From M3M’s Noida land bet to County’s Gurugram entry, NCR real estate developers look beyond home turfM3M’s ₹1,839-crore Noida land bid comes as Noida-based County Group announces a ₹2,500-crore ultra-luxury project in Gurugram. The move signals how the boundaries between NCR’s markets are blurring
The lines between NCR’s real estate markets are beginning to blur. Gurugram-based M3M’s ₹1,839-crore land bet in Noida comes as developers from Noida increasingly set their sights on Gurugram and Delhi, signalling a broader shift in how the region’s real estate landscape is evolving. Earlier this week, M3M India emerged as the highest bidder for a 12.5-acre mixed-use parcel in Noida’s Sector 108 for ₹1,839 crore, more than double the Noida Authority’s reserve price of ₹835 crore. The bid translates to nearly ₹147 crore an acre and is among the largest land transactions in the city in recent years. DLF was also a bidder and had reportedly offered ₹1,740 crore. Including stamp duty and other government charges of nearly ₹150 crore, M3M’s total outlay is expected to approach ₹2,000 crore, media reports quoted Noida Authority officials as saying. The land parcel is designated for mixed-use development, allowing both commercial and residential development. Sector 108 has access to the Noida Expressway and the city’s IT/ITeS hub. The area is also expected to gain metro connectivity through the proposed Botanical Garden–Sector 142 corridor. Real estate experts attributed the aggressive bidding to the scarcity of commercial land in Noida. NCR developers look beyond their home turfThe M3M deal is part of a broader trend of developers looking beyond their home markets. Noida-based County Group announced this week that it will invest ₹2,500 crore in an ultra-luxury residential project in Gurugram’s Sector 88A. The 24-acre project will comprise 844 apartments and is scheduled for completion by 2032. In August this year, Noida-based Max Estates acquired an 84.71-acre land parcel in West Delhi through a share-swap transaction valued at ₹420 crore, marking its entry into Delhi’s residential real estate market. The land is expected to offer 4–6 million sq ft of developable area, with an estimated revenue potential of ₹10,000–12,000 crore. Max Estates already has residential projects in both Gurugram and Noida. The trend works both ways. Gurugram-based M3M is expanding into Noida, while Gurugram has attracted developers from Mumbai and Bengaluru, including Godrej Properties, Tata Housing, Oberoi Realty and Prestige Group. “Premium real estate has historically been concentrated in Gurugram. The entry of more developers and diversification of projects across Noida and Gurugram is healthy for the market. A mature market cannot remain skewed towards one end of the spectrum,” say real estate experts. Noida’s growing premium housing segment, including a series of branded residence launches, indicates that the city is moving beyond its earlier perception as primarily an office or back-office market. The upcoming airport, expanding commercial market and improving connectivity are also strengthening its appeal. At the same time, Gurugram has the depth and demand to absorb developers from across markets, much like Mumbai has attracted developers from Bengaluru and other cities. For homebuyers, this increasing ‘cross-pollination’ could mean greater choice and competition. Developers are looking beyond their traditional markets to tap new opportunities, while buyers stand to benefit from a wider range of projects, developers and product formats, say experts. Noida’s aggressive land marketM3M’s latest acquisition adds to a series of aggressive land bids in Noida, where the scarcity of developable land has intensified competition. It should be noted that in 2022, the Noida Authority changed its land payment terms: developers who were earlier required to pay a minimum 10% upfront and the remaining amount over five to seven years are now required to pay the full amount within 90 days of allotment. This gives established developers an edge when competing for prime land parcels. At the same time, land values have risen sharply following the commencement of commercial flight operations in the Noida International Airport, further intensifying investor interest in the market.
In 2008, BPTP Capital City had offered ₹1.3 lakh per sq metre for a 95-acre plot in Sector 94, valuing the deal at ₹5,006 crore. The developer later surrendered part of the land under an exit policy announced by the Uttar Pradesh government and eventually paid ₹1,300 crore for the 21 acres it retained. In January 2025, M3M won a 23,570 sq metre commercial plot for more than ₹400 crore. IKEA bought a 12.3-acre commercial plot in Sector 51 for ₹850 crore in 2021. It plans to develop a retail store, hotel, office towers and co-working spaces on the site. M3M India, through its subsidiary Lavish Buildmart, acquired a 12-acre parcel in Sector 94 for ₹827 crore in November 2022 to develop M3M The Cullinan, comprising luxury retail and dining spaces. The trend is not limited to NCR. Last month, a 5.25-acre plot in Hyderabad’s Raidurg area sold for ₹1,386 crore, fetching a record ₹264 crore per acre in an e-auction conducted by the Telangana Industrial Infrastructure Corporation (TGIIC). The broader message for NCR is clear: developers are increasingly willing to cross city and market boundaries, while strong demand for premium housing and commercial space is creating opportunities in Gurugram, Noida and even in Delhi. Earlier this week, real estate consultant Cushman & Wakefield released a report ‘Building India: Land Markets Define the Next Development Frontier’, which highlighted that 18,158 acres were transacted across more than 880 deals in 33 cities between 2021 and March 2026. The deals include outright purchases as well as joint development agreements. These plots were acquired to develop projects across different asset classes, including residential, commercial (offices and malls), logistics & industrial parks, and data centres. Thanks for reading! Subscribe for free to receive new posts and support my work.
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