Eldeco Echoes of Eden — NRI Buyer’s Overview

Project facts — what is publicly verifiable

The following facts are drawn from publicly available RERA registration data and search-verified broker/portal sources as of June 2026. Do not rely on these figures for a financial decision without verifying them against the current RERA project page and the developer’s registered cost sheet.

Project specification (publicly verifiable)

• Developer: Eldeco Sohna Projects Limited (part of Eldeco Group, listed on BSE/NSE at the parent-entity level — meaning audited financials are public)
• Site area: 5 acres (approx), Sector 22D, Yamuna Expressway, Greater Noida, Uttar Pradesh
• Tower configuration: Three towers — Haven, Elysian, Caelum. Confirm floor counts and storey height from the current RERA-filed project plan at up-rera.in.
• Total units: 558 (per RERA project data)
• Unit types: 2 BHK, 3 BHK and 4 BHK configurations. Confirm exact carpet areas from the current RERA-filed plan at up-rera.in before booking.
• Clubhouse and amenities: Clubhouse and recreational amenities are proposed — confirm specifications, sizes and delivery schedule from the developer’s official specification sheet and RERA filings.

RERA registration & compliance

Vidastu is an independent channel partner registered with UP RERA as a real-estate agent (UPRERAAGT000309/01/2026). Our registration obliges us to transact only in RERA-registered projects and to provide you accurate information. We are not the developer, not the official marketer, and we do not receive funds on behalf of the developer.

What RERA registration means for you as an NRI buyer:

• Escrow protection: Under RERA Section 4(2)(l)(D), at least 70% of all buyer payments for a registered project must be deposited in a dedicated project escrow account. Funds can only be released against verified construction progress — not used for other purposes by the developer.
• Verified project details: The developer has filed layouts, specifications, delivery dates and financial disclosures with UP RERA. You can view these at up-rera.in — search for UPRERAPRJ125342.
• Grievance redress: If the developer fails to deliver on registered commitments, you have a statutory right to file a complaint with UP RERA — significantly stronger than pre-RERA recourse.
• Not a guarantee: RERA registration and escrow are process protections and recourse mechanisms. They substantially reduce delivery risk but do not eliminate it. No regulatory regime provides an absolute guarantee of project completion.

Location — Sector 22D, Yamuna Expressway

Eldeco Echoes of Eden is situated at Sector 22D on the Yamuna Expressway — a 165 km, 6-lane access-controlled expressway connecting Greater Noida to Agra via Jewar. Sector 22D is within the YEIDA (Yamuna Expressway Industrial Development Authority) planning zone, which is separate from Greater Noida authority jurisdiction.

Proximity to Noida International Airport (Jewar) — honest status

• Airport status as of June 2026: Noida International Airport (IATA: DXN) opened for domestic operations on 15 June 2026 with IndiGo and Akasa Air. The airport is commercially operational for domestic flights.
• International operations: Targeted for the winter schedule (around late October 2026); not yet operating, with no airlines or routes confirmed. Verify current status at the airport authority or DGCA before making any airport-proximity claim a financial basis for your decision.
• Distance: Sector 22D is approximately 10–15 km by road from the Jewar airport terminal — a 15–20 minute expressway drive under normal traffic. Confirm exact distance and travel time from a current map; road infrastructure around the airport terminal is still being developed.
• Delay note: The airport originally targeted operations around 2022. Domestic operations started approximately four years late, in June 2026. Infrastructure timelines in this corridor have historically slipped significantly.

Other location reference points

• Yamuna Expressway — direct access from Sector 22D interchange
• Buddh International Circuit — approximately 15 km
• Greater Noida city centre — approximately 25–30 km
• Film City (Noida) — under development; verify current operational status from the developer or public sources
• Proposed Jewar metro corridor — planning stage; verify current construction commencement status from NMRC/NCRTC

NRI & OCI eligibility — can you buy?

The FEMA prohibition applies to agricultural land, farmhouses and plantation property. A residential apartment in a RERA-registered builder project is not in those categories. OCI cardholders are treated on par with NRIs for residential property purchases under NDI Rules 2019, Rule 21.

You can buy remotely — execute a Special Power of Attorney (apostilled if you are in a Hague-convention country such as USA, UK, Canada, or Indian-consulate-attested if you are in the Gulf), courier it to your representative in India, and they can complete the booking, registry and possession on your behalf.

Payment for NRIs — accounts, channels, TDS

Permitted funding accounts

• NRE account (Non-Resident External): Funded from foreign earnings. Fully repatriable principal and earnings. Interest is tax-free in India. Preferred for repatriation flexibility on resale.
• NRO account (Non-Resident Ordinary): Rupee income received in India (rent, dividends, etc.). Repatriation capped at USD 1 million per financial year after taxes.
• FCNR account (Foreign Currency Non-Resident): Foreign-currency term deposit — treated like NRE for property purchase purposes.

All payments to the developer must be in INR via NEFT/RTGS through your authorised-dealer bank account. No cash, no foreign-currency wire directly to the developer.

TDS on resale

When you sell as an NRI, the buyer is required to deduct TDS at source:

• Long-term capital gains (property held more than 24 months): TDS at 12.5% (effective 23 July 2024 Budget), plus applicable surcharge and 4% cess.
• Short-term capital gains (held 24 months or less): TDS at 30% plus surcharge and cess.
• Lower Deduction Certificate: You can apply to the Income Tax Department for a Lower/Nil Deduction Certificate (Form 13, Section 197) before the sale to reduce TDS if your actual tax liability is lower than the standard rate.
• DTAA relief: If your country of residence has a Double Tax Avoidance Agreement with India, relief may be available — provide a Tax Residency Certificate (TRC) and Form 10F to the buyer’s deductor.

Risks & honest assessment — read before booking

1. Delivery timeline — 2031 is 4.5 years away

The RERA-declared completion date is January 2031. Construction has not yet completed. This is a standard under-construction project risk. The broader Yamuna Expressway corridor has a documented history of infrastructure delays (the Jewar airport itself opened approximately 4 years late). While RERA protections give you recourse if timelines slip, a delay of 1–3 years beyond the RERA date is a real possibility to plan for.

2. Under-construction project risk

Your funds are committed years before delivery. RERA escrow protects 70% of your payments, but does not make the developer immune to financial stress. The Eldeco Group’s listed parent provides more visibility into financials than an unlisted developer — that is a relative positive — but is not a guarantee. Buyers should review the developer’s quarterly RERA filings on the UP RERA project page before booking.

3. Corridor infrastructure not yet fully delivered

Metro connectivity, Film City, the Jewar airport international terminal and other anchor developments that make the corridor attractive are all in various stages of planning or construction. Buying in anticipation of these materialising is a bet on infrastructure timelines — and this corridor has historically seen those timelines slip by years.

4. Illiquidity before possession

Reselling an under-construction flat carries legal complexity (requires developer’s NOC in most cases) and the secondary market may be thinner than a ready-to-move project. Do not plan to exit in 1–3 years expecting a liquid market.

5. Pricing — get the current cost sheet

Prices quoted by brokers may not reflect the current sales price. Always obtain the current registered Cost Sheet from the developer directly. Broker-quoted prices may include targets, may not reflect actual current availability or current pricing.

6. NRI-specific complications

Managing a property in India from abroad adds layers: PoA management, monsoon-related construction monitoring, society maintenance after possession, rental management and TDS compliance on rental income. Budget for the friction and cost of managing the property remotely.

Vidastu’s role — what we do and don’t do

What Vidastu can help you with as a Yamuna Expressway NRI buyer:

• Independent project evaluation: We give you an honest read on whether EOE fits your goal — personal use, rental income or capital appreciation — rather than a sales pitch.
• Cost-sheet analysis: We help you understand the total cost of ownership — BSP, PLC, floor rise, GST, stamp duty, registration, maintenance deposit and maintenance corpus — so there are no surprises.
• RERA verification: We walk you through verifying the project’s RERA status, escrow balance and quarterly filings on up-rera.in before you commit.
• NRI documentation: We coordinate the NRI-specific document checklist — PoA drafting guidance, overseas attestation process for your country, and NRE/NRO account payment mechanics.
• Post-booking monitoring: We track construction milestones reported on the RERA portal and alert you to any material changes (delays, revision of completion date, force majeure filings).

What we do not do: guarantee returns, guarantee possession timelines, or guarantee resale values. We do not make promises that the developer cannot keep.