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Saya Homes · Noida

Saya Piazza · Retail Shop

Sector 131720 sqft retail720 sqft RERA Commercial · UP RERA listed

Guidance price

₹ 2.95 Cr

EMI ₹ 1.95 L / mo · ₹40,972/sqft

Trust Engine™ · Verification & Risk

Exceptional trust on this property.

Exceptional verification depth. Buyer can proceed with standard due diligence.

Trust Score

93/100

Verification & Risk

Confidence Index

84/100

Investment quality

Trust Score 97 ≠ PCI 92

PCI measures investment quality. Trust Score measures verification depth and risk profile. Both matter.

10 of 11 checks passed

Every signal expands to show why, source and the date it was last verified.

Verified by Realtta Verification Desk

Multi-source: registry, RERA, on-site inspection, AI cross-check. · Last audit 31 Jul 2026.

Trust Center

11 verification checkpoints

Property DNA

How this property fits eight buyer profiles

Family friendly

★★★★★

Schools, parks and safety scores are strong.

Investment

★★★★★

Backed by 5-year price trend and demand index.

Rental yield

★★★★★

92% absorption in this micro-market.

Luxury

★★★★★

Mid-premium build.

Retirement

★★★★★

Quiet block; hospital under 3 km.

Students

★★★★★

Layout and rent fit students partially.

Commercial

★★★★★

Best suited as a residential asset.

Future growth

★★★★★

Three confirmed infra catalysts inside 36 months.

Property Timeline

From land acquisition to today

  1. Land acquired

    2018

    Plot allotted by Noida Authority; title transferred.

  2. RERA registration

    2019

    Registered with UP RERA · Commercial · UP RERA listed.

  3. Construction started

    2020

    Foundation cleared; phase-wise milestones tracked.

  4. Tower completion

    2024

    Structure topped out; finishing complete.

  5. Occupation Certificate

    2024

    OC issued by Noida Authority.

  6. Possession

    2025

    Handover concluded for delivered towers.

  7. Available for sale

    Today

    Listed by Realtta-verified advisor · ₹ 2.95 Cr.

Price Fairness

Fairly priced · -1% vs locality median

Fairly priced

Within ±3% of locality median. Pricing aligns with recent registered comparables.

This property

₹40,972/sqft

Locality median

₹41,382/sqft

Delta

-1%

Live comparables

  • Saya Homes Phase II₹40,554/sqft -2%
  • Neighbour project · Sector 131₹42,210/sqft +2%
  • Adjacent sector benchmark₹39,313/sqft -5%

Document Center

6 of 9 verified

RERA Registration

Verified

UP RERA · 4 pages

Approved Floor Plan

Verified

Saya Homes · 6 pages

Project Brochure

Verified

Saya Homes · 28 pages

Title Deed (30y chain)

Verified

Sub-registrar · 12 pages

Statutory Approvals

Verified

Noida Authority · 9 pages

NOCs (Fire, Pollution, AAI)

Verified

Statutory bodies · 7 pages

Completion Certificate

Pending

Noida Authority · 3 pages

Awaiting final inspection sign-off.

Occupation Certificate

Pending

Noida Authority · 2 pages

Issued on possession.

Possession Letter

Unavailable

Saya Homes · 1 pages

Available at handover.

Negotiation Intelligence

4% typical headroom on this asset

Headline price

4% discount

Most builders settle within this band for genuine buyers.

Floor rise

Waiver of ₹100–200/sqft

Easier to negotiate on mid-floors than premium floors.

Car parking

1 covered parking free

Standard concession for ready-to-move and near-ready units.

Registration

50% stamp duty borne by builder

Frequent festive-quarter offer; ask for it.

Loan offers

Subvention or processing fee waiver

Top 5 banks have empanelment with this project.

Interiors

Modular kitchen + 2 wardrobes

Easier than cash discounts; protects builder's headline.

Negotiation checklist

  • Ask for the last 3 registered sale deeds in this tower for true comps.
  • Negotiate maintenance for the first 12 months separately.
  • Insist on a written possession date with a delay penalty clause.
  • Confirm tax invoice break-up (BSP, EDC/IDC, GST, PLC) on letterhead.
  • Get society and electricity meter transfer commitments in writing.

Property Health

Overall · Good

Legal

Good

Title, RERA and approvals are clean and current.

Construction

Good

Independent inspection completed.

Financial

Good

Builder rating AA-, escrow compliant.

Investment

Good

5y appreciation trend matches locality leaders.

Rental

Good

92% absorption; yield 30 bps above median.

Documentation

Good

All primary docs on file. Minor pending noted.

Buyer Checklist

0/8 done · 0%

Trust Badges

Earned on this property

RERA Compliant Verified Builder Verified Documents High Rental Yield Trusted Investment

Trust History

Provenance

Verified by
Realtta Verification Desk
Method
Multi-source: registry, RERA, on-site inspection, AI cross-check.
Last audit
31 Jul 2026

Transparency is the product. Every signal can be traced to a registry, a document, or a Realtta field inspection.

Property Intelligence

Your decision-making assistant for Saya Piazza · Retail Shop

Recommendation

Considered buy

Investment outlook

Watch

Rental yield

3.3%

Confidence Index

84/100

"Under-construction 720 sqft retail in Sector 131 — watch long-term play with construction-linked payments till Tenanted (lease 5 yrs)."

Buy this if you are…

  • End-use families
  • First-home buyers within ₹2 Cr band

Look elsewhere if you are…

  • Pure short-term flippers (under 24 months)

Lifestyle fit

Standard NCR society life — covered parking, amenity deck, 24×7 security.

Budget band ₹ 2.95 Cr ± 8% · EMI ₹ 1.95 L / mo

Property Intelligence is derived from Realtta's Property Graph — Builder, Locality, Metro, Schools, Hospitals, Passport, Documents and Loans are all connected nodes. Insights evolve as you browse.

Trust · Confidence

Property Confidence Index

Property Confidence Index™

84 / 100

A composite trust score blended from 8 independent signals. Tap any row to see exactly how the score was calculated.

84PCI

  • RERA, OC, EC and society NOC have been reviewed by an independent counsel.

    RERA verifiedTitle cleanCounsel reviewed

    Weight in composite: 18%

Due diligence · Audit trail

Property Passport

The complete dossier — ownership, approvals, price history, rental record, risk analysis. Downloadable, sharable, defensible.

Property Passport™

Saya Piazza · Retail Shop

Sector 131, Noida · Saya Homes · Built 2018

Certificate RLT-NOI-2026-SAYA

Issued 12 May 2026

Ownership History

  • 2018Original allotment by Saya Homes.
  • 2021Mutated to current owner. Khata transferred.
  • 2024EC (Encumbrance Certificate) refreshed. Clean.
  • 2026Inspected by Realtta-certified surveyor. Listed.

Approvals & Documentation

  • RERA RegistrationVerified
  • Occupation CertificateVerified
  • Khata-A / Property TaxVerified
  • Encumbrance Certificate (30y)Verified
  • Society NOCPending
  • Bank Approvals (Top 5)Verified

Price History

  • 2018 · ₹26,632/sqftLaunch price
  • 2021 · ₹31,958/sqftMid-cycle
  • 2024 · ₹38,104/sqftResale baseline
  • Today · ₹40,972/sqftCurrent ask

Rental History

  • 2023 · ₹68,000/moYield 3.1%
  • 2024 · ₹78,000/moYield 3.3%
  • 2025 · ₹92,000/moYield 3.6%

Risk Analysis

  • LowTitle clean for last 3 owners — verified by independent counsel.
  • LowBuilder has zero ongoing RERA complaints in this corridor.
  • MediumSociety maintenance arrears noted in 2 of 84 units — discuss in negotiation.

AI Summary

Above-median trust for this asset class in Noida. Recommend independent structural inspection before final offer.

This Passport is generated under Realtta's independent audit protocol.

Re-verified quarterly

Market · Live

Price Intelligence

How this property is priced today, where it sits versus the locality, and where AI expects it to go.

Current ₹/sqft

₹40,972

-3.8% vs locality median

Locality median

₹42,611

90-day rolling average

5-yr projection

₹58,180

+42.0% expected appreciation

2022202320242025Today2028E2031E
Actual trades AI projectionMax ₹61,671 · Min ₹30,041

Builder · Track record

Builder Intelligence

Builder rating

4.6 / 5

Aggregated across 1,840 reviews

Projects delivered

38

Across 6 cities

Avg delay

3.2 months

Last 10 deliveries

Financial strength

AA-

ICRA long-term rating

Property Intelligence · Builder — Saya Homes has a consistent delivery track record in Noida. Construction quality scores in the top quartile of peer builders. Two minor RERA complaints in the last 24 months, both resolved. Strong balance sheet supports timely delivery on under-construction projects.

Locality · Lifestyle

Locality Intelligence

Sector 131 is one of Noida's most established residential corridors. The area blends mature social infrastructure with active redevelopment. Connectivity is anchored by metro access within 600 m and an arterial road network feeding the city's primary tech and business districts. Air quality sits in the moderate band, with green cover above the city average.

Schools

12 within 2 km

5 rated 8+

Hospitals

8 within 3 km

2 multi-specialty

Metro

600 m

5 min walk

Parks

3 within 1 km

One 22-acre park

Office hubs

4 km

20 min by car

Traffic

Moderate

Peak 18 min delay

Crime index

Low

3.2 / 10

Air quality

AQI 86

Moderate

Noise

48 dB avg

Quiet residential

Returns · ROI

Investment & Rental Analysis

Appreciation (5y)

+42%

Projected

Rental yield

3.4%

Net of maintenance

Capital growth

7.3% CAGR

ROI (10y)

2.1×

Payback

11 years

At current rent

Demand index

High

Property Intelligence · Investment — Suitable for a 7–10 year horizon. The price-to-rent gap is favourable versus the locality benchmark, with rental absorption above 92% for comparable units. Hold-for-appreciation thesis is stronger than the rental-only thesis.

Layouts

Floor Plans

LivingKitchenBed 1MasterBed 2

A · 1,420 sqft

East-facing · 3 BHK · 2 baths

LivingKitchenBed 2MasterBed 2

B · 1,620 sqft

East-facing · 3 BHK · 2 baths

LivingKitchenBed 3MasterBed 2

C · 1,880 sqft

East-facing · 3 BHK · 2 baths

Inside the project

Amenities

Clubhouse
Pool
Gym
Kids play
EV charging
Co-working
Wi-Fi campus
24/7 security
Visitor parking
Yoga deck
Pet park
Library

Build · Progress

Construction Progress

Overall completion

68%

  1. Excavation & foundation

    100%

  2. Structure (RCC) — 22 of 28 floors

    78%

  3. Brickwork & plastering

    45%

  4. MEP & finishes

    12%

  5. Handover

    Tenanted (lease 5 yrs)

Finance · Loan

Loan & EMI Calculator

₹2.95 Cr
20% · ₹59.0 L
8.50% p.a.
20 years

Monthly EMI

₹2.0 L

Loan

₹2.36 Cr

Interest

₹2.56 Cr

Total

₹4.92 Cr

PrincipalInterest

AI Loan Advisor: You qualify for ₹271L at HDFC (8.45%) and SBI (8.50%) based on a ₹2L/mo income profile. Pre-approval takes 24 hours.

Around you

Neighbourhood Explorer

Commute time to anywhere — calculated live by AI traffic models.

School · 600m
Hospital · 1.2km
Metro · 600m
Tech Park · 4km
Park · 800m

Commute time

From this property · live traffic

  • Airport 38 min 55 min
  • CBD 22 min 30 min
  • Tech corridor 14 min 20 min
  • Top school 6 min 12 min
  • Hospital 8 min —

Future infrastructure timeline

  1. 2026

    Metro Phase 2 extension opens — direct CBD link.

  2. 2027

    New 6-lane peripheral road reduces commute to airport by 18 min.

  3. 2028

    International school campus opens 1.2 km away.

  4. 2029

    City's largest urban park (220 acres) completes adjacent.

Buyer questions

Frequently asked questions

Is this property a good investment?
Based on the locality CAGR, builder track record, and current price-fit, this property scores in the top quartile for 5-yr appreciation potential. AI assigns it a Strong investment outlook.
What is the actual carpet area vs super built-up?
Carpet area is 720 sqft. Super built-up is approximately 950 sqft (loading factor 32%).
What are the hidden costs beyond the listed price?
Stamp duty (~5–6%), registration (~1%), GST on under-construction (~5%), parking (₹2–5L), club membership (₹50K–2L), and 12 months' maintenance deposit. Your advisor will provide a full ledger.
Can I negotiate? How much?
Comparable units closed 2.8% below list in the last quarter. Anchor at 3–4% below ask. Construction-linked plans have more room than ready-to-move.
What documents must I verify before booking?
RERA, OC, Khata, EC (30y), title deed chain, building plan approval, fire NOC, society NOC. Realtta's Property Passport pre-verifies all of these.

Take the next step

Book a site visit

Pick a slot

Your advisor will accompany you. No pressure tactics — just facts.

Your Property Advisor

AM

Aarav Mehta

9+ yrs · Noida specialist

4.9 · 240 closed

EN · HI · KN Replies in 8 min Video tours available

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Why this match: Same intent in Noida, similar 720 layout, comparable PCI (88). Expressway frontage.