4 BHK Apartment for sale in Sector 94, Noida. 4067 sqft, ₹9.33 Cr. Verified listing with photos & owner contact on PropyMart.
About This Property
M3M The Cullinan in Sector 94, Noida, offers an unparalleled luxury lifestyle with its meticulously designed 4 BHK residences, setting a new benchmark for upscale living in the region. Developed by M3M India, this mixed-use project combines residential opulence with vibrant retail experiences, making it a coveted address for discerning homeowners and investors.
📌 Overview
Experience ultra-luxury living at M3M The Cullinan, a landmark mixed-use development by M3M India in Sector 94, Noida. This 4 BHK apartment spans 4067 sqft and is offered at ₹9.33 Cr, promising an exclusive lifestyle with world-class amenities and strategic connectivity.
📍 Location & Connectivity — Sector 94, Noida, Noida
• Distance to nearest IT hub: Approximately 8-10 km to Sector 135 (Noida Expressway tech corridor) and 12-15 km to Sector 62/63 IT hubs.
• Expressway access: Directly connected to Noida Expressway, offering seamless travel to Delhi, Greater Noida, and Agra. FNG Expressway is also easily accessible, improving connectivity to Ghaziabad and Faridabad.
• Metro: Nearest metro stations include Sector 148A (Aqua Line) approximately 4-5 km away, and Botanical Garden (Blue Line & Aqua Line interchange) approximately 10-12 km away.
• Schools within 3 km: Amity International School, DPS Noida, Genesis Global School.
• Hospitals within 5 km: Jaypee Hospital, Felix Hospital, Yatharth Hospital.
• Shopping: The Great India Place (TGIP), DLF Mall of India, and Gardens Galleria are all within 10-12 km, offering premium retail and entertainment options.
• Jewar International Airport: Approximately 45-50 km, significantly boosting property values and investment potential in the region upon completion.
• Locality appreciation trend: Estimated 8-12% price growth over the next 2-3 years, driven by infrastructure development and Jewar Airport.
🏗️ Project Specifications
• Developer: M3M India
• Project: M3M The Cullinan
• UP-RERA: UPRERAPRJ442214 (Uttar Pradesh RERA approved, protected under RERA Act 2016)
• Status: Under Construction | Possession: Aug 2028
• Configuration: 4 BHK (4067 sqft)
• Total Floors: 40 | Total Units: 374
• Approval: Noida Authority
• Property Type: Mixed Use
🏠 4 BHK Unit Details (based on 4067 sqft)
• Estimated layout: Expansive living room (approx. 450-500 sqft), dedicated dining area (approx. 200-250 sqft), four spacious bedrooms (each approx. 180-250 sqft), large modular kitchen (approx. 150-200 sqft), and 4-5 well-appointed bathrooms.
• Ceiling height: Generous 10.5 ft ceiling height for an airy and grand feel.
• Balconies: Multiple balconies (typically 3-4) offering panoramic views of the Expressway, city skyline, or lush greens, ensuring ample natural light and ventilation.
• Kitchen: Fully modular kitchen with branded fittings, granite countertops, and provision for high-end appliances; size estimate includes utility balcony.
• Master bedroom: Oversized master bedroom (approx. 250 sqft) with attached luxurious bathroom, walk-in wardrobe provision, and private balcony.
• Flooring: Premium Italian marble in living, dining, and common areas; vitrified tiles in bedrooms; anti-skid ceramic tiles in bathrooms and balconies.
• Parking: Dedicated covered parking spaces, typically 2-3 per 4 BHK unit, as per Noida project norms.
• Servant / utility room: Separate servant room with attached toilet, essential for premium 3BHK+ configurations in Noida projects.
🌿 Amenities
• Fitness & Wellness: State-of-the-art Gym, Swimming Pool with deck, Jogging Track, Yoga Deck, Meditation Zone, Spa & Sauna.
• Social & Entertainment: Luxurious Club House, Multipurpose Hall, Party Lawn, Rooftop Lounge, Indoor Games Room (pool, table tennis, carrom), Kids' Play Zone.
• Kids & Family: Children's Play Area, Crèche facility, Outdoor Play Zone, Sand Pit, Kids' Pool.
• Safety & Security: 24/7 Security personnel, CCTV surveillance across common areas, Video Door Phone in each unit, Boom Barrier entry/exit, Fire Safety systems, Gated Community with controlled access.
• Utilities: 24/7 Power Backup, Water Treatment Plant, Rainwater Harvesting system, Solar Panels for common area lighting, High-speed Lifts with rescue device.
• Parking & Transport: Ample Covered Parking, Dedicated Visitor Parking, EV Charging Stations, Bicycle Track.
💰 Price & Financial Breakdown
• Unit price: ₹9.33 Cr | Per sqft: ₹22000/sqft
• Stamp duty & registration: ₹65,33,333 stamp duty (7%) + ₹9,33,333 registration (1%) = ₹74,66,667 total (male buyer); women get 1% rebate on stamp duty on stamp duty component.
• GST: 5% is applicable as the property is under construction.
• Maintenance: Estimated ₹4/sqft/month for 4067 sqft = ₹16,268/month (typical range ₹3–6/sqft/month).
• Floor rise: Expect ₹100–200/sqft extra per floor, common in Noida premium high-rise projects.
• Estimated EMI: ₹6,24,811/month (based on 8.5% p.a. interest, 20-year tenure, 80% LTV).
• Rental yield: Expected 3–5% per annum in the Sector 94, Noida corridor due to high demand for luxury rentals.
• Capital appreciation: Anticipated 8–12% per annum, driven by the strategic location, upcoming Jewar Airport, and robust infrastructure development.
📊 Market Intelligence — Sector 94, Noida
Sector 94, Noida, is rapidly emerging as a premier investment micro-market in 2025, primarily due to its strategic location along the Noida Expressway and proximity to major IT and logistics corridors. The ongoing development of Jewar International Airport is a significant catalyst, promising substantial appreciation in property values across the region. Excellent connectivity via the Metro Aqua Line and well-planned road networks further enhance its appeal. M3M The Cullinan, backed by M3M India's reputation for luxury and timely delivery, stands out in this competitive landscape. Its mixed-use nature, combining high-end residences with retail, offers a unique value proposition, attracting both end-users seeking an elevated lifestyle and investors looking for robust returns in a UP-RERA compliant and Noida Authority approved project.
🏆 Top 5 Reasons to Buy
• 1. M3M India's impeccable reputation for delivering luxury projects like M3M Golfestate and M3M Urbana, ensuring superior construction quality and timely possession.
• 2. Prime location in Sector 94, Noida, offering direct access to Noida Expressway and within 10 km of the bustling IT hub of Sector 135.
• 3. Competitive price of ₹22000/sqft compared to the average luxury segment in Sector 94, Noida, which often exceeds ₹25,000/sqft.
• 4. UP-RERA approved project (UPRERAPRJ442214) safeguarding buyer interests with transparency and accountability.
• 5. Strong investment potential driven by the upcoming Jewar International Airport, projected capital appreciation of 8-12% p.a., and high rental yield potential.
❓ Buyer FAQ — 27 Questions
Q1: What is the exact price of this 4 BHK in Sector 94, Noida?
A: The exact price for this 4 BHK apartment in M3M The Cullinan, Sector 94, Noida, is ₹9.33 Cr.
Q2: What is the UP-RERA registration number and what buyer protections does it give?
A: The UP-RERA registration number is UPRERAPRJ442214. It ensures project transparency, protects against delays, and mandates quality construction.
Q3: What is the possession date and what is the penalty for developer delay under RERA?
A: The possession date is August 2028. Under RERA, developers are liable to pay interest (typically MCLR + 2%) for delayed possession.
Q4: Who is M3M India — how many years, key Noida/NCR projects, reputation?
A: M3M India is a prominent real estate developer with over two decades of experience, known for luxury projects like M3M Golfestate (Gurgaon) and M3M Urbana (Gurgaon). They have a strong reputation for quality and timely delivery.
Q5: What is the price per sqft and how does it compare to Sector 94, Noida sector average?
A: The price per sqft is ₹22000. This is competitive, as the average for luxury projects in Sector 94, Noida, can range from ₹22,000 to ₹28,000+ per sqft.
Q6: Which banks offer home loans for M3M The Cullinan?
A: Leading banks such as HDFC Bank, ICICI Bank, SBI, Axis Bank, and Kotak Mahindra Bank typically offer home loans for RERA-approved projects like M3M The Cullinan.
Q7: What will be the EMI at current rates (8.5% p.a.)?
A: With an 80% LTV, 8.5% p.a. interest, and 20-year tenure, the estimated EMI would be ₹6,24,811 per month.
Q8: What is the stamp duty and registration charge in Uttar Pradesh?
A: In Uttar Pradesh, stamp duty is 7% and registration charge is 1%. For a male buyer, this totals ₹74,66,667 on this property.
Q9: Is GST applicable and how much?
A: Yes, GST is applicable at 5% on the property cost as it is an under-construction project.
Q10: What are the monthly maintenance charges?
A: Estimated monthly maintenance charges are ₹4/sqft, amounting to approximately ₹16,268 for a 4067 sqft unit.
Q11: Is there a floor rise charge — how much per floor?
A: Yes, typically there is a floor rise charge, estimated at ₹100–200 per sqft per floor for premium projects in Noida.
Q12: What amenities are available and what is included in the base price?
A: Amenities include a Swimming Pool, Gym, Club House, and Retail Mall. These are generally included in the base price, though some premium services might incur additional charges.
Q13: Distance to nearest IT hub — Sector 62 / Sector 135 / Noida Expressway tech zone?
A: The closest IT hub is Sector 135 along the Noida Expressway, approximately 8-10 km away. Sector 62/63 are about 12-15 km away.
Q14: Which schools are within 3 km of M3M The Cullinan?
A: Amity International School, DPS Noida, and Genesis Global School are within approximately 3 km of M3M The Cullinan.
Q15: Which hospitals are within 5 km?
A: Jaypee Hospital, Felix Hospital, and Yatharth Hospital are all located within 5 km of the project.
Q16: What are the nearest malls and retail zones?
A: The Great India Place (TGIP), DLF Mall of India, and Gardens Galleria are major retail destinations within 10-12 km.
Q17: What is the metro/transport connectivity — which line and nearest station?
A: The nearest metro station is Sector 148A on the Aqua Line, approximately 4-5 km away, providing excellent public transport connectivity.
Q18: How far is Jewar International Airport and how will it impact prices?
A: Jewar International Airport is approximately 45-50 km away. Its development is a significant growth driver, expected to boost property values by 8-12% annually.
Q19: What rental income can I earn from this property?
A: Given the luxury segment and location, a rental yield of 3-5% per annum is expected, translating to a substantial monthly rental income.
Q20: What is the current resale value trend in Sector 94, Noida?
A: Sector 94, Noida, shows a positive resale value trend, with properties appreciating steadily due to infrastructure development and high demand for luxury housing.
Q21: How does M3M The Cullinan compare to competing projects in Sector 94, Noida?
A: M3M The Cullinan stands out with its mixed-use concept, M3M India's brand reputation, and competitive pricing for its luxury offerings, often surpassing rivals in design and amenities.
Q22: What is the carpet area vs. super built-up area for this 4 BHK?
A: While specific carpet area details require looking at floor plans, for a 4067 sqft super built-up area, the carpet area typically ranges between 65-70% of the super built-up area, approximately 2640-2847 sqft.
Q23: Is the layout Vastu compliant?
A: M3M India projects generally offer Vastu-compliant layouts for several units. Buyers should verify specific unit layouts with the sales team.
Q24: What is the parking arrangement — covered or open?
A: The project offers dedicated covered parking spaces, typically 2-3 slots per 4 BHK unit, ensuring convenience and security.
Q25: Is 24/7 power backup and water supply guaranteed?
A: Yes, 24/7 power backup for common areas and apartments (up to a certain load) and continuous water supply are guaranteed in M3M The Cullinan.
Q26: What legal documents will I receive at possession?
A: Upon possession, you will receive the Sale Deed, Occupancy Certificate (OC), Completion Certificate (CC), and other relevant property documents.
Q27: Is this property eligible under PMAY housing scheme?
A: Given the luxury segment and price point of ₹9.33 Cr, this property is generally not eligible under the Pradhan Mantri Awas Yojana (PMAY) housing scheme.
🏢 About M3M India
• Established: M3M India was established in 2007, marking over 15 years of experience in the real estate sector.
• Key completed projects in NCR/Noida: M3M Golfestate (Gurgaon), M3M Urbana (Gurgaon), M3M Merlin (Gurgaon).
• Known for: M3M India is renowned for its commitment to quality, on-time delivery, innovative designs, and creating iconic luxury and mixed-use developments, focusing on customer satisfaction.
