Noida, Uttar Pradesh, Sector 75
Introduction
| Feature | Details |
|---|---|
| Project Name | Ivy County (also marketed as “ABA Ivy County” on some listing portals) |
| Developer | Marketed as “County Group” / “ABA Corp”; RERA-registered promoter is Perfect Megastructure Private Limited |
| Location | GH-15, Eco City Road, Sector 75, Noida, Uttar Pradesh (pin code cited inconsistently across sources as 201307 and 201316) |
| Project Type | Apartments (3 BHK and 4 BHK) |
| RERA Number | UPRERAPRJ757529 (Promoter registration: UPRERAPRM93681). Consistent across every aggregator and the developer’s own site, but not confirmed against a live UP RERA portal screenshot in this research pass; see caveat below |
| Total Land Area | 5.1 acres |
| Total Units / Plots | ~546 units (one aggregator cites 545, a minor, unreconciled 1-unit discrepancy) across 5 towers of 27 floors each (one Square Yards listing anomalously states 8 towers; treated as a likely aggregator error) |
| Configuration | 3 BHK and 4 BHK only: Type A (4BHK, 2,511 sq ft super area), Type B (3BHK, 2,124 sq ft super area), Type C (3BHK, 1,656 sq ft super area). A “2 BHK, 1,400 sq ft” listing on one aggregator conflicts with the developer’s own price list and is treated as a data error |
| Possession | RERA-declared/marketed date: 31 December 2024. One aggregator instead shows “June 2025,” and another claims possession “began November 2023,” which falls before the RERA date, an unusual detail left unreconciled in this research pass |
| Launch Price | ₹16,000 per sq. ft on Super Area (developer’s own official price list; this is the Base Sale Price) |
| Payment Plan | 10% on booking, 70% within 30 days of booking, 20% on offer of possession. This is effectively a near-upfront plan, not a traditional construction-linked schedule |
| Current Status | Aggregators describe the project as ready to move, with occupancy and completion certificates “reportedly issued,” but no OC/CC document reference number or date was found in this research; treat as developer/aggregator-claimed, not independently document-verified |
Ivy County sits in Sector 75, Noida, on a 5.1-acre plot carrying 546 apartments across five towers, and is marketed by “County Group,” a brand associated with “ABA Corp.” The project’s RERA registration number checks out consistently across every source reviewed, and its promoter registration traces to a single legal entity: Perfect Megastructure Private Limited, incorporated in 2010. That entity, not “County Group,” is who actually signs the RERA paperwork. It is also the same entity that surfaced as a disputed alternate promoter in a prior review of Cleo County (Sector 121, Noida), a separate project from the same marketing group. Buyers evaluating Ivy County should read that overlap as a material fact, not a footnote; it is addressed in full in the Builder Profile and Hidden Information sections below.
On paper, several things about Ivy County are more internally consistent than is typical for this developer group’s other projects: the land area, tower count, and RERA number all corroborate cleanly across independent sources. But real gaps remain. This research pass could not obtain a live UP RERA portal screenshot (the portal’s project-detail pages returned 404 errors on direct fetch), could not confirm an Occupancy Certificate reference number, and found the possession date itself contradicted by at least one source claiming possession began before the RERA-committed date. Pricing also runs meaningfully above the broader Sector 75 average, a premium worth quantifying before assuming the ask is justified purely by the project’s amenities.
This review lays out what is verifiable, what conflicts across sources, and what was simply not disclosed. It also flags the cross-project promoter entity finding prominently, since it bears directly on who is legally accountable if something goes wrong after possession.
Key Highlights
- RERA project registration number UPRERAPRJ757529 is consistent across the developer’s own site, NoBroker, Square Yards, 99acres, and other aggregators.
- The RERA-registered promoter is Perfect Megastructure Private Limited (CIN U45200DL2010PTC208279), not “County Group.” The marketing brand is not the accountable legal entity.
- Perfect Megastructure Private Limited also appears as a disputed alternate promoter entity in this same research series’ review of Cleo County (Sector 121, Noida), a separate project marketed by the same group.
- Project sits on 5.1 acres with 546 units (545 per one aggregator) across 5 towers of 27 floors each.
- Only 3 BHK and 4 BHK configurations are offered: no studio, 1 BHK, or 2 BHK units, per the developer’s official price list.
- Base Sale Price is ₹16,000 per sq. ft on Super Area, per the developer’s own official price-list page, the most authoritative pricing source found.
- Current asking prices across credible aggregators (Square Yards, Property Marvels) run ₹17,000–17,814 per sq. ft, a step above the developer’s stated BSP.
- Sector 75’s broader market average is ₹13,400–14,050 per sq. ft (99acres and other aggregators); Ivy County prices roughly 14–33% above the sector average.
- RERA-declared possession date is 31 December 2024; one aggregator cites June 2025 and another claims possession began November 2023: three different dates that were not reconciled in this research.
- Payment plan is front-loaded: 80% is due within 30 days of booking, with only 20% held back for possession. This is not a standard construction-linked plan, and it shifts most payment risk to the buyer early.
- Additional charges include ₹2,00,000 club membership, ₹7,00,000 car parking, ₹25,000/KVA power backup, ₹40/sq ft IFMS, ₹95/sq ft one-time lease rent, and PLC ranging ₹100–300/sq ft depending on facing and floor.
- GST and stamp duty/registration charges are disclosed only as “additional, as per government norms”; no exact percentage is given on the developer’s price list.
- The construction company behind the project is Countyestate Developers LLP, a separate legal entity from the RERA promoter, incorporated in January 2018.
- County Group’s own 2024 press material claims “25–37 years” of developer experience depending on the source cited, an inconsistency even within the group’s own and closely affiliated marketing.
- The RERA-registered promoter entity, Perfect Megastructure Pvt Ltd, was incorporated in 2010, 14 to 27 years short of the claimed brand experience, depending on which figure is used.
- County Group’s press material claims delivery of Ivy County, Coco County, and County 107 (over 1,600 units) within roughly one year, “ahead of RERA committed timelines.”
- The developer claims “zero RERA complaints to date” across its delivered projects. This is a self-reported claim, not independently verified against the UP RERA complaint portal in this research.
- No litigation or consumer-fraud record was found for County Group, ABA Corp, or Perfect Megastructure Pvt Ltd, but this reflects a search-indexing limitation in this research pass, not a confirmed clean record.
- The project’s clubhouse is cited at roughly 30,000 sq ft by one source; several other sources give no square-footage figure at all.
- No dedicated map-tool distance was available; cited distances (metro, airport, hospitals) come from aggregator/marketing material and conflict between sources on the “nearest metro station” (Sector 50 vs Sector 51 vs Sector 76).
- No EV charging provision is mentioned by any source reviewed, a notable gap for a project priced above ₹16,000/sq ft in 2026.
- A near-identically named project from the same group, “Ivory County” (Sector 115, Noida), has been announced, a naming overlap that could cause buyer confusion between the two distinct projects.
- IGBC Pre-Certified Gold rating is claimed by multiple aggregators but was not checked against IGBC’s own project registry in this research.
- Aggregators state families are already residing and that occupancy/completion certificates have been issued, but no OC/CC document reference number was located.
Amenities
Club & Lifestyle Amenities
Sources are inconsistent on the clubhouse itself: one search-indexed summary cites a clubhouse of roughly 30,000 sq ft across G+3 floors, while a separate developer-adjacent listing describes only a “Club House, Cafeteria, air-conditioned Party Hall” with no square footage attached. Beyond the clubhouse, amenities cited across sources include a swimming pool (described as an “infinity pool” by some listings), gymnasium, spa, coffee lounge/cafeteria, restaurant, banquet/party hall, and a billiards room (per one source, Square Yards).
Sports & Fitness Facilities
Lawn tennis court, basketball court, badminton court, a cricket net practice area, a jogging track, and a yoga/meditation centre are cited across multiple aggregators.
Family & Community Features
Kids’ play area, landscaped gardens/open space, and a community/banquet hall are cited consistently. The claimed open-area percentage is not reconciled: some sources state 75%, others 70%.
Safety & Convenience
24×7 security with CCTV, 24×7 water supply (one source specifies borewell as the water source), power backup, and dedicated car parking are cited across sources. One listing adds a doctor-on-call service. No EV charging provision was found in any source reviewed for this project.
Retail & Utility
No dedicated retail or commercial component is described in any source for this specific project, unlike some larger County Group/ABA-branded developments. Maintenance-adjacent charges (IFMS, one-time lease rent) are covered under Pricing & Configuration below.
What Is Missing: No source in this research provides a RERA-sanctioned building-plan reference for the clubhouse or any individual amenity. The 30,000 sq ft clubhouse figure, the 70–75% open-space claim, and the “infinity pool” description are all developer-marketing or aggregator claims, not verified filed-plan figures. The clubhouse square footage is cited by only one source and should not be treated as a firm fact. IGBC Gold Pre-Certification, solar panels, and rainwater harvesting are claimed by aggregators but were not checked against any registry in this research. EV charging is absent from every source found, worth asking about directly given the project’s price point.
Prime Location — Ivy County
Ivy County sits in Sector 75, Noida, a sector with an already-established residential base and reasonably consistent market pricing data compared to some newer Noida micro-markets. The project’s marketing leans on proximity to the Aqua Line metro and to Spectrum Metro Mall, but the specific “nearest metro station” claim is not consistent across sources, a pattern that shows up repeatedly in this developer group’s marketing material across projects.
No live map tool was available for this research pass, so every distance below is drawn from aggregator or marketing sources and should be treated as indicative rather than confirmed. Several figures conflict meaningfully between sources, as flagged in the table.
| Destination | Distance / Drive Time (source) |
|---|---|
| Noida Sector 50 Metro Station (Aqua Line) | “~5–6 min walk” per one source; cited elsewhere as 1.1 km |
| Noida Sector 51 Metro Station | 2.6 km (Luxury Residential Noida) |
| Noida Sector 76 Metro Station | “Also accessible,” no km figure given (Luxury Residential Noida) |
| Noida City Centre Metro Station | 5 km (ivycountynoida.in) |
| Spectrum Metro Mall | 1.3 km (NoBroker) |
| Indira Gandhi International Airport (Delhi) | 32.3 km (Luxury Residential Noida) |
| Noida International Airport (Jewar) | Not verified for this specific location; general central-Noida estimates put it at roughly 50–70 km, no Sector-75-specific figure found |
| Fortis Hospital | 3 km (ivycountynoida.in) |
| Shri Ram Singh Multi Specialty Hospital | 3.4 km (Luxury Residential Noida) |
| Manav Rachna International School | 1.9 km (Luxury Residential Noida) |
| Maharishi University | 7.3 km (Luxury Residential Noida) |
| Logix City Centre Mall | 6.6 km (Luxury Residential Noida) |
| Stellar IT Park | 6.7 km (Luxury Residential Noida) |
| Noida–Greater Noida Expressway | 8 km (Luxury Residential Noida); a separate source describes it only as “a 10-minute drive,” no km given |
| Sector 18 (Noida central business/retail hub) | “10 min drive” (ivycountynoida.in), no km given |
| Nearest railway station | Described only as “Ghaziabad” by one source, with no distance figure; an unusually broad answer that should be re-verified |
Major Location Advantages
- Sector 75 has an existing, operational Aqua Line metro corridor nearby, unlike some newer Noida sectors still awaiting transit connectivity.
- The Noida–Greater Noida Expressway is an existing, operational road corridor, cited at roughly 8 km / a 10-minute drive.
- Multiple hospitals (Fortis, Shri Ram Singh Multi Specialty) are cited within roughly 3–3.4 km.
- Sector 75’s market pricing data is comparatively more internally consistent across aggregators than has been found for some other County Group-marketed projects in this research series.
What the Marketing Doesn’t Tell You
The “nearest metro station” claim shifts depending on which source you read: Sector 50 (walking distance), Sector 51 (2.6 km), or Sector 76. No single source reconciles these. This likely reflects the project’s position relative to more than one Aqua Line station rather than any single source being wrong, but it means the walking-distance claim used in headline marketing should not be taken at face value without checking the specific station referenced. No source in this research gives a Sector-75-specific distance to Noida International Airport (Jewar), despite the airport’s frequent use as a marketing talking point in Noida real estate generally. Buyers should ask for this distance directly rather than relying on generic “Noida to Jewar” figures pulled from unrelated sectors. The “nearest railway station” being described only as “Ghaziabad,” with no distance given, is a similarly vague claim worth pressing the sales team on.
Pricing & Configuration
| Configuration | Size (Sq. Ft, Super Area) | Starting Price (BSP @ ₹16,000/sq ft) | All-In Estimated Cost* |
|---|---|---|---|
| Type C — 3BHK+2T | 1,656 sq ft | ₹2,64,96,000 | Higher: PLC, club membership (₹2,00,000), parking (₹7,00,000), IFMS, lease rent, GST, and stamp duty are all additional |
| Type B — 3BHK+3T+Utility+Terrace | 2,124 sq ft | ₹3,39,84,000 | Higher: same additional charges apply |
| Type A — 4BHK+4T+Utility+Terrace | 2,511 sq ft | ₹4,01,76,000 | Higher: same additional charges apply |
*The developer’s price list does not itemize a single all-in figure; the “All-In Estimated Cost” column reflects that BSP alone understates the actual outlay once mandatory add-ons are included. Exact totals depend on unit facing, floor, and current GST/stamp duty rates, none of which were disclosed on the price-list page reviewed.
Current asking prices quoted by aggregators diverge from the developer’s stated ₹16,000/sq ft BSP: Square Yards cites ₹17,000/sq ft, Property Marvels cites ₹17,814/sq ft, and 99acres cites ₹17,700/sq ft. One 99acres sub-figure for a 4 BHK unit (₹3.03 crore) looks anomalously low next to Square Yards’ ₹4.27 crore quote for the same configuration, an inconsistency this research could not resolve. A separate aggregator (Luxury Residential Noida) quotes prices well below all of these and appears to mix carpet-area and super-area figures inconsistently; that source should not be relied on for exact pricing. Treat the developer’s official ₹16,000/sq ft price list as the baseline BSP, with current resale/asking prices running roughly 6–11% above it across the more credible aggregator sources.
Market benchmarking: Sector 75’s broader market average sits at roughly ₹13,400–14,050 per sq. ft (99acres and other aggregators), with a sector-wide range up to ₹17,400/sq ft. Ivy County’s current asking price of ₹16,000–17,800/sq ft is therefore roughly 14–33% above the sector average, though it stays within the sector’s own upper listing band rather than pricing dramatically outside it. This is a more internally consistent benchmarking picture than has been found for other County Group projects reviewed in this series, but it still means buyers are paying toward the top of what Sector 75 currently commands, not a discount.
Price Includes
- Base construction cost per the ₹16,000/sq ft Super Area rate
Additional Charges
- Club Membership: ₹2,00,000
- Car Parking: ₹7,00,000
- Power Backup: ₹25,000 per KVA
- IFMS (payable at possession): ₹40/sq ft
- One-Time Lease Rent: ₹95/sq ft
- PLC (Park-facing: ₹150/sq ft; Corner/Road-facing: ₹100/sq ft; Floor premium: ₹50–300/sq ft depending on height)
- GST: not disclosed as an exact percentage; noted only as “additional, as per government norms”
- Registration and stamp duty: not disclosed as an exact percentage; noted only as “additional, as per government norms”
Payment Plan
| Stage | Percentage |
|---|---|
| On Booking | 10% |
| Within 30 Days of Booking | 70% |
| On Offer of Possession | 20% |
This structure front-loads 80% of the total price within 30 days of booking, closer to a near-upfront payment plan than a traditional construction-linked schedule that spreads payment across construction milestones. For a project marketed as “ready to move,” this matters less for possession-stage risk, but buyers should still confirm in writing exactly what triggers the 30-day clock and what recourse exists if disbursement is delayed on their end.
Builder Profile
| Particulars | Details |
|---|---|
| Legal Entity Name (RERA promoter) | Perfect Megastructure Private Limited |
| CIN | U45200DL2010PTC208279 |
| Incorporation Date | 15 September 2010 |
| Registered Office | North East Delhi |
| Directors (per Tofler) | Puspahas Agrawal, Manoj Ramsisaria, Amit Modi, Swati Modi |
| Founder / MD | Amit Modi is named as Director/spokesperson in public press material for the “County Group” brand |
| Claimed Experience | 25–37 years, depending on source (25 years per Square Yards, 37 per Property Marvels, “30+ years” per County Group’s own site); inconsistent even within the developer’s own and closely affiliated marketing |
| Delivered Projects | County Group press material claims delivery of Coco County, Ivy County, and County 107 (over 1,600 units combined) within roughly one year, “ahead of RERA committed timelines”; a developer claim, not independently verified against RERA delivery records in this research |
| Clients Served | Not disclosed in any source reviewed |
| Other Entities | Countyestate Developers LLP (construction company, incorporated 30 January 2018, ROC Delhi, active status); IV County Private Limited (a separate entity named as Cleo County’s RERA promoter in this research series’ prior review); prior ABA-brand projects include Orange County, Olive County, Cherry County, and Cleo County |
The entity actually holding Ivy County’s RERA registration is Perfect Megastructure Private Limited, incorporated in September 2010, not “County Group,” which is a marketing brand rather than a single registered company. Perfect Megastructure’s own directors list (Puspahas Agrawal, Manoj Ramsisaria, Amit Modi, Swati Modi) overlaps with the individuals associated with the wider “County Group”/”ABA Corp” brand in press coverage, which is a reasonable sign of continuity, but the construction work itself is carried out by a separate legal entity, Countyestate Developers LLP, incorporated in 2018. Buyers should understand that the sale agreement, the construction contract, and the RERA registration may not all sit with the same legal entity. That structure spreads accountability across multiple companies rather than concentrating it in one.
This is not an isolated pattern specific to Ivy County. A prior review in this same research series covering Cleo County (Sector 121, Noida, marketed under the same “County Group”/”ABA Corp” brand) found Perfect Megastructure Private Limited named by a third-party aggregator as a disputed alternate Phase 2 promoter, while the UP RERA portal itself listed a different entity, IV County Private Limited, as Cleo County’s primary promoter. Here, for Ivy County, Perfect Megastructure is corroborated by two independent sources as the actual, undisputed registered promoter. That means this single holding company sits behind RERA registrations for at least two differently named “County”-branded projects, while a third entity (IV County Private Limited) holds the registration for a third. Combined with Countyestate Developers LLP as the construction arm, this indicates the brand operates through at least three to four distinct legal entities across just two reviewed projects, worth flagging prominently since it directly affects who a buyer can hold accountable if a dispute arises after booking.
The claimed brand experience of 25–37 years does not match the 2010 incorporation date of the entity that actually holds Ivy County’s RERA registration, a gap of 14 to 27 years depending on which claimed figure is used. This is a common pattern where a marketing brand borrows the track record of an older group of individuals while the specific legal entity signing a buyer’s paperwork is comparatively young. County Group’s press material also claims “zero RERA complaints to date,” but this is a self-reported claim that this research could not verify against the UP RERA complaint-search portal, which was not accessible via the tools available in this pass. No litigation or consumer-fraud record was found for the developer or this project, but that should be read as a limitation of this research pass’s search tools, not as confirmation of a clean record.
Risk Assessment — Positive Factors
- RERA registration number UPRERAPRJ757529 and promoter registration UPRERAPRM93681 are corroborated consistently across the developer’s own site and multiple independent aggregators (NoBroker, Square Yards, 99acres, Luxury Residential Noida, Commercial Property Review).
- Land area (5.1 acres), tower count (5 towers, 27 floors), and unit count (~546) are internally consistent across nearly every source reviewed, a more reconciled picture than has been found for some sibling County Group projects in this research series.
- The developer’s official price list discloses Base Sale Price, payment plan stages, and a full breakdown of additional charges (PLC, club membership, parking, IFMS, lease rent), more transparency than a bare per-sq-ft headline figure alone.
- Multiple aggregators report the project as ready to move, with families reportedly already in residence, consistent with the RERA-declared possession date of 31 December 2024 having passed roughly 21 months before this research date.
- Institutional financing exists for the project, per one aggregator citing loan approvals from Axis Bank, HDFC Bank, and ICICI Bank, an indicator that at least some formal lender due diligence has been performed on the project, though the specific rates cited should not be treated as current.
- Sector 75’s local market pricing data is comparatively consistent across aggregators (₹13,400–14,050/sq ft average), giving a reasonably reliable benchmark against which Ivy County’s asking price can be judged, unlike sectors where aggregator figures diverge wildly.
- Sector 75 has existing, operational metro (Aqua Line) and expressway (Noida–Greater Noida Expressway) infrastructure already in place, rather than infrastructure the project depends on being built in the future.
Risk Assessment — Limitations
- RERA facts not independently confirmed via live portal screenshot. Direct fetches of the UP RERA portal’s project-detail pages returned 404 errors in this research; the RERA number, promoter name, and possession date are corroborated by multiple secondary sources that themselves cite the portal, but were not verified against a first-party, dated portal screenshot. This should be done before relying on any figure in this review for a purchase decision.
- RERA complaint history is unverified. The developer’s claim of “zero RERA complaints to date” is self-reported and was not checked against the UP RERA complaint-search module, which was not accessible in this research pass.
- Occupancy/Completion Certificate not document-verified. Aggregators claim OC and CC have been issued and that possession has started, but no document reference number or issuing-authority citation was found. This is a material gap for a project described as “ready to move.”
- Current asking price runs 14–33% above the Sector 75 market average (₹16,000–17,800/sq ft against a sector average of ₹13,400–14,050/sq ft), meaning buyers are paying a premium that needs to be justified by the project’s specific amenities and positioning, not assumed.
- Pricing itself is inconsistent across aggregators, with one source’s 4 BHK figure (₹3.03 crore, 99acres) looking anomalously low against another’s figure for the same configuration (₹4.27 crore, Square Yards); buyers should get a written, dated quotation rather than relying on any aggregator listing.
- The RERA promoter entity (Perfect Megastructure Pvt Ltd) is one of at least three to four distinct legal entities operating under the “County Group”/”ABA Corp” brand across just two reviewed projects (alongside IV County Private Limited and Countyestate Developers LLP), which fragments accountability if a dispute arises; a buyer’s recourse depends on which specific entity signed their agreement.
- Claimed developer experience (25–37 years) does not match the 2010 incorporation date of the entity holding the RERA registration, a 14-to-27-year gap between the claimed brand track record and the legal entity’s actual age.
- Sector 75 is an established but not fully mature micro-market; while metro and expressway access already exist, the specific “nearest metro station” claim varies by source, and no Sector-75-specific distance to Noida International Airport (Jewar) was found despite its frequent use in Noida marketing generally.
- Exit liquidity depends on current resale pricing holding up. With asking prices already at a premium to the sector average and multiple aggregator price points in conflict, resale buyers may find it harder to achieve the same per-sq-ft rate the original buyer paid, particularly if the sector-wide average does not keep pace.
- The possession date itself is contradicted across sources: the RERA-declared date is 31 December 2024, but one aggregator cites June 2025 and another claims possession “began November 2023,” which falls before the RERA date, an unusual detail not reconciled in this research. Buyers relying on any single possession date should confirm it directly against the live RERA record.
- The project depends in part on continued build-out of surrounding infrastructure (e.g., Jewar Airport’s long-term ramp-up) that is cited generically in Noida real estate marketing but was not confirmed with Sector-75-specific detail in this research.
The Hidden Information Between the Lines
The most consequential finding in this research is not about Ivy County’s own paperwork. It is about who stands behind it. The RERA promoter on record is Perfect Megastructure Private Limited, a company incorporated in 2010 with four named directors. That same company was separately identified, in a prior review in this series covering Cleo County (Sector 121, Noida, marketed under the same “County Group” brand), as a disputed alternate promoter for that project’s second phase, where the UP RERA portal itself lists a different entity, IV County Private Limited, as the registered promoter. Taken together, this means the “County Group” brand is not one accountable company but a constellation of at least three or four separate legal entities (Perfect Megastructure Private Limited, IV County Private Limited, and Countyestate Developers LLP, at minimum) operating under a shared marketing identity across at least two projects. A brand name on a hoarding or a website is not who a buyer sues if something goes wrong. The specific entity named in the sale agreement is, and that entity can differ project to project, or even phase to phase within the same project, without the marketing changing at all.
The claimed developer experience compounds this. County Group’s own materials cite anywhere from 25 to 37 years of experience, depending on which page or aggregator is quoted; even the developer’s own sources do not agree with each other. But the entity actually signing Ivy County’s RERA paperwork, Perfect Megastructure Private Limited, was incorporated in 2010, a maximum of 16 years ago as of this research date. The “decades of experience” pitch, common across Indian real estate marketing, typically refers to the track record of the individuals behind a brand rather than the specific legal entity a buyer is contracting with, and buyers rarely think to ask which one applies to their purchase.
Pricing tells a second story of its own. The developer’s official price list states a Base Sale Price of ₹16,000 per sq. ft, but current aggregator listings run 6–11% above that figure, and the additional charges (club membership, parking, IFMS, one-time lease rent, and floor/facing premiums) are not folded into any headline number a buyer sees at first glance. GST and stamp duty are disclosed only as “additional, as per government norms,” with no percentage given anywhere in the price list reviewed. This is a common industry pattern: lead with a clean per-sq-ft number, and let the true all-in cost emerge only once a buyer is already deep into a sales conversation.
The payment plan itself is worth a second look. A structure that collects 80% of the total price within 30 days of booking is unusually front-loaded compared to a traditional construction-linked plan that ties disbursement to verified construction milestones. For a project now marketed as ready to move, the construction-risk argument for a milestone-based plan is weaker than it would be pre-construction, but buyers should still understand that this structure asks for nearly the full price well before final documentation, registration, and possession handover are complete.
Finally, the “ready to move” and “OC/CC issued” claims that appear across multiple aggregators are not backed, in any source found in this research, by an actual document reference: no certificate number, no issuing date, no named authority. For a project reportedly delivered ahead of its RERA-committed timeline, that should be an easy claim to substantiate with a single document. Its absence from the sources reviewed does not prove the certificates don’t exist, but it does mean a buyer should ask to see them directly rather than accepting aggregator-stated claims as verification.
Questions to Consider Before Investing
- Can you show me the live UP RERA portal page for UPRERAPRJ757529, verified today, not a printed brochure or PDF?
- Which specific legal entity (Perfect Megastructure Private Limited, Countyestate Developers LLP, or another) will be named as the seller on my sale agreement, and why does that differ from the RERA promoter or construction company?
- Can you produce the Occupancy Certificate and Completion Certificate, with their reference numbers and issuing authority, for the specific tower and unit I am buying?
- Why do three different sources cite three different possession dates (31 December 2024, June 2025, and “began November 2023”), and which one applies to my specific unit and tower?
- What is the current, confirmed GST rate and stamp duty/registration percentage applicable to my purchase, in writing, not “as per government norms”?
- Why does the current asking price (₹17,000–17,814/sq ft per aggregators) differ from the official ₹16,000/sq ft Base Sale Price, and is the difference negotiable?
- Can you confirm in writing the exact clubhouse square footage and amenity list that will be delivered, since this figure varies across your own marketing sources?
- Has this project, or any other project associated with Perfect Megastructure Private Limited or IV County Private Limited, had any RERA complaints filed against it, and can you provide the complaint-search reference so I can verify independently?
- What is the actual walking/driving distance to the nearest operating metro station from my specific tower, given that your marketing cites Sector 50, Sector 51, and Sector 76 inconsistently?
- Since the payment plan requires 80% within 30 days of booking, what specific recourse and refund terms apply if there is a dispute or delay on either side before possession?
- Can you clarify the relationship between “County Group,” “ABA Corp,” Perfect Megastructure Private Limited, and Countyestate Developers LLP? Are these under common ownership, and who is ultimately accountable if there’s a dispute?
- What is the current distance and construction status of Noida International Airport (Jewar) from this specific project, and is that claim independently verifiable?
Who Should Consider This Project
- Buyers who want a ready-to-move (or near-ready) unit in an already-established Noida sector with existing metro and expressway access, rather than a project years away from possession.
- End-users with the financial capacity to pay roughly 80% of the purchase price within 30 days of booking, given the front-loaded payment structure.
- Buyers comfortable independently verifying RERA status, OC/CC documentation, and the exact contracting entity themselves before signing, rather than relying solely on developer or aggregator claims.
- Investors targeting the upper-premium band of Sector 75’s existing market, who have already benchmarked the ₹16,000–17,800/sq ft asking range against comparable ready-to-move inventory in the same sector.
- Buyers who prioritize a larger-format 3 BHK or 4 BHK home and do not need smaller configurations, since no 1 BHK or 2 BHK units are offered.
Who Should Not Consider This Project
- Short-term investors expecting quick resale gains: the current asking price already sits 14–33% above the Sector 75 average, leaving limited room for near-term appreciation before a resale buyer pays a further premium.
- Buyers who need bank financing contingent on unambiguous, document-verified OC/CC status. This research found only aggregator-stated claims of certificate issuance, with no reference number located; confirm directly with your lender and the developer before assuming financing will be straightforward.
- Buyers uncomfortable with entity complexity: anyone unwilling to independently confirm which of Perfect Megastructure Private Limited, Countyestate Developers LLP, or another entity will actually be named on their sale agreement should not proceed without that clarity in writing.
- Low-risk-tolerance buyers who are not willing to independently verify the RERA record on the live portal themselves, given that this research could not obtain a direct portal screenshot and relied on secondary corroboration instead.
- Buyers relying purely on developer or aggregator marketing for possession timelines: the conflicting dates found across sources (December 2024, June 2025, and a claim of possession beginning November 2023) mean this figure needs direct, written confirmation tied to your specific unit.
Honest Verdict
Ivy County has real things going for it. The core project facts (RERA number, land area, tower count, unit count) are more internally consistent across independent sources than is typical for this developer group’s other projects, and Sector 75 is a genuinely more established micro-market than some of the newer sectors where competing projects are sold. The project also appears to be substantively complete, with aggregators describing families already in residence, which removes a significant category of construction-delay risk that plagues many under-construction Noida projects.
The core problem is accountability, not construction. The entity that actually holds Ivy County’s RERA registration, Perfect Megastructure Private Limited, is the same entity found in a related review to be entangled in a disputed promoter question on a sibling “County Group” project, Cleo County. That is not a coincidence worth waving away. It is evidence that this marketing brand routes its projects through multiple, separately incorporated companies, each of which can be the specific legal party a buyer is actually contracting with. Layer onto that a claimed brand experience that does not match the RERA promoter’s 2010 incorporation date, a possession date that three different sources state three different ways, and an OC/CC status that no source could substantiate with an actual document reference, and the picture is one of a project where the physical building may well be finished and livable, but the paper trail behind it has not been independently confirmed to the standard a ₹2.6–4 crore purchase warrants.
The actionable guidance here is straightforward: before booking, get a live, dated UP RERA portal screenshot for UPRERAPRJ757529 yourself, get the OC/CC reference numbers in writing, and get absolute clarity, in the sale agreement itself and not in marketing conversation, on which legal entity you are actually contracting with. None of these are unreasonable asks for a project already marketed as complete; a developer confident in its paperwork should be able to produce all three without friction.
Ivy County is not a project to walk away from outright, but it is not one to buy on the strength of its marketing brochure either. The gap between what “County Group” claims and what the underlying legal entities can actually document is exactly where a buyer’s risk lives.
Disclaimer: This analysis is based on publicly available information gathered through independent research as of 10 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.
