely on a single portal number. Cross-check every figure against at least three sources: the project's own official page, UP RERA's registered project disclosure, and IGRSUP for the registered circle rate and transaction history in that sector.
UP RERA registration will confirm the promoter's legal name, the approved unit plan, the carpet area (as opposed to super built-up area used in most portal listings), and the declared possession timeline. IGRSUP gives you the government's own circle rate for the sector, which is a useful floor reference distinct from market asking price. Noida Authority records confirm the land use category and whether the project has received the necessary approvals for the configuration being sold to you.
- Confirm promoter and project name on UP RERA (up-rera.in)
- Check current circle rate for Sector 98 on IGRSUP (igrsup.gov.in)
- Verify layout, land use and approval status with Noida Authority
- Compare carpet area (RERA) against super built-up area (marketing)
- Ask for the unit-wise price list directly from the project's sales office
Is buying in Sector 98 worth it, or is the price gap a warning sign?
It can be worth it for the right buyer profile, but the wide price gap is a signal to slow down and verify, not a reason to avoid the sector outright. If you are a first-time buyer chasing a budget 2 BHK, the sector's visible inventory skews toward older resale stock and you should scrutinise title and RERA status carefully rather than assume a low per-sq-ft number means a good deal.
If you are looking at a premium branded launch on the Billionaires' Corridor stretch, the higher price reflects a different product category entirely, positioned toward Sector 94 to 98 luxury buyers, and the relevant checks are RERA registration, developer delivery record, and whether the quoted price includes or excludes GST, registration and Transfer Memorandum charges on a leasehold plot. Either way, the verdict on value depends on matching the specific project's RERA disclosure and your own budget against the headline number, not on trusting a sector-wide average.
What about leasehold status and transfer charges in Sector 98?
Most Noida Authority land, including in Sector 98, is allotted on a 99-year leasehold basis rather than freehold, and this affects both resale and financing. Buyers should ask specifically whether the unit price includes registration, stamp duty, and any Transfer Memorandum charge payable to Noida Authority when the lease is transferred from the original allottee to a new buyer.
This is a documented pain point for Noida buyers generally, not specific to Sector 98, but it matters more in a sector with mixed resale and new-launch stock because resale transactions typically require a Transfer Memorandum while a fresh purchase directly from the developer does not. Confirm the exact leasehold terms and any pending dues on the plot before finalising a price, since unresolved Transfer Memorandum charges can add materially to your effective cost.
How to verify this yourself
- Confirm current per-sq-ft asking price directly with the project's sales office or official page
- Check RERA registration, promoter name and carpet area disclosure on UP RERA (up-rera.in)
- Verify circle rate and past transaction history for Sector 98 on IGRSUP (igrsup.gov.in)
- Confirm land use, layout approval and allotment status with Noida Authority
- Ask specifically whether any Transfer Memorandum charge applies to a resale unit before finalising price
- Cross-check metro accessibility and station distance via NMRC if commute is a factor in your decision
Sources and where to verify
- Housing.com Sector 98 Noida price trends
- Housing.com Sector 98 Noida 2 BHK listings
- NoBroker Sector 98 Noida flats for sale
- UP RERA official portal
- IGRSUP official portal
Continue your Noida research
Frequently Asked Questions
What is the average price per sq ft in Sector 98 Noida?+
Public listing platforms disagree, showing averages anywhere from about ₹16,562 to ₹28,560 per sq ft, so treat any single average as directional and verify the specific project's price on its official page and UP RERA.
How much does a 2 BHK cost in Sector 98 Noida?+
Aggregator listings suggest roughly ₹47 lakh and above for a 2 BHK in or near Sector 98, based on an approximately 800 sq ft unit, but confirm the exact price and carpet area with the specific project before relying on this figure.
Are there cheap apartments in Sector 98 for first-time buyers?+
Yes, the lowest visible listings sit around ₹4,700 to ₹5,000 per sq ft, typically older resale stock, but you must verify UP RERA registration and IGRSUP title history before treating any low-priced listing as a safe first purchase.
Is buying an apartment in Sector 98 Noida worth it right now?+
It depends on your buyer profile: budget buyers should carefully verify resale title and RERA status given the sector's mixed inventory, while luxury buyers on the Billionaires' Corridor stretch should check developer delivery record and leasehold terms before treating the higher price as justified.
Why do prices vary so much within Sector 98?+
Because the sector mixes older, smaller resale flats with premium new-launch luxury towers on the Noida Expressway belt, so aggregator platforms blend two very different price categories into one confusing range.
Does Sector 98 have assured-return apartment schemes I should consider?+
Treat any assured-return offer as a due-diligence red flag rather than a benefit; verify the underlying lease registration and RERA disclosure independently, since such schemes are not regulated guarantees and have drawn scrutiny in Indian real estate generally.
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