Noida, Uttar Pradesh — Sector 107
Introduction
| Feature | Details |
|---|---|
| Project Name | Lotus 300 (also styled “3C Lotus 300”) |
| Developer | Hacienda Projects Private Limited, marketed under the brand “The 3C Company” |
| Location | Sector 107, Noida, Uttar Pradesh 201304, on Vishwakarma Road |
| Project Type | Apartments |
| RERA Number | UPRERAPRJ6828 — covers only “Lotus 300 (Tower 3-6, Club and Commercial Building),” registered 11-08-2017. Verify on UP RERA |
| Total Land Area | Not reconciled — reported as ~10 acres (marketing), ~16.8 acres / 67,941.45 sq m (original 2010 allotment, per ED/AML reporting), and 6.62 acres (one RERA-adjacent source) |
| Total Units / Plots | Not reconciled — 300 (most marketing/aggregator sources), 330 (developer’s own CIRP filing), 321 (one aggregator) |
| Configuration | 3 BHK (~3,650 sq ft) to 4.5 BHK (~5,300 sq ft); a smaller 2 BHK/1,220 sq ft listing on one aggregator appears to be a data error |
| Possession | RERA-filed completion date: 31-12-2020. UP RERA portal status: still “Ongoing” as of the most recent check. Marketed possession date: June 2021 |
| Launch Price | ~₹17,000 per sq ft (undated marketing figure, 4 BHK + Study) |
| Payment Plan | Down Payment Plan (10% rebate) or Interest-Free Installment Plan; only partial stage detail found |
| Current Status | Marketed as “Ready to Move,” but the promoter is under active Corporate Insolvency Resolution Process, an Enforcement Directorate money-laundering probe, and a Noida Authority land-dues dispute that has blocked flat registrations |
Lotus 300 has been on the market since 2010, and by the standards of Sector 107, it is a mature, largely built project rather than a paper launch. That is exactly what makes its current situation worth stating plainly at the outset: the developer, Hacienda Projects Private Limited, has been under insolvency proceedings since November 2022, the Enforcement Directorate raided the company and related entities in September 2024, and the Supreme Court has since stayed the insolvency resolution process itself pending an appeal, with the next hearing listed for 30 September 2026.
None of this means every fact quoted about the project is false, and it does not mean nobody has moved in. Roughly 300 buyers hold physical possession of their flats. But it does mean a prospective buyer is not evaluating a normal ready-to-move apartment purchase. They are evaluating an asset tied to a company mid-insolvency, under a money-laundering investigation that the Supreme Court has also paused rather than closed, with a land-dues dispute with Noida Authority that has already blocked registrations once. The rest of this review lays out what is documented, what is disputed, and what remains unverified.
Key Highlights
- Lotus 300 sits on Vishwakarma Road in Sector 107, Noida, which marketing material describes as connecting the Noida-Greater Noida Expressway to the Delhi-Meerut Expressway (not independently checked against a map tool).
- RERA number UPRERAPRJ6828 covers only Towers 3-6, the club, and the commercial building, not the full six-tower project.
- Towers 1 and 2 predate the RERA Act and, per the most recent reporting found (late 2024), lacked a Completion Certificate and Occupancy Certificate.
- The RERA filing lists a completion date of 31 December 2020; the UP RERA portal still shows the project as “Ongoing,” more than five years past that date.
- The UP RERA portal itself flags that “following details are pending” for this registration.
- Hacienda Projects Private Limited has been under Corporate Insolvency Resolution Process since 11 November 2022, triggered by an IndusInd Bank petition over a ₹33 crore loan default.
- The Supreme Court has since stayed the insolvency resolution process, following an appeal by the Lotus 300 Apartment Owners’ Association; the next hearing is listed for 30 September 2026.
- The Enforcement Directorate raided the developer and related entities in September 2024, seizing about ₹42 crore in cash, jewellery, and digital devices, per ThePrint.
- ED issued a provisional attachment order for ₹23.13 crore on 29 October 2024 against Punjab land parcels held through two linked entities, Moonlight Propbuild and Elco Global Ventures.
- The Supreme Court has separately stayed the ED probe, per Goodreturns; that case is paused, not closed.
- Noida Authority’s claimed outstanding land dues from the developer have been cited at ₹166 crore, then ₹192-247 crore, and most recently ₹212.11 crore in NCLT/NCLAT filings.
- Those dues led Noida Authority to block flat registrations for buyers already in possession, until the Supreme Court and Allahabad High Court intervened in October 2024.
- About 300 buyers hold physical possession of their flats but, per the most recent confirmed reporting, still face incomplete formal title registration.
- Total unit count is inconsistently reported: 300 in most marketing, 330 in the developer’s own CIRP filing, 321 on one aggregator.
- Total land area is also unreconciled: about 10 acres in marketing, roughly 16.8 acres in the original 2010 allotment cited in ED reporting, and 6.62 acres in one RERA-adjacent source.
- Apartment sizes run from about 3,650 sq ft (3 BHK) to about 5,300 sq ft (4.5 BHK) across multiple independent listings.
- Marketed launch-era pricing was about ₹17,000 per sq ft for a 4 BHK plus study (4,100 sq ft), pricing that unit near ₹6.97 crore, all-basic.
- Current resale pricing conflicts sharply: one dataset shows registered resale transactions averaging about ₹5,900 per sq ft (December 2024-November 2025), while listed asking prices elsewhere imply ₹10,000-19,000 per sq ft.
- If the lower resale figure holds, Lotus 300 is trading at roughly a third of the Sector 107 locality average of about ₹16,050 per sq ft (Square Yards, July 2026).
- ED alleges buyers paid in a combined ₹636 crore across roughly 300-330 homebuyers, with about ₹190 crore routed to a separate group entity, Three C Universal Developers, as inter-company loans.
- ED also alleges that 27,941.45 sq m of the original project land, valued around ₹236 crore, was sold to a third party, Prateek Infraprojects, in violation of builder-buyer agreement terms.
- The “3C Company” brand operates through at least six identifiable legal entities named in ED/AML reporting, not one accountable company.
- Per the developer’s own November 2022 CIRP filing, 4 of 6 towers were 100% complete and 2 were 99% complete, with the clubhouse at 80% completion; current 2026 completion status was not found.
- MouthShut records a 1.44-out-of-5 aggregate rating for “The 3C Company – Noida,” with complaints about amenities, water supply, and maintenance charges.
- The nearest Aqua Line metro station, Sector 101, is cited at about 1.48 km, roughly a 15-minute walk (aggregator figure, not independently mapped).
Amenities
Club & Lifestyle Amenities
Marketing material cites a clubhouse of about 50,000 sq ft, plus a temperature-controlled swimming pool with a separate kids’ pool, a gymnasium, and a spa. The developer’s own CIRP filing stated the clubhouse was 80% complete as of November 2022; nothing found in this research confirms its status since.
Sports & Fitness Facilities
Squash courts, badminton and tennis courts, a jogging track, and a yoga space are listed across multiple sources.
Family & Community Features
Kids’ play areas, a party lawn, a party hall, a cards room, a dance room, a cafe, and a mini-theatre appear consistently in marketing material.
Safety & Convenience
Three-tier, 24/7 security with CCTV surveillance is cited, along with rainwater harvesting, a sewage treatment plant, and solar lighting. IGBC Green Homes / LEED certification is claimed by the developer; this research did not independently verify that claim against the certifying body.
Retail & Utility
No specific retail facilities beyond the clubhouse cafe were found in the sources reviewed.
What Is Missing: No source gave exact square footage for any named facility beyond the overall clubhouse figure, and no RERA-filed amenity specification document was located. Given that the clubhouse was only 80% complete per the developer’s own 2022 court filing, and given the company’s ongoing financial distress, current completion status for the amenities should not be assumed just because units are marketed “Ready to Move.”
Prime Location — Lotus 300
Sector 107 sits on Vishwakarma Road, which marketing and aggregator sources describe as linking the Noida-Greater Noida Expressway on one side to the Delhi-Meerut Expressway on the other. No interactive map tool was available for this research, so the distance figures below come from secondary web sources rather than a direct measurement, and should be independently re-checked before relying on them.
| Destination | Distance / Drive Time |
|---|---|
| Noida-Greater Noida Expressway | ~2.2 km (aggregator figure) |
| Dadri Road | ~0.6 km (aggregator figure) |
| Sector 101 Aqua Line metro station | ~1.48 km / ~15 min walk |
| Botanical Garden metro station (Blue & Magenta lines) | ~8 km (aggregator figure) |
| Noida International Airport (Jewar) | ~40 km (general locality figure, not project-specific) |
| Pupil Care School | ~0.4 km (single-source figure) |
| DDS Hospital | ~1.1 km (single-source figure) |
Major Location Advantages
- Reported direct access to two expressways via Vishwakarma Road.
- A metro station (Sector 101, Aqua Line) reportedly within walking distance.
- A school and a hospital reportedly within about 1 km, per one aggregator.
What the Marketing Doesn’t Tell You
The school and hospital distances above come from a single aggregator each and were not cross-checked against a map tool in this research. The exact distance to the Sector 76 metro station and to Delhi’s IGI Airport were not found in any source reviewed. The 40 km airport figure is a general Sector-107-area number, not one measured from this specific project.
Pricing & Configuration
| Configuration | Size (Sq. Ft.) | Starting Price | All-In Estimated Cost |
|---|---|---|---|
| 3 BHK | ~3,650 sq ft | Not disclosed | Not disclosed |
| 3.5 / 4 BHK + Study | ~4,100-4,300 sq ft | ~₹17,000/sq ft (~₹6.97 crore for 4,100 sq ft, all-basic; undated marketing figure) | Not disclosed |
| 4.5 BHK | ~5,300 sq ft | Not disclosed | Not disclosed |
One aggregator quotes a blended asking-price band of ₹1.71 crore to ₹7.42 crore, averaging about ₹14,000 per sq ft, but the ₹1.71 crore floor does not reconcile with a 3,650 sq ft minimum unit size, which would put that price near ₹4,685 per sq ft, far below the stated average. This likely reflects the same 2 BHK/small-unit inconsistency flagged in the unit-configuration data.
Current resale pricing for this specific project is not a single reliable number. One dataset covering 26 registered resale transactions between December 2024 and November 2025 puts the average at about ₹5,900 per sq ft (range ₹4,000-5,700, with park-facing units commanding a premium). A separate set of resale listings from the same research pass quotes asking prices of ₹3.72 crore to ₹10.20 crore, which implies per-sq-ft figures roughly 2-3 times higher. This research could not resolve which figure better reflects the actual current market. Both are reported here rather than picking one.
For context, the Sector 107 locality average (blended across all projects, not Lotus 300 specifically) was about ₹16,050 per sq ft in July 2026 per Square Yards, down from ₹17,900 in December 2025. Other sources put the range wider, from ₹10,000-14,000 per sq ft (Aurumproptech, 2025 data) up to ₹12,473-21,387 per sq ft; the government circle rate for Sector 107 was ₹10,850 per sq ft as of March 2026. If the ₹5,900 per sq ft figure for Lotus 300 resales is accurate, the project is trading at roughly a third of the locality average, a gap plausibly explained by the insolvency and ED-case overhang, since locality-wide prices are falling only modestly (about 10% year-on-year), not by two-thirds.
Price Includes
- Base Selling Price (BSP), as quoted in marketing material; no source specified precisely what BSP covers beyond base construction.
Additional Charges
- Preferential Location Charges: ground floor ₹100/sq ft; 1st and 2nd floor ₹150/sq ft; 3rd and 4th floor ₹100/sq ft; 5th-6th floor ₹75/sq ft; landscape/club-facing ₹150/sq ft; corner ₹100/sq ft
- Club membership: not disclosed in any source found
- Car parking: not disclosed in any source found
- IFMS / maintenance deposit: not disclosed in any source found
- GST: not disclosed in any source found
- Registry and stamp duty: not disclosed in any source found
Payment Plan
| Plan | Stage | Payment |
|---|---|---|
| Down Payment Plan | Full payment | 10% rebate on BSP |
| Interest-Free Installment Plan | Booking | 10% of BSP + IDC |
| Interest-Free Installment Plan | Within 45 days | 7.5% of BSP + 50% EDC |
| Interest-Free Installment Plan | Within 90 days | 7.5% of BSP + 50% EDC |
| Interest-Free Installment Plan | On start of foundation | 10% of BSP |
| Interest-Free Installment Plan | Further stages | Not fully disclosed in sources reviewed |
Builder Profile
| Particulars | Details |
|---|---|
| Legal Entity Name | Hacienda Projects Private Limited |
| CIN / Registration Number | U70200DL2010PTC199426 |
| Incorporation Date | 23 February 2010 |
| Registered Office | C-23, Greater Kailash Enclave Part-I, New Delhi 110048 |
| Founder / MD | Not confirmed against a live MCA21 pull. Public reporting names Vidur Bhardwaj, Surpreet Singh Suri, and Nirmal Singh as founders/directors of “The 3C Company” brand. Directors currently on record (Rajendra Kumar, Anand Ram) appear to be CIRP-appointed nominees rather than original promoters |
| Claimed Experience | Brand claims founding around 2007 and “13 million+ sq ft delivered” (developer claims, not independently verified in this research) |
| Delivered Projects | Lotus Boulevard, Lotus Boulevard Espacia, Lotus Panache, Lotus Zing, and Lotus 300, plus commercial projects Wipro Campus (Gurgaon) and Patni Campus (Noida), both claimed LEED-certified |
| Clients Served | Not disclosed |
| Other Entities | Three C Universal Developers, Three C Green Developers, Moonlight Propbuild Private Limited, Elco Global Ventures LLP, Cloud 9 Projects Pvt. Ltd., at least six distinct legal entities identified under the “3C”/Hacienda promoter umbrella |
Hacienda Projects Private Limited was incorporated in February 2010 and launched Lotus 300 that same year under the “3C Company” brand, which also built Lotus Boulevard and its later phases in Noida. The company has been under Corporate Insolvency Resolution Process since 11 November 2022, after IndusInd Bank petitioned the NCLT over a defaulted ₹33 crore loan. That process is itself now stayed by the Supreme Court, pending an appeal by the Lotus 300 Apartment Owners’ Association.
Accountability for this project is not concentrated in one company. ED reporting names at least six separate legal entities connected to the “3C”/Hacienda promoter group (Hacienda Projects itself, Three C Universal Developers, Three C Green Developers, Moonlight Propbuild, Elco Global Ventures, and Cloud 9 Projects), with ED alleging that roughly ₹190 crore was moved out of Lotus 300 to Three C Universal Developers and then on to the asset-holding entities as inter-company loans. A separate Three C-brand entity, Three C Green Developers, had its own ₹367.93 crore resolution plan approved by NCLT in July 2026, in an order that also directed a CBI probe into the unrelated Noida Sports City land scam, a different case involving different named developers (Logix Infra Developers, Xanadu Estates, Lotus Green Constructions), where no direct evidence was found tying Hacienda Projects or “The 3C Company” to those specific CBI FIRs.
Independent buyer sentiment on record is poor: MouthShut’s aggregate rating for “The 3C Company – Noida” sits at 1.44 out of 5, with complaints citing inadequate amenities, unreliable water supply, and maintenance charges around ₹6,000 a month reported by one resident in 2022.
Risk Assessment — Positive Factors
- The project is largely built: the developer’s own November 2022 CIRP filing states 4 of 6 towers were 100% complete and 2 were 99% complete.
- About 301 of the reported 300-330 units were already in buyers’ possession as of that same filing.
- Direct road access to two expressways (Noida-Greater Noida Expressway and Delhi-Meerut Expressway) via Vishwakarma Road, per aggregator description.
- An Aqua Line metro station (Sector 101) is reportedly within walking distance, ahead of many still-under-construction Sector 107 projects.
- Unit sizes are large and low-density by design (3,650-5,300 sq ft, two units per floor per marketing claims), a different product than the denser high-rises common in the same price band.
- If the ~₹5,900 per sq ft resale figure holds, current pricing sits well below the Sector 107 locality average, a discount that could interest a buyer specifically prepared to underwrite the legal risk in exchange for it.
- The Supreme Court has directed that flat registrations proceed despite the pending Noida Authority dues, giving existing possession-holders a partial path toward title transfer.
Risk Assessment — Limitations
- Regulatory: RERA registration UPRERAPRJ6828 covers only Towers 3-6, the club, and the commercial building; it does not cover Towers 1 and 2, which as of the most recent reporting found (late 2024) lacked Completion and Occupancy Certificates. The UP RERA portal itself flags pending compliance details on this registration.
- Regulatory: Flat registrations for buyers already in possession were blocked by Noida Authority over unpaid land dues until Supreme Court and Allahabad High Court intervention in October 2024; the underlying dispute, cited most recently at ₹212.11 crore, remains before the Supreme Court with a hearing listed for 30 September 2026.
- Regulatory: Title for buyers who already hold physical possession is not fully and finally resolved as of this research.
- Pricing: Basic per-sq-ft pricing for most configurations was not disclosed in any source reviewed; the one concrete BSP figure found (~₹17,000/sq ft) is undated marketing material, not a current price list.
- Pricing: Resale pricing for the project conflicts by roughly 2-3 times depending on the source, and this research could not resolve which figure is accurate.
- Pricing: Additional charges beyond PLC (IFMS, club membership, parking, GST, stamp duty, registry) were not disclosed anywhere found, so an all-in cost cannot be estimated without direct developer confirmation.
- Developer: Hacienda Projects Private Limited has been under CIRP since 11 November 2022, triggered by an IndusInd Bank petition over a ₹33 crore default.
- Developer: The Enforcement Directorate has raided the developer and linked entities (September 2024) and issued a ₹23.13 crore provisional attachment order (October 2024) as part of a money-laundering investigation alleging ₹426 crore in diverted funds, per ED-linked reporting.
- Developer: The promoter brand operates through at least six distinct legal entities, which fragments accountability for any buyer pursuing a claim.
- Developer: Independent buyer sentiment is poor: a 1.44-out-of-5 aggregate rating on MouthShut for “The 3C Company – Noida.”
- Location maturity: School and hospital proximity claims rest on a single aggregator source each and were not independently checked against a map tool.
- Location maturity: Exact distances to the Sector 76 metro station and to Delhi’s IGI Airport were not found in any source reviewed.
- Liquidity/exit: If the ~₹5,900 per sq ft resale figure is accurate, current pricing sits at roughly a third of the Sector 107 average, a gap that likely reflects insolvency and ED-case stigma rather than a genuine discount, which could make a fair-value exit harder rather than easier until the legal overhang clears.
- Liquidity/exit: A buyer today would be acquiring an asset whose insolvency resolution process is itself under Supreme Court stay, with no confirmed resolution date.
- Possession timeline: The RERA-declared completion date was 31 December 2020; the project status on the UP RERA portal is still “Ongoing” more than five years later.
- Possession timeline: Physical possession has not guaranteed registered title for existing buyers, per the Noida Authority dues dispute described above.
- Infrastructure dependency: Expressway-access and metro-proximity claims in marketing material were not independently verified via a map tool and should be confirmed directly before being relied on.
The Hidden Information Between the Lines
The most telling detail in this project’s paperwork is not any single allegation: it is that the basic facts do not agree with each other. Total unit count is reported as 300, 321, or 330 depending on the source, and the most authoritative figure, 330, comes from the developer’s own insolvency filing rather than its marketing. Total land area moves between roughly 10 acres, 16.8 acres, and 6.62 acres across different documents. When a project this far along cannot produce one consistent number for how many homes it contains, that is worth more attention than any of the individual figures themselves.
The RERA registration is narrower than the marketing suggests. UPRERAPRJ6828 covers Towers 3-6, the club, and the commercial building; Towers 1 and 2, sold before the RERA Act existed, sit outside that registration and, per the most recent reporting located, lacked a Completion Certificate or Occupancy Certificate as of late 2024. A buyer looking at a unit in Towers 1 or 2 is not covered by the same regulatory paper trail as a buyer in Towers 3-6, a distinction the project’s own marketing does not draw out.
The entity structure compounds this. “The 3C Company” is a brand name, not a legal entity: the actual signatory on any agreement is Hacienda Projects Private Limited, one of at least six related companies named in ED reporting, alongside Three C Universal Developers, Three C Green Developers, Moonlight Propbuild, Elco Global Ventures, and Cloud 9 Projects. ED alleges money moved between these entities: roughly ₹190 crore from Lotus 300 to Three C Universal Developers, then out again as inter-company loans to the asset-holding companies. Whatever the eventual legal outcome, the structure itself means a buyer’s claim runs through a specific entity within a larger, fragmented group, not against “3C” as a whole.
The resale price gap deserves its own scrutiny rather than a shrug. One dataset of actual registered transactions puts Lotus 300 at about ₹5,900 per sq ft; listed asking prices elsewhere imply two to three times that. Both numbers came out of the same research pass. If the lower figure is closer to reality, it means the market has already priced in the insolvency and ED overhang far more aggressively than the Sector 107 average would suggest; the locality is down roughly 10% year-on-year, not two-thirds. A gap that size, in a project sitting on an active NCLT and ED case, is not a coincidence worth ignoring.
Finally, “Ready to Move” is doing a lot of work in this project’s marketing. It is true that most units are physically complete and roughly 300 buyers are living there. It is also true that those buyers’ formal title registration was blocked by Noida Authority until a Supreme Court order in October 2024, that the insolvency process covering the developer is now itself stayed by the Supreme Court, and that the next hearing in that case is not scheduled until after this review was written. A project can be physically ready and legally unresolved at the same time. This one currently is.
Questions to Consider Before Investing
- Can the channel partner pull up the UP RERA project page for UPRERAPRJ6828 on my own device right now, and explain in writing why it covers only Towers 3-6 and not the full project?
- What is the current Completion Certificate / Occupancy Certificate status for Towers 1 and 2, and can I see the actual certificate rather than a verbal assurance?
- What is the current status of the Supreme Court case listed for 30 September 2026, and what happens to registration rights if the stay on the insolvency resolution process continues past that date?
- Has the Noida Authority land-dues dispute (most recently cited at ₹212.11 crore) been resolved, and if not, will my sale deed registration be processed regardless?
- Which specific “3C”/Hacienda group entity will be the signatory on my builder-buyer agreement, and is that entity currently under CIRP?
- Can the developer or the Interim Resolution Professional confirm the total unit count for this project in writing: 300, 321, or 330?
- Can I see documentation for the total registered land area covering Towers 3-6, the club, and the commercial building, given the conflicting 10-acre, 16.8-acre, and 6.62-acre figures in public sources?
- What is the current completion percentage of the clubhouse and other amenities, given that the developer’s own 2022 court filing put the clubhouse at 80%?
- Can the seller or broker produce documentation for an actual recent resale transaction price per sq ft, given that public data on resale pricing for this project varies by two to three times depending on the source?
- Is the specific unit I am considering part of the land parcel ED alleges was sold to a third party in violation of the builder-buyer agreement, and can this be checked against the original allotment map?
- Will any bank or NBFC approve a home loan against this specific unit today, given the active insolvency and ED proceedings, and under what conditions?
- What legal recourse would I have if the Supreme Court’s eventual ruling in the pending insolvency appeal goes against current possession-holders?
Who Should Consider This Project
- Buyers with a genuinely long time horizon and enough financial cushion to have capital tied up without a fixed resolution date, given the pending Supreme Court case.
- All-cash buyers who do not need bank financing, since active insolvency and ED proceedings make loan approval against this project uncertain.
- Buyers who commission an independent property lawyer to review the specific unit’s title chain, land-parcel status, and current RERA/CIRP standing before signing anything.
- Buyers specifically seeking a large-format, low-density home in Sector 107 at a potential discount to the locality average, who understand the discount is tied to the project’s legal risk and are accepting that trade-off knowingly.
- Existing possession-holders tracking the Noida Authority dues resolution and the Supreme Court hearing, for whom the live question is registration timing rather than a fresh purchase decision.
Who Should Not Consider This Project
- Buyers who need bank or NBFC financing: active insolvency and an ED money-laundering investigation are likely to complicate or block loan approval against units here.
- First-time buyers wanting a straightforward, near-term registered title: the current path to title runs through an active, unresolved Supreme Court case.
- Short-term investors looking for a quick resale, given the unresolved and wide gap in current resale pricing data and the stigma risk tied to the insolvency and ED case.
- Risk-averse buyers unwilling to independently verify RERA status, CC/OC status for Towers 1-2, and the outcome of the 30 September 2026 Supreme Court hearing before committing funds.
- Buyers relying on the “Ready to Move” marketing label alone: physical possession has not, so far, guaranteed registered title for existing buyers.
Honest Verdict
Lotus 300 is, physically, close to a finished project: most towers are complete, most buyers are living in their units, and the location has genuine expressway and metro access that many Sector 107 competitors still lack. None of that is in dispute.
The core problem is that “finished” and “resolved” are not the same thing here. The developer has been under Corporate Insolvency Resolution Process since November 2022. The Enforcement Directorate raided the company in 2024 over alleged fund diversion and land-sale violations, and has attached assets tied to related entities. The Supreme Court has stepped in twice: once to force flat registrations forward over Noida Authority’s objections, and separately to stay the insolvency process itself, with the next hearing not scheduled until 30 September 2026. A buyer signing an agreement today is not buying into a settled asset; they are buying into an unresolved legal dispute that happens to have apartments attached to it.
Anyone still considering this project should treat every number in this review (unit count, land area, resale price) as a starting point for their own verification, not a fact to rely on, because the public record itself does not agree on these basics. An independent lawyer should confirm which entity signs the agreement, what that entity’s current CIRP status is, and whether the specific unit’s land parcel is clear of the disputes ED has alleged. Anyone who cannot get satisfactory written answers to those questions should walk away regardless of the price discount on offer.
For the right buyer (cash-funded, long-horizon, legally advised, and going in with eyes open about the insolvency and ED overhang), Lotus 300 may eventually resolve into a straightforward, discounted property. For everyone else, this is a project where the paperwork is still being fought over in the Supreme Court, and no marketing brochure changes that.
Disclaimer: This analysis is based on publicly available information gathered through independent research as of September 2026. No financial advice is implied. Always consult a RERA-registered real estate agent and an independent property lawyer before making any real estate investment.
