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Which project should I actually book?

By Vidit Kaushik· UP-RERA Agent UPRERAAGT000309/01/2026· Updated 13 July 2026
The honest short answer — as of 13 July 2026

If you need a RERA-registered project you can book today through our desk, the corridor's answer is Eldeco Echoes of Eden (UPRERAPRJ125342/02/2026, Sector 22D): Caelum tower, current BSP ₹9,300/sq.ft, 3 BHK from about ₹1.44 Cr — the 2 BHK is sold out project-wide. reported

If you are comfortable with pre-launch, refundable-EOI risk, three rows are collecting Expressions of Interest only: ACE Parkway 2.0 (Sector 150, Noida Authority — an adjacent market, not YEIDA), Gaurs Studio Bento (Sector 19 studios from approx. ₹80 lakh, founder-stated) and Gaur Plume (Sector 22D). Every EOI is refundable and sits outside the RERA escrow until each project is registered — that is the risk, disclosed plainly. Separately, ACE Terra and ACE Verde are RERA-registered and sold through ACE Group's own channel; we are not their appointed channel. Everything else on the corridor is sold out, ready-to-move with a history worth reading, or unverified — the full table is below, every number quoted verbatim from the same open data file our live index runs on.

Indicative asking figures, not verified transactions — not financial, tax or investment advice.

18Named project rows compared, one open data file
6Directly bookable via their own official channels
3Pre-RERA — refundable Expression of Interest only
1Reported sold out — no fresh inventory
1Ready to move — with a 2023 order to read first
7Unverified — check directly before trusting a figure

The honest table

Every row comes verbatim from data/corridor.json (v2.0, last verified 11 July 2026), the open, source-tagged file behind our live corridor index. Status uses the file's own vocabulary — BOOKABLE, EOI_ONLY, SOLD_OUT, RTM, UNVERIFIED — and prices keep their confidence tier: confirmed two or more independent sources agree, reported a single named source, founder-stated our own channel collateral, not yet independently corroborated. Where the honest answer is a gap, the cell says so.

Project Sector Status RERA Price band (from the data file) Last verified
Eldeco Echoes of EdenProject page → 22D · YEIDA Bookable now UPRERAPRJ125342/02/2026 confirmed ₹9,300/sq.ft (Caelum tower, indicative, July 2026) · ~₹1.44 Cr (3BHK+2T 1,550 sq.ft; 2 BHK sold out) reported 2026-07-11
ACE TerraFull review → 22D · YEIDA Bookable now UPRERAPRJ683816/04/2024 confirmed from ₹2.63 Cr (portal figures conflict — reported range ₹1.76–3.38 Cr across sources) 2026-07-11
ACE VerdeVerify at up-rera.in → 22A · YEIDA Bookable now UPRERAPRJ913692/03/2025 confirmed from ₹2 Cr (3/3.5 BHK) 2026-07-05
ACE Edit (commercial)Verify at up-rera.in → 22D · YEIDA Bookable now UPRERAPRJ467686/09/2025 confirmed from ₹85.76 lakh 2026-07-05
ACE YXP (commercial)Verify at up-rera.in → 22D · YEIDA Bookable now UPRERAPRJ397607 confirmed from ₹1.50 Cr 2026-07-05
ACE Hive (commercial)Verify at up-rera.in → 22A · YEIDA Bookable now UPRERAPRJ939595/03/2025 confirmed from ₹92 lakh 2026-07-05
ACE Parkway 2.0Project page → 150 · Noida Authority (adjacent market — not YEIDA) EOI only (pre-RERA) Pre-RERA — applied for, no number issued gap Indicative pre-launch BSP ₹16,995/sq.ft, expected to rise to ₹21,995/sq.ft at launch; 3 BHK works out to approximately ₹3.22 Cr (indicative) at the pre-launch rate reported 2026-07-11
Gaurs Studio BentoProject site → 19 · YEIDA EOI only (pre-RERA) No number verified as this project's own gap from approx. ₹80 Lakh* (studio, 650–675 sq.ft), authorised channel-partner quote — confirm the current cost sheet founder-stated 2026-07-11
Gaur Plume (“Chrysalis 2.0”)Project page → 22D · YEIDA EOI only (pre-RERA) Pre-RERA — no number issued gap ₹8,499 per sq ft (indicative pre-launch EOI rate) reported 2026-07-11
Gaur Chrysalis (Phase 1)Full comparison → 22D · YEIDA Sold out UPRERAPRJ622344/11/2025 confirmed ₹11,000 per sq ft (current/exit rate, revised 22 Dec 2025) · ₹1.98–2.64 Cr band post-revision (launch band was lower; sold out) reported 2026-07-11
ATS AllureFull review → 22D · YEIDA Ready to move UPRERAPRJ918 confirmed Sources disagree materially — cited figures range ₹1.15 Cr to ₹1.53 Cr, possibly different unit types or resale vs primary listings 2026-07-11
Whispers of WonderVerify at up-rera.in → 22D · YEIDA Unverified UPRERAPRJ752382/09/2025 reported Reported ~₹8,700/sq.ft (~₹1.35 Cr for a 1,550 sq.ft unit) per public listings — not independently confirmed; we are not the appointed channel 2026-07-11
Ballads of BlissVerify at up-rera.in → 22D · YEIDA Unverified UPRERAPRJ921261/05/2025 reported Reported BSP roughly ₹7,000–9,000/sq.ft per public listings — sources conflict; we are not the appointed channel 2026-07-11
Purvanchal SunblissFull review → 22D · YEIDA Unverified UPRERAPRJ746863/04/2025 confirmed ~₹10,000 per sq ft (reported); 4 BHK carpet unit quoted at ₹3.6 Cr* on the project's own marketing site 2026-07-11
Greenbay The MonarqueFull review → 22D · YEIDA Unverified UPRERAPRJ710489/10/2025 confirmed Not published — no public figure recovered anywhere, including the RERA filing summary gap 2026-07-11
Arihant Seasons 22DFull review → 22D · YEIDA Unverified UPRERAPRJ974543/02/2026 reported developer-stated; not re-confirmed on the portal in this pass Pre-launch ~₹7,500–8,345/sq.ft cited across sources → tentative ~₹9,000–10,000/sq.ft at launch (reported, conflicting) 2026-07-11
County (Yamuna Expressway)Full review → 22D · YEIDA Unverified No RERA number surfaced (9 promotional domains checked) gap Not published — every domain checked marks it “Price on Request” gap 2026-07-11
Orion (Sector 22D)Full review → 22D · YEIDA Unverified No RERA number surfaced (10 promotional domains checked) gap “On request” — no public figure gap 2026-07-11

Reading the status column. Bookable now means directly bookable today through that project's own official channel — for Eldeco Echoes of Eden that channel includes our desk; for the five ACE rows it is ACE Group's own channel, not ours. EOI only (pre-RERA) means a refundable Expression of Interest is the only thing being collected — nothing can be booked until a RERA number is issued, and this page never uses booking language for those rows. Sold out means reported/founder-confirmed fully sold: anything offered to you there is resale, not primary inventory. Ready to move means largely possession-complete per portal and RERA-filing status. Unverified means the RERA number may well be real, but current price, inventory or booking mechanics were not independently confirmed — usually because we are not that project's appointed channel. Check any number yourself at up-rera.in before any payment.

How to decide — protection first, preference second

Registered-and-escrowed versus EOI-and-outside-it

The single most important line in the table is not price — it is the split between registered and pre-RERA. A RERA-registered project has a number you can verify yourself at up-rera.in, and buyer payments enter a RERA separate account where 70% of the amounts realised are ring-fenced and released only against certified construction progress. That structure — not the brochure, not the brand — is what protects your money if a project stalls.

A pre-RERA project cannot lawfully be booked, which is why the three EOI-only rows above collect a refundable Expression of Interest instead. An EOI holds a conversation, not a flat: it is refundable, it commits you to nothing, and — said plainly, because it is the part most pitches skip — it sits outside the RERA escrow until the project is registered. If pre-launch pricing appeals to you, that is the exact risk you are accepting in exchange, and no deadline or unit-count pressure should ever be attached to it. If anyone attaches one, walk.

A status is not a RERA number

Seven rows read Unverified even though five of them carry a real registration number. Those are separate axes on purpose: a project can be genuinely registered while its current price, inventory and booking mechanics remain unconfirmed — most often because we are not its appointed sales channel and refuse to pass along a portal figure as if we had verified it. County and Orion are the sharper case: across 19 promotional domains checked between them, no RERA number surfaced at all. Until one appears on the state portal, treat their marketing as marketing.

The three checks that outrank any recommendation — including ours

Run these before shortlisting anything on this page. They take under an hour and need nobody's permission.

  1. Verify the RERA number at up-rera.in and check the promoter's legal entity matches what you were quoted — on this corridor one brand name often spans separate legal entities and separate filings (three different numbers circulate for a single Gaur project in broker chatter, and two of them belong to sibling projects).
  2. Get the current, RERA-filed cost sheet in writing. A price that cannot be put on paper is not a price. Every figure in the table above is an indicative asking figure, dated and tiered — never a substitute for the written sheet.
  3. Run the sticker price through the All-In Cost Calculator so stamp duty, GST and registration sit inside your number before you compare projects — two projects ₹500/sq.ft apart can swap places once statutory charges are in.

Quick verdicts by buyer profile

Five honest shortcuts through the table — each one names its own caveat, because a verdict without its caveat is a pitch.

Profile 1 — “I want a registered, escrow-protected home I can act on now”

Eldeco Echoes of Eden is the row built for you

RERA UPRERAPRJ125342/02/2026, Sector 22D, possession January 2031 (per the data file). Caelum is the remaining tower — Haven and Elysian are fully booked, and the 2 BHK is sold out project-wide, so the entry point is the 3 BHK+2T at about ₹1.44 Cr on a ₹9,300/sq.ft BSP. reported Payments go to the RERA separate account; the current cost sheet comes in writing.

The caveat: ACE Terra (22D) and ACE Verde (22A) are also RERA-registered and sold through ACE Group's own channel. We are not their channel and earn nothing from naming them — they are in the table with their registration numbers so you can compare like for like.

Profile 2 — “I can hold pre-launch risk for a pre-launch price”

Three EOI-only rows — refundable, outside escrow, no deadlines

ACE Parkway 2.0 (Sector 150, Noida Authority — an adjacent market, not YEIDA): indicative pre-launch BSP ₹16,995/sq.ft, expected to rise to ₹21,995/sq.ft at launch. reported Gaurs Studio Bento (Sector 19): studios 650–675 sq.ft from approx. ₹80 lakh. founder-stated Gaur Plume (Sector 22D): indicative ₹8,499/sq.ft. reported

The caveat, in full: none of the three has a RERA number yet, so nothing can be booked — an Expression of Interest is refundable, commits you to nothing, and sits outside the RERA escrow until registration. Their numbers will appear here the day each is issued and verified on the state portal. Anyone quoting you a deadline or a units-remaining count for these rows is inventing it.

Profile 3 — “I need possession, not a construction timeline”

ATS Allure is the corridor's one ready-to-move row — read its file first

RERA UPRERAPRJ918 (registered 2017), largely possession-complete per portals. Before you shortlist it: a February 2023 UP-RERA order found delivery still incomplete for 19 complainants as of that date and ordered possession within 60 days plus delay interest — full compliance with that deadline is not independently confirmed. Cited prices conflict (₹1.15–1.53 Cr across sources).

The caveat: we are not its sales channel — verify current inventory, price and the order's resolution directly. The full review traces the documented record.

Profile 4 — “Smallest sensible ticket on the corridor”

Studios and commercial units sit under ₹1 Cr — different risks each

The smallest residential ticket in the file is the Gaurs Studio Bento studio from approx. ₹80 lakh founder-stated — but it is EOI-only and pre-RERA, so Profile 2's caveat applies in full. On the commercial side, ACE Edit (from ₹85.76 lakh) and ACE Hive (from ₹92 lakh) are RERA-registered through ACE's own channel. confirmed

The caveat: a small ticket is not a small decision — commercial units and serviced studios carry different lease, maintenance and exit dynamics than a family flat. Ask for the payment plan and any pre-lease terms in writing before comparing on price alone.

Profile 5 — “A broker just pitched me County / Orion / a ‘new Gaur launch’”

Ask for the RERA number first — then check it yourself

County and Orion surface no RERA number across 19 promotional domains checked between them — one Orion domain says, verbatim, “RERA No: Update Soon.” And Gaur naming is genuinely tangled: Chrysalis Phase 1 (registered, sold out), Plume/“Chrysalis 2.0” (pre-RERA) and Studio Bento (Sector 19, pre-RERA) are three different things, and their figures do not transfer between each other.

The caveat that protects you: never accept one project's RERA number as cover for another. Search the number at up-rera.in, match the promoter entity, and only then talk price.

Talk it through — no pitch attached

Tell us which row you're weighing, and why

Both messages below open in WhatsApp with text you can read and edit before sending. One asks for the current Eldeco Echoes of Eden cost sheet in writing; the other talks through a refundable pre-launch EOI with the escrow caveat already stated — so the honest framing survives the conversation.

Get the Eldeco cost sheet in writing Discuss a refundable EOI, eyes open

Or call +91 95404 45300. Nothing on this page requires a form, and no verdict above ends in pressure to transact.

Questions people actually ask

Which project should I book on the Yamuna Expressway in 2026?
As of 13 July 2026, the only project that is both RERA-registered and bookable through our own desk is Eldeco Echoes of Eden (UPRERAPRJ125342/02/2026, Sector 22D) — Caelum tower, current BSP ₹9,300/sq.ft, entry 3 BHK+2T at about ₹1.44 Cr; the 2 BHK is sold out project-wide. ACE Terra (Sector 22D) and ACE Verde (Sector 22A) are also RERA-registered and bookable through ACE Group's own sales channel — we are not their appointed channel, so confirm their current figures directly with ACE. If you can hold pre-launch risk, ACE Parkway 2.0, Gaurs Studio Bento and Gaur Plume are collecting refundable Expressions of Interest only: no RERA number has been issued to any of them yet, and nothing can be booked in them until it is.
What is the best project near Jewar airport right now?
“Best” is doing a lot of work in that question, so here is the honest version. The Noida International Airport at Jewar has been operational for commercial flights since 15 June 2026, which makes the corridor real — but it does not make every project on it safe. As of 13 July 2026, six projects in our data file are directly bookable through their own official channels, and the one we represent is Eldeco Echoes of Eden (RERA UPRERAPRJ125342/02/2026). Seven more carry an Unverified status, and County and Orion surface no RERA number at all across the promotional domains we checked. We deliberately publish no “X minutes from the airport” distance claims — no source we track discloses a measurement method for them. Pick by protection first: a RERA number you have checked yourself at up-rera.in beats any best-project list, including this one.
Eldeco vs Gaur vs ACE on the Yamuna Expressway — which should I choose?
They are not interchangeable, because their statuses differ. Eldeco: Echoes of Eden is RERA-registered (UPRERAPRJ125342/02/2026) and bookable today — Caelum tower, BSP ₹9,300/sq.ft; two sibling Eldeco projects on adjacent plots, Ballads of Bliss and Whispers of Wonder, are separately registered, but we are not their channel, so their figures sit unverified here. Gaur: Chrysalis Phase 1 is sold out (reported exit BSP ₹11,000/sq.ft); Gaur Plume is pre-RERA, EOI-only, at an indicative ₹8,499/sq.ft; Gaurs Studio Bento in Sector 19 is pre-RERA, EOI-only, studios from approx. ₹80 lakh per founder-stated channel collateral. ACE: Terra is RERA-registered (UPRERAPRJ683816/04/2024, from ₹2.63 Cr, though portal figures conflict) and sold through ACE's own channel, while ACE Parkway 2.0 is pre-RERA, EOI-only, and sits in Sector 150 Noida — an adjacent market, not a YEIDA sector. If you want a registered project with escrow protection through our desk, that is Eldeco Echoes of Eden; the full comparison is the table on this page.
What does EOI-only mean, and is my money protected?
EOI-only means the project has no RERA registration yet, so no booking or allotment can lawfully be offered — its channel is collecting refundable Expressions of Interest instead. Two things to hold onto: an EOI is refundable, and it sits outside the RERA escrow, because the separate-account protection only exists once a project is registered. That is disclosed plainly here, not buried. A registered project is different: buyer payments enter a RERA separate account where 70% of the amounts realised are ring-fenced and released only against certified construction progress. On this page, ACE Parkway 2.0, Gaurs Studio Bento and Gaur Plume are EOI-only; if anyone uses booking or allotment language for them elsewhere, treat that as a red flag.
Is there a ready-to-move option on the corridor?
One row in our data carries ready-to-move status: ATS Allure (RERA UPRERAPRJ918, registered 2017), largely possession-complete per portals. Read its history before you decide: a February 2023 UP-RERA order found delivery still incomplete for 19 complainants as of that date and ordered possession within 60 days plus delay interest — full compliance with that deadline is not independently confirmed. Cited prices conflict materially (₹1.15 Cr to ₹1.53 Cr across sources), and we are not its sales channel, so verify current inventory and price directly with its own channel. That documented order is a matter of public regulatory record — exactly the kind of fact a decision page owes you before you shortlist.
How do I verify any project on this page myself?
Three steps, none of which need us. First, search the project's RERA number at up-rera.in and check the promoter entity matches the one being quoted to you — on this corridor the same brand name often spans separate legal entities and separate filings. Second, ask the seller for the current RERA-filed cost sheet in writing; a price that cannot be put on paper is not a price. Third, run the sticker price through our all-in cost calculator so stamp duty, GST and registration sit inside your number before you compare projects. Every figure on this page traces to our open data file, data/corridor.json, which tags each claim confirmed, reported or founder-stated — and says so plainly where the honest answer is a gap.
Keep verifying — the rest of the toolkit
Vidit Kaushik, Founder, Vidastu Developers Pvt. Ltd.

Vidit Kaushik

Civil Engineering, BITS Pilani · UP-RERA Agent UPRERAAGT000309/01/2026 · Founder, Vidastu Developers Pvt. Ltd.