Noida & Ghaziabad: Prestige vs Godrej vs Sobha

In this blog, we break down the key highlights, pricing strategies, floor plans, and who should ideally invest in each project—whether you’re buying a dream home or scouting for long-term investment potential.

Prestige City, situated in Siddharth Vihar, directly across from Noida Sector 63, is a 62.5-acre development marketed as one of the largest integrated townships in the Ghaziabad-Noida area. Prestige aims to complete this massive project in three phases, with timelines coordinated to ensure that all phases, in addition to a mall and various community amenities, are to be finished in the next five years.

Floor plans are designed with impressive efficiency—super-to-carpet area gaps are limited to 37-42%, partly thanks to smaller balcony spaces, which increase internal usable area. Though some buyers might miss larger balconies, the internal spaciousness appeals to many end-users.

With ~4041 units planned, nearly 2500 have already been sold—a testament to Prestige’s aggressive marketing and early success. However, many early buyers have also expressed frustration over inventory withholding strategies that made it difficult to book preferred options during the EOI process. Prestige City is best suited for buyers from Central Delhi, East Delhi, and Ghaziabad seeking strong connectivity to their workplaces or families.

Godrej Majesty: A Strategic Entry into Greater Noida West!

Godrej Majesty marks Godrej Properties’ debut in Greater Noida West, specifically in Sector 12, with a well-planned project spread over ~8 acres. Godrej’s entry comes with some baggage: past delivery challenges in NCR markets have left buyers wary. However, with a refined planning approach involving local architects like Confluence, the project could match market preferences better than previous Godrej launches.

Godrej’s pricing strategy will determine its success. While the EOI process has seen indicative prices at ₹15,000 sqft, experts believe a launch price of ₹13,500 sqft could attract enough buyers. The project’s floor plan sizes range from ~1500 sqft for 2 BHKs (limited to refuge floors) to 2575 sqft for spacious 4 BHKs. Historically, Godrej’s floor plans in NCR have received mixed reviews for inefficiency and impractical layouts, but local design involvement might change that trend.

The major advantage for Godrej Majesty is its strategic location in Greater Noida West, which historically sees higher demand than Ghaziabad. Buyers originally eyeing Central Noida who cannot find suitable branded launches might consider Godrej Majesty as an alternative — especially if they want to stretch their budget slightly to secure a premium brand.

Sobha’s Greater Noida Project: Boutique Luxury

The final project in our comparison comes from Sobha, which is preparing to launch a boutique residential development in Sector 36, Greater Noida. Covering just 3.5 acres with approximately 300 planned units, it’s the most compact offering of the three but promises to deliver exceptional construction quality — a hallmark of the Sobha brand recognized in cities like Bangalore, Gurugram, and Dubai.

Sobha’s Unit sizes start at 1200 sqft- 2BHK, 1550-1850 sq ft- 3BHK and 2400 sqft - 4 BHK. Expected prices start from ₹1.7 crores for 2 BHKs, rising to ~₹3.36 crores for top-end 4 BHKs — translating to pre-launch pricing of ₹14,000 sq ft or higher. While pricing acceptance in Greater Noida at these levels will be challenging, Sobha’s target buyers aren’t the typical Greater Noida or Ghaziabad residents; instead, they’re buyers who originally planned homes along Noida Expressway but find those projects beyond their reach.

Sobha’s efficient floor plans with lower loading factors (generally below 40%) mean buyers get more usable space compared to Prestige or Godrej — a significant advantage when budgeting for premium homes.

WhiteHat Advice: Who Should Buy Where?

End-users:

• Prestige City works best for buyers from Central/East Delhi and Ghaziabad looking for a grand township with robust amenities. Connectivity is the biggest plus.

• Godrej Majesty is ideal for those who considered Central Noida but can’t find new branded projects within their budget. If Godrej reduces prices closer to ₹13,500 sqft, the project can attract strong interest from Noida extension buyers willing to stretch for a reputed name.

• Sobha’s project suits premium buyers who initially targeted Noida Expressway but found prices there beyond their reach. These buyers value superior construction and efficient layouts.

Investors:

• Short-term investors should avoid these projects due to current market headwinds in NCR residential markets.

• Long-term investors with a 4+ year horizon might see resale prices rise to ₹20,000-22,000 sqft — but this depends entirely on timely, high-quality delivery by the developers.

Final Thoughts

All three projects come from trusted, listed developers with pan-India presence. Prestige City offers scale and township-like living, Godrej Majesty combines a strong brand with a strategic location, and Sobha promises boutique luxury with unmatched quality.