Sector 128 sits on the Noida-Greater Noida Expressway, on the side closest to Delhi. For most buyers, it comes down to two names. The first is Jaypee Wish Town, a large township that spent years in insolvency and is now being completed by the Suraksha Group. The second is a smaller set of newer projects, including Estate 128 by Max Estates and L&T Green Reserve.
The sector suits buyers who want Expressway access, a larger home and a quieter layout, and who can wait out the metro gap. It suits people who need a metro station at the gate less well, at least until the Aqua Line extension is built.
Location and connectivity
Road. The sector runs along the Noida-Greater Noida Expressway, so Greater Noida and the Yamuna Expressway are one straight road away. Driving towards South Delhi, most residents use the Expressway and then the Kalindi Kunj or DND routes. Peak-hour traffic varies a lot, so time the drive yourself at the hours you would commute instead of trusting a brochure figure.
Metro today. There is no metro station inside Sector 128. The nearest Aqua Line station is Sector 137. Reaching Delhi Metro still means riding to Sector 51 and walking across to the Blue Line at Sector 52.
Metro planned. In February 2026 the Union Cabinet approved an 11.56 km Aqua Line extension from Sector 142 to Botanical Garden. It will have eight stations, including Sector 93, Sector 105 and Sector 108, and an interchange with the Blue and Magenta Lines at Botanical Garden. It does not add a station in Sector 128. What it will cut is the transfer time into Delhi from the nearby stations. The completion target reported at approval was about four years, so treat any "metro next door" claim as a long-term benefit, not a current one. We track the two Aqua Line projects separately in Noida Aqua Line extension 2026: two lines, two timelines.
Sector 128 connectivity at a glance:
- Expressway access: direct frontage. In place today.
- Metro: Sector 137 on the Aqua Line is the nearest station. In place, with a Blue Line transfer for Delhi.
- Faster metro into Delhi: the Botanical Garden link via nearby stations. Approved February 2026, under development.
Projects in and around Sector 128
Sector 128 holds three very different kinds of housing: newer low-density projects, a large township still being completed, and, in the next sector, a big office campus. Below, Max Estates' projects come first, followed by those of other developers. The figures are what each developer states publicly. Confirm them on UP-RERA before you rely on them.
Max Estates: Estate 128, Sector 128
Estate 128 is on Link Road, inside the sector. It is a set of large-format homes built at low density, and density is the main thing that separates it from older Expressway stock. Max Estates says the project is planned around its LiveWell philosophy. The table below shows what that means in measurable terms.
Estate 128 at a glance, as stated by the developer:
- Homes: 4 and 5 bedroom units, including townhouses and sky villas
- Unit sizes listed: 2,378 to 2,841 sq ft across four typologies (The Deck, Deck Suite, Terrace, Terrace Suite)
- Density: about 27 units per acre
- Landscape: about 7 acres
- Clubhouse: about 46,000 sq ft ("The Hub")
- Layout: car drop-offs at lower ground level; two units per core
- UP-RERA numbers: UPRERAPRJ446459 (Estate 128) and UPRERAPRJ294911/12/2024 (Estate 128 II)
- Price: on request
- Construction status: see the developer's July 2026 construction update
If you are comparing projects on density, our guide to how to judge low-density luxury projects in Noida explains how to check a homes-per-acre claim. Project-level detail is on our Estate 128 project page.
Max Estates: Estate 105, Sector 105
Estate 105 is Max Estates' newer Expressway project, a few sectors closer to Delhi. Its UP-RERA registration (UPRERAPRJ529777/03/2026) shows a launch date of 19 March 2026. The developer lists four-bedroom residences, duplexes, townhouses and sky villas, with four homes on each floor and private lift lobbies. Its stated price starts at ₹10 crore.
Two details matter for comparison with Estate 128. The project is IGBC Platinum pre-certified (our guide to ESG in real estate explains what green ratings do and do not tell you), and Sector 105 is one of the stations on the approved Aqua Line extension to Botanical Garden. That station is planned, not built.
The developer also lists an elevated jogging track and a car-free ground podium. Features like these are becoming common in new Noida projects, and our piece on homes with walking tracks in Noida looks at why.
Max Estates: Max One, Sector 16B
Max One is the stalled Delhi One project in Sector 16B, near the DND end of Noida, which Max Estates took over. According to the company's March 2026 stock exchange release, it is a mixed-use development of about 10 acres. It combines serviced residences, offices, retail and a club. The residences are listed as bare-shell homes of about 10,000 sq ft, and the release said construction would start shortly. It is far from Sector 128, but it is the other Max Estates residential option in Noida. The company's own head office, Max Towers, is in the same sector.
Max Estates: Max Square offices, Sector 129
For anyone who works on the Expressway, the Max Square campus sits in Sector 129, next door, inside the Jaypee Wish Town area. Max Square One is operational and IGBC Platinum certified. Max Square Two is the newer tower, which the developer describes as about 1.6 million sq ft on a 6.6-acre parcel. For buyers, the point is practical: a large office base within a short drive brings both jobs and rental demand to the area. Our Grade A office space in Noida guide covers the wider office market.
Max Estates in Noida at a glance:
- Estate 128, Sector 128: residential, 4 and 5 bedroom homes. UP-RERA UPRERAPRJ446459 and UPRERAPRJ294911/12/2024.
- Estate 105, Sector 105: residential, 4-bedroom formats. UP-RERA UPRERAPRJ529777/03/2026.
- Max One, Sector 16B: serviced residences in a mixed-use development. UP-RERA UPRERAPRJ9759.
- Max Square One and Two, Sector 129: offices for lease (commercial, so no residential RERA).
The full portfolio, including Gurugram, is covered in Max Estates projects in Delhi NCR.
L&T Green Reserve, Sector 128
L&T Realty's Green Reserve is also inside Sector 128. L&T's 2025-26 annual report lists it among the year's new residential launches, on a land parcel of about 6 acres. L&T's own project page lists 3, 4 and 5 bedroom homes.
The project's RERA registration went through a dispute. In October 2024, the Allahabad High Court held that the project was deemed registered after the regulator did not act on L&T's application in time, as reported at the time. Look up its current registration number and quarterly progress on UP-RERA before you book.
Jaypee Wish Town, Sectors 128 to 134
Wish Town is the large Jaypee township spread across Sectors 128, 129, 131, 133 and 134. Delivery stalled for years and Jaypee Infratech went through insolvency. The Suraksha Group's resolution plan was approved by the NCLT in 2023, and the group is now completing the towers.
In July 2026, Suraksha reported 84 towers with 7,913 homes completed, and occupancy certificates received for 42 towers covering 4,213 homes. Some resale and ready flats in the township now come with an OC. Many do not yet.
For a Wish Town resale flat, check whether its specific tower has an OC. Check whether the flat can be registered now. Ask whether the seller's dues to the developer are cleared.
Further down the Expressway
Buyers who want newer stock and can live further from Delhi often compare Sector 128 with the sectors towards Greater Noida. One example is Godrej Tropical Isle in Sector 146. Sector 150 is another common comparison, covered in our Sector 150 guide. Our list of luxury residential projects in Noida covers more options.
How the Sector 128 options compare:
- Estate 128 (Max Estates), Sector 128: new, low-density, large homes. Main check: RERA progress and possession date.
- L&T Green Reserve, Sector 128: new project with 3 to 5 bedroom homes. Main check: current RERA number and progress.
- Jaypee Wish Town, Sectors 128 to 134: township under completion, with ready and resale flats. Main check: tower-level OC and dues.
- Estate 105 (Max Estates), Sector 105: new project closer to Delhi, with a planned metro station. Main check: RERA timeline.
Daily life: healthcare, education and shopping
Healthcare is the strongest point. Jaypee Hospital is inside the sector. Amity University sits in neighbouring Sector 125. Large malls are a drive away in Sector 18 rather than within walking distance.
If you are comparing it with sectors that have more shops and services nearby, see best sectors in Noida to live in. For monthly running costs once you move in, see the cost of living in Noida.
Trade-offs to weigh
- Metro distance. You will depend on a car or a feeder ride for some years yet.
- Mixed stock. Brand-new low-density projects sit next to a township that is still being finished. That affects resale comparisons and how much construction activity is nearby.
- Expressway traffic. Being on the Expressway helps when roads are clear and hurts at peak hours.
- Price range. The newer projects here sell in the premium segment. Recent sale prices vary widely, so compare like with like: area, floor and possession date. For wider context, see property rates in Delhi NCR and our 2026 view of the NCR luxury market.
Checks before you book in Sector 128
- Look up the exact project on UP-RERA. Match the registration number, promoter name, completion date and quarterly progress against what the sales office tells you. Our RERA explainer covers what that registration protects.
- For a ready or resale flat, ask for the occupancy certificate for that specific tower, not just the project.
- Compare the carpet area in the agreement with the area quoted in sales material.
- Check the circle rate for the sector. Stamp duty is charged on the higher of the deal value and the circle rate value. Our Noida stamp duty guide explains how.
- Read the builder-buyer agreement for delay compensation and the possession clause. Our checklist for vetting a builder lists more questions to ask.
- If you are taking a home loan, work out the EMI at current rates. Our note on the October 2026 repo rate change shows how it affects NCR borrowers.
- Visit at your own commute times, both weekday morning and evening, before deciding.
FAQs
Which is the nearest metro station to Sector 128 Noida?
Sector 137 on the Aqua Line. The planned Botanical Garden extension adds stations in nearby sectors, but none inside Sector 128.
Is Jaypee Wish Town ready to move in?
Parts of it are. By July 2026, occupancy certificates had been received for 42 towers. Check the specific tower before you buy.
Which Max Estates project is in Sector 128?
Estate 128, a project of 4 and 5 bedroom homes registered on UP-RERA as UPRERAPRJ446459, with a second phase registered as UPRERAPRJ294911/12/2024.
Which other Max Estates projects are near Sector 128?
Estate 105 in Sector 105 is the nearest residential project, and the Max Square office campus is next door in Sector 129. Max One, in Sector 16B, is the company's other residential project in Noida.
Which new projects are in Sector 128 Noida?
Estate 128 by Max Estates and Green Reserve by L&T Realty are the newer projects inside the sector. Jaypee Wish Town is the older township, now being completed by the Suraksha Group.
Is Sector 128 good for investment?
That depends on your holding period and the specific project. The metro extension and the completion of Wish Town are the two things most likely to change the sector over the next few years. Neither is a guarantee of price growth. For a wider view, see Noida vs Gurgaon for real estate investment.
