The Noida Expressway has quickly become one of India’s most preferred commercial corridors for investors, developers and multinational companies business interests alike. It is a six-lane, 25-kilometer expressway connecting from Noida to Greater Noida and represents a link road that is serving as an economic driver for the region. The presence of complementary infrastructure, availability of metro service, proximity to Delhi, more upcoming mega projects (Noida International Airport) is fueling the recent boom of commercial projects in the stretch. In this blog, we highlight the various commercial schemes along the Noida Expressway with a description of their features, sectors, and investment opportunities.
Why is Noida Expressway the Commercial Heart of NCR
In the last decade, the Noida-Greater Noida Expressway emerged as one of the most robust economic corridors in the National Capital Region (NCR). Its 25 kilometers have not only transformed commercial real estate dynamics in the region by providing the optimal combination of connectivity, infrastructure, quality of life, and investment opportunity, but also provide a measure of a geographical stretch warranted for its redevelopment cash flow.
Strategic Location & Unmatched Connectivity
The Noida-Greater Noida Expressway is the backbone of NCR which connects all of the main regions including Delhi, Noida, Greater Noida and Jewar airport, congestion free via a six lane highway.In terms of logistics, the close proximity to the DND Flyway, Yamuna Expressway, Eastern Peripheral Expressway, and the FNG Corridor position it like no other area. Metro connectivity along the Aqua and Blue lines also improves flexibility for workforce mobility and daily commuting making it an ideal destination for businesses, offices and retail solutions.
Planned Urban Development
Unlike older dense regions in NCR, the sectors along the Noida expressway (94, 98, 129, 132, 133, 140A, and 153) have been designed using urban planning principles for modern infrastructure. Wide roads, clearly defined zoning, prominent green buffers, and designated commercial pockets provide a clean, expandable, and organized commercial environment. All of this planned development builds in capacity for expansion while minimizing the operational and administrative challenges businesses and investors alike encounter.
High-End Commercial Projects & Infrastructure
Some of NCR’s most prominent commercial projects can be found on the Expressway corridor, such as M3M The Cullinan, Bhutani Cyberthum, Fairfox EON, Sikka Mall and Saya Status. These Grade-A developments are a mixture of office, high-street retail, malls and tech parks with advanced amenities and sustainable building designs and world-class architecture. Moreover, when added to future-defining projects (like the Noida International Airport and Film City), this corridor will establish itself as a hotbed of commercial innovation in North India.
Growing Business Ecosystem
Top Indian and international businesses, particularly in the IT/ITES, fintech and e-commerce space, are in the process of establishing offices on the Expressway. The business ecosystem is changing rapidly with co-working, business parks, and corporate campuses. The businesses are creating a self-sustaining commercial zone with job and economic activity and opportunities for collaboration.
Dense Residential Catchment & Consumer Base
The Noida Expressway is supported by the following significant advantage: access to established and developing residential neighborhoods, which creates a steady and high-value footfall due to quality housing societies, established educational institutions such as Amity University, established hospitals like Jaypee Hospitals, and young and burgeoning working population. For commercial real estate occupiers, retail brands, cafes, service and health services, entertainment and amusements etc. this creates a robust and non-dwindled demand opportunity.
Strong Rental Yield & Capital Appreciation
Commercial real estate in the Expressway corridor has performed well in categories of targeted rental revenue and depreciation of asset value. Projects in sectors 132, 140A, and 94 have provided steady revenue and demand continues to grow. Secondly, as the area further develops with infrastructure like Jewar Airport, parks for data centres, etc.; property prices are on the incline offering short- and longer-term investment prospect to occupiers alike.
Smart City Integration & Future-Readiness
Lastly, Noida is one of many areas under the Smart City strategy of India. Noida will empower the Expressway corridor with the Smart City vision of intelligent infrastructure, LEED buildings, digital connectivity and sustainable utilities. Smart City corridor will include utilities like smart impact transportation, solar powered nodes, waste recycling and green architecture which will not allow the area to plan intelligently and operate sustainably, including smart investors and environmentally friendly businesses.
Available projects
1. M3M The Cullinan – Sector 94
M3M The Cullinan is one of the most is one of the most luxurious commercial and mixed used properties along the Noida-Greater Noida Expressway. The project itself is 12.85 acres and located in sector 93. The project consists of excessive luxury including grade-A office space, luxury retail space, and luxury residential towers, some of them branded ‘Trump’. The inclusion of access to the DND flyway and all major roadways, allows the occupants of the Cullinan to transit to South Delhi, Central Noida, and NCR with speed. The Cullinan Avenue, or commercial stretch of the Cullinan, includes world class retail space, and the storefronts, designs, and layouts, are pedestrian friendly by world class standards. There are also metro stations located very close to the project, which further connects the project to elite infrastructure, luxury retail options, luxury cafes, and other high-end brands seeking not only exclusivity, but also high visibility. This project represents one of the very features of truly luxury retail, cafes, and high-end brands, seeking exclusivity, and guided by metrics, preferably with high visibility.
2. Bhutani Cyberthum – Sector 140A
Easily one of the most iconic developments on the Noida Expressway, Cyberthum by Bhutani Group features twin towers of 46 storeys housing premium office space and retail. The development boasts over 1 million sq. ft. built-up area, and comes with integrated offerings like sky lounges, high-speed lifts, climate responsive architecture, and even a rooftop infinity pool. The retail component benefits from very high visibility and an inherent customer base of office goers. Conveniently located near the Noida-Greater Noida Expressway and adjacent to the FNG Corridor, Bhutani Cyberthum Resale provides an unbeatable combination of connectivity and is ideal for tech companies, co-working spaces and destination retail brands.
3. Fairfox EON (Eye of Noida) – Sector 140A
Fairfox EON is another very interesting project in Sector 140A which is a mixed-use development of 13.65 acres, which will include retail, studio apartments and IT / ITES office in a flex layout. EON is designed to be future ready and has features including double height retail shops, family entertainment zone, drop off zones for both towers. EON has direct access through the Expressway, is located near metro stations, and meets the needs of investors and end users of a mixed-use, varied commercial property. EON is a good location for start-up companies, mid size IT firms, and high street retailers that value both affordability and location.
4. Sikka Mall of Noida – Sector 98
Sikka Mall of Noida is a ready to move lifestyle destination located in Sector 98 exactly on Noida Expressway. There are retail stores, food courts, multiplex, business suites all under one roof. There is incredible rack presence on the expressway, some road visibility, and not far from the residential sector, with the close proximity to some office use and high and open foot traffic to a mall on Expressway, the potential investment opportunity for future rental yields is strong. SKM has low upkeep costs, purpose built structures, established infrastructure, and retail elements in existence for more investment interest. The tenant mix will be fashion/lifestyle/food/entertainment concepts.
5. Bhutani Avenue 133 – Sector 133
Like Changi International Airport in Singapore, Bhutani Avenue 133 has themed zones with indoor waterfalls, interactive gaming zones, and experiential food plazas. Uses include retail shops, kiosks and restaurants with various sizes. This project is on the western side of Sector 133 near the new Amity University and a recent Jaypee Hospital, and dense residential areas. Bhutani Avenue 133 Resale represents a strong opportunity for F&B brands, casual retail outlets, and lifestyle brands because of the high footfall opportunities from various schools, workplaces, and healthcare providers nearby.
6. Saya Status (Saya Mall) – Sector 129
Marketed as India’s tallest mall, Saya Status in Sector 129, is a luxury commercial development offering premium retail and entertainment options. Saya Status has a huge GLA across a large site and on nine levels. It includes a stunning glass façade, and large atriums, and great internal movement. Saya Status was located purposefully by Amity University, adjacent to a number of IT parks in India. This meant that they could take advantage of passing trade, enabling them to become a retail and entertainment centre on the expressway. The project presents opportunities for brands, looking for flagship store frontages or anchor type end destinations.
7. Paras Avenue – Sector 129
Paras Avenue, a state-of-the-art commercial floor space development, located in Sector 129 on the Expressway, is an exciting blend of retail shop and boutique office space. This project will feature open plazas, wide boulevards and first-class landscaping that will make it visually inviting for visitors, consumers and retailers. In addition, Paras Avenue is strategically located with close access to a number of residential sectors, schools, and universities which ensures there will be a steady flow of pedestrian traffic. Paras Avenue will also cater to mid-range retail outlets, boutique brands, and small businesses looking for a place with a notable business address.
8. ACE 153 – Sector 153
ACE 153 is situated in Sector 153 on the Expressway and has positioned itself as a tech and innovation gateway for IT/ITES companies, startups, and mod office users. With over 20,000 sq. meters of commercial space, ACE 153 promotes flexible interactive workspaces, collaborative workspace areas and high street retail. Sector 153 is still a developing sector along the Expressway, and ACE here is predominantly targeting tech and innovation companies, and others that require the business profile in order to grow. The site is very close to Greater Noida and with Noida Airport about to open, ACE is definitely strategically located for the future.
9. One FNG Group 108
One FNG, Sector 142 Noida, is an upscale commercial development providing a diverse selection of Grade A offices and retail outlets, with great connectivity. The development’s location off the Noida-Greater Noida Expressway, just a short walk from the Sector 142 Metro Station ensures great visibility and access. One FNG is being developed on an area of 14.46 acres, consists of G+1 retail blocks, high-rise office towers, open green spaces, electric vehicle (EV) charging pods, and is to be IGBC pre-certified. With flexible payment plans available, office prices begin at ₹10,800/sq. ft. and retail from ₹27,000/sq. ft., One FNG promises to be an attractive proposition for investors and/or businesses that are looking to invest in a high-growth area in Noida.
10. GYGY Mentis
GYGY Mentis, Sector 140 Noida. Another awesome commercial project. Great office spaces starting at ₹40 L; retail shops from ₹1 Cr. Possession March 2028. It will boast the latest technology such as – 13 elevators per floor, private driveways for office and retail shops, EV charging. it has fibre to the floor, 3-tier clean air technology, ..these are modern, sustainable, working conditions. It also comes with the luxury of a food court, cafeteria 24×7, observatory deck to watch the city. GYGY Mentis is a great choice for buyers wanting more futuristic commercial real estate in line with business expansion plans announced in Noida. Download brochure for further details.
11. Bhutani Alphathum
Bhutani Alphathum in Noida Sector 90 is an excellent investment opportunity featuring ready-to-go office spaces and retail shops starting from ₹8.03 L. This Grade A project completed construction in December 2019 and offers guaranteed return of 8.5% and ROI for 7.5% with multiple investment opportunities and units for sale starting from a 67 sq.ft. office unit to 532 sq.ft. shops in this project. Bhutani Alphathum is a ready-made opportunity for people looking to invest in an office or commercial space in the Noida commercial market. Please download the brochure and invest now.
Final Thought
Since the arrival of premium high-rise office towers to developed retail plazas, and lifestyle malls, the Noida Expressway showcases a plethora of commercial project choices. The above developments have distinct qualities, whether location, design or investment potential – with something to offer all investors. Whether one is looking for long-term capital appreciation, rental income, or brand exposure, the expressway corridor is certainly one of India’s most vibrant commercial locations. The Noida Expressway is more than just a highway-it is the commercial heartbeat of NCR, boasting excellent connectivity, future-ready infrastructure, quality commercial spaces, and investor returns on investment. This corridor has something for all types of investors and businesses. Whether you are seeking long-term capital appreciation, rumored rental yield, or brand exposure, investing along the Noida Expressway is an investment opportunity that matches growth, stability, and opportunity.
FAQs
Q1. Why is Noida Expressway considered a top commercial investment zone?
Ans. Noida Expressway is NCR’s engine of growth that connects Delhi, Greater Noida, and Jewar Airport. It is a dream corridor with metro connectivity, business hubs, and quality infrastructure and is sought after by investors who want visibility, rental income, and future appreciation.
Q2. Are all the listed projects purely commercial?
Ans. Yes! Each project in the blog has commercial components, whether they be retail shops, office space, malls, or tech hubs. Some may have mixed-use, but that’s secondary and others are even primarily business and investment related properties.
Q3. Which sector along the Expressway has the most commercial activity?
Ans. Sectors 132, 140A, and 129 are buzzing hot spots! With projects such as Cyberthum, EON, and Saya Status, they combined corporate, footfall potential, and connectivity with a host of pros that can make either a brand or investor swoon.
Q4. What type of businesses thrive in these projects?
Ans. From more established and global companies in IT to start-ups and high-street retail brands, food courts, salons, and co-workings—businesses that predominately work off visibility, connectivity and foot traffic comprise the bulk of all developments across these properties.
Q5. Is rental income steady in Noida Expressway projects?
Ans. Absolutely. Then there are operational properties such as Sikka Mall and ATS Bouquets which still command very good yields on rental income already. Given the high footfall, dense residential catchments and even high business activity, you could even view these as generating passive income over time.
Q6. How does proximity to Jewar Airport benefit these investments?
Ans. Jewar Airport is a game-changer. Once open to the public, nearby commercial properties will benefit from increased demand and international business traffic positioning demands will soar sky-high – think of it as a future-proofing of your investment.
Q7. Are these projects suitable for small investors too?
Ans. Yes! There are plenty of developments with flexible invest sizes – small retail kiosks to small office suites. Whether you are a first-time investor or it’s time to grow, there is space (and returns) for everyone.
Q8. What makes these commercial projects future-ready?
Ans. Think smart features, quality design, digital amenities, and ESG compliant. None of this “fly down the hatch” type of technology (not that it’s not staggering or amazing). Projects like Orion One32 and Cyberthum will offer LEED certified buildings, speed internet, power backup, and flexible layouts designed for tomorrow’s businesses.
