New Residential Projects in Sector 98 Noida: What's Launching Now?

Answer: Sector 98 Noida currently has a mix of ready-to-move luxury inventory (Lotus Greens Isle, Lotus Square) and newer branded-residence launches positioned by Smartworld Developers and M3M. Listed prices span roughly 1.4 crore to over 11 crore depending on project and unit type. This is a premium micro-market, not an affordable-housing pocket, so first-time buyers should verify exact RERA registration, tower-wise pricing and possession dates before paying any token amount.

Evidence-led guide: we do not quote live prices, approvals or returns as our own claims.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 new residential projects are coming up in Sector 98 Noida?

Sector 98 sits on the Noida Expressway within the stretch commonly called the Billionaires' Corridor (Sectors 94-98), and it currently shows both completed luxury towers and newer branded-residence launches rather than a single dominant new project. Lotus Greens Isle and Lotus Square, both from Lotus Greens, appear as ready-to-move 3 and 4 BHK options in listings, giving the sector an existing base of delivered inventory to reference.

On the newer side, Smartworld Residences by Elie Saab is listed in Sector 98 with a launch-stage profile and a possession timeline that listings place around October 2030, which is still several years out and should be cross-checked on the project's UP RERA filing rather than taken from a portal listing alone.

M3M has also disclosed a mixed-use project plan for Plot No. 8 in Sector 98, described on the M3M India Noida official website as an upcoming ultra-luxury branded-residences development with an expected launch window in Q2 of the next financial year. A dated 2026 report in the Hindustan Times additionally referenced M3M bringing an Elie Saab-branded residences plan to Noida with a stated investment figure, though exact unit count, pricing and final RERA registration for that specific tower need independent verification once filed.

Because Sector 98 is still absorbing new land parcels and branded tie-ups, the list of 'launching' projects can shift quickly. Treat any project not yet visible on UP RERA as a pre-launch concept, not a bookable inventory.

Which builders are actively launching apartments in Sector 98 Noida?

Smartworld Developers currently has the clearest active new-launch presence in Sector 98 through Smartworld Residences by Elie Saab, which listings show as a 3/4 BHK branded project with a later possession date, meaning it is still in construction rather than ready stock.

Lotus Greens is a long-standing name in the sector through Lotus Greens Isle and Lotus Square, but based on available listings these read as largely completed or near-complete inventory rather than fresh launches, which makes them useful as a delivery-track reference point for buyers comparing builders.

M3M has disclosed land acquisition and a mixed-use project plan in Sector 98, reported separately by the Economic Times regarding a large Noida land purchase, but the public information available frames this as an upcoming development rather than a fully launched tower with open bookings.

Other NCR developers active in nearby premium segments, such as Godrej Properties, Max Estates, ATS Greens, Gaurs Group and Experion Developers, are not currently documented with Sector 98-specific launches in the sources reviewed, so buyers comparing builder options across the wider Noida Expressway belt should check each developer's own project pages and UP RERA listings directly rather than assuming presence in Sector 98.

• Smartworld Developers: active new-launch profile via Smartworld Residences by Elie Saab
• Lotus Greens: established presence via Lotus Greens Isle and Lotus Square, largely ready-to-move
• M3M: disclosed land parcel and mixed-use plan for Plot No. 8, status upcoming, verify launch on UP RERA
• Portal listings can lag or predate actual RERA registration, always confirm independently

What is the price range for new flats in Sector 98 Noida right now?

Prices in Sector 98 span a wide range because the sector mixes ready luxury stock with newer ultra-premium branded launches, so a single average figure would be misleading. Lower-end listings for Lotus Greens projects show figures around 1.4 crore to about 1.99 crore for 3 and 4 BHK configurations, based on multiple portal listings.

At the premium end, newer branded-residence listings in Sector 98 show figures from roughly 8.55 crore up to 11.73 crore for larger 3 and 4 BHK units, reflecting the ultra-luxury positioning several developers are now targeting in this corridor.

Some marketing pages for branded residences quote a starting figure near 1.90 crore, but this kind of headline number can refer to a specific smaller configuration or an early floor, so it should never be treated as the full price band without checking the builder's official price sheet and the unit-wise RERA filing.

Given how much pricing varies by tower, floor and carpet area within the very same project name, the only reliable way to confirm what you will actually pay is the UP RERA registration page for that exact phase, plus the builder's dated price sheet.

Is Sector 98 a good fit for a first-time or affordable-housing buyer?

Based on current listings, Sector 98 does not function as an affordable-housing micro-market; it is positioned almost entirely around premium and ultra-luxury residential and mixed-use development. A first-time buyer with a strict budget ceiling is unlikely to find meaningful affordable inventory here.

Among the projects visible in the sector, Lotus Greens Isle appears to sit at the lower end of the pricing spectrum found, with listings around 1.44 crore to 1.99 crore, making it the more accessible option relative to the branded ultra-luxury launches, though still a significant ticket size for a true first-time, budget-conscious buyer.

Lotus Square also appears in a relatively lower band on some portals, around 1.4 crore, but other listings for the same project name show figures above 4 crore depending on configuration, underlining why unit-specific verification matters more than a project's headline starting price.

A genuinely budget-focused buyer would do better to use UP RERA's price-filter search across the wider Noida Expressway belt and check the NOIDA Authority's records for any EWS or lower-cost allotments, rather than assuming Sector 98 itself will deliver an affordable option.

How does Sector 98 compare with other projects in the Billionaires' Corridor?

Sector 98 sits within the broader Sector 94-98 Billionaires' Corridor along the Noida Expressway, alongside comparable premium development in adjoining sectors. Within this corridor, the comparison that matters to buyers is not brand reputation alone but documented delivery stage, RERA status and price transparency.

M3M India Noida has disclosed a Sector 98 mixed-use project and a separate branded-residences plan, positioned within this same corridor; its defensible, checkable facts are the disclosed land parcel, the stated plot location, and its RERA-registered status once filed, which buyers should confirm directly rather than rely on marketing copy.

Lotus Greens, by contrast, already has delivered or near-delivered inventory in the same sector through Lotus Greens Isle and Lotus Square, giving it a different kind of verifiable track record, namely completed construction that a buyer can physically inspect today rather than a future delivery promise.

Neither comparison point makes one developer universally 'better'; a buyer prioritising immediate possession should weight Lotus Greens' ready-to-move status, while a buyer comfortable with a longer horizon for an under-construction branded project should weight M3M's or Smartworld's disclosed plans and confirm their respective RERA timelines before deciding.

What should you verify before booking a new flat in Sector 98 Noida?

Before paying any token amount, confirm the project's UP RERA registration number, promoter name, sanctioned tower list, exact carpet area and the legally filed possession date, since marketing brochures and portal listings can differ from the registered filing.

Check the land status with the NOIDA Authority to confirm whether the specific plot is allotted for residential or mixed-use development, which matters for projects still in a pre-launch or early-construction phase like some of the branded residences now being marketed in this sector.

Remember that Noida residential land is typically held on a 99-year leasehold basis from the NOIDA Authority, not freehold, so ask specifically about the lease structure and any Transfer Memorandum charges that apply when a unit changes hands, since these add real cost beyond the quoted sale price.

If a project markets any form of guaranteed rental or 'assured return' arrangement, treat that as a due-diligence red flag requiring independent legal and regulatory verification, not as a selling point; confirm any such lease is properly registered and does not sit outside RERA's disclosure framework.

Finally, cross-check the registered sale deed history for the specific land parcel on IGRSUP where available, and keep a dated copy of the builder's official price sheet so you can hold the developer to the same numbers quoted at the time of booking.

Does Sector 98 face the same oversupply concerns as other Noida retail-heavy sectors?

Sector 98's known commentary centers on residential and mixed-use branded development rather than the kind of standalone retail oversupply discussion seen around malls like Spectrum Metro, Dasnac Arc or Central 50 in Sector 75 and nearby pockets. For a residential buyer, the more relevant risk is concentration of ultra-premium inventory rather than retail footfall competition.

That said, buyers should note that several large branded residential projects are entering the same sector within a similar window, Smartworld's Elie Saab-branded towers and M3M's disclosed mixed-use plan among them. A cluster of premium launches in one micro-market can affect resale pricing and absorption speed, so it is worth checking each project's actual sales velocity and RERA-disclosed unit count rather than assuming unlimited premium demand.

The practical rebuttal to oversupply worry is documentation, not reassurance: ask each developer for its current sold-versus-available unit count as filed with UP RERA, and compare that to the sector's overall under-construction pipeline before committing.

Is buying a new flat in Sector 98 Noida worth it right now?

Whether Sector 98 is worth it depends entirely on your budget band and your risk tolerance for under-construction branded projects versus ready inventory. If you need possession soon and can verify a completed title, Lotus Greens Isle or Lotus Square's ready-to-move status is the lower-risk path, subject to your own site inspection and RERA confirmation.

If you are comfortable with a multi-year horizon and want exposure to the corridor's premium branded-residence trend, projects like Smartworld Residences by Elie Saab or M3M's disclosed Sector 98 plan may suit you, but only after confirming RERA registration, the construction-linked payment plan, and the legally filed possession date, since a 2030-range timeline listed on a portal is not a guarantee.

This is not a verdict that buying here will produce profit; property outcomes depend on execution, market absorption and your personal holding period. The only responsible position is conditional: proceed if your own RERA, Authority and legal checks confirm the numbers you were shown, and hold off if any of those checks cannot be completed before you are asked to pay.

How to verify this yourself

• Confirm each project's UP RERA registration number, promoter name, carpet area and legally filed possession date before paying any token amount
• Verify land allotment and plot status (residential or mixed-use) with the NOIDA Authority for any project still under construction
• Check that the property is on a 99-year leasehold basis and ask about applicable Transfer Memorandum charges before transfer
• Cross-check registered sale deed and title history on IGRSUP where available for the specific project land
• Request each developer's current sold-versus-available unit count as filed with UP RERA to gauge real demand, not marketing claims

Sources and where to verify

• UP RERA official portal
• Square Yards: Projects in Sector 98 Noida
• Housing.com: Sector 98 Noida overview
• Economic Times: M3M acquires Noida land for mixed-use development
• Hindustan Times: M3M brings Elie Saab branded residences to Noida

Continue your Noida research

• Flats for Sale in Sector 98 Noida: What's Actually Available in 2026?
• How Much Do Apartments Cost In Sector 98 Noida Right Now?
• Luxury Apartments in Sector 98 Noida: What Do They Cost?