Noida, Uttar Pradesh — Sector 43, Central Noida

Introduction

Feature	Details
Project Name	Godrej Woods (Phases I, II, III)
Developer/Promoter	Roseberry Estate LLP (Phase I promoter on record with UP RERA); marketed under the Godrej Properties brand
Location	Plot No. GH-01/A, Sector 43, Noida, Gautam Buddh Nagar, Uttar Pradesh
Project Type	Group housing apartments — 2, 3, 4 and 5 BHK
RERA Numbers	Phase I: UPRERAPRJ704730 · Phase II: UPRERAPRJ145318 · Phase III: UPRERAPRJ773536 (verify each on up-rera.in)
Total Land Area	Approximately 11 acres
Total Units	1,335 apartments across 10 towers, G+34 floors
Configuration	2 BHK to 5 BHK, roughly 1,054 sq. ft. to 3,759 sq. ft. (size ranges vary by source — see Pricing section)
Possession	Phase I: declared completion 14 July 2026 (per RERA). Phase II: January 2027. Phase III: October 2027 (Phase II/III dates from aggregator sources, not independently confirmed against RERA filings)
Launch Price	₹1.77 Cr onwards for a 2 BHK at Phase I launch, January 2021
Payment Plan	Reported as a 20:80 construction-linked plan; full stage-wise breakup not publicly disclosed
Current Status	Phase I largely complete, with occupancy reported near 50%; Phases II and III under construction

Godrej Woods is a large, three-phase apartment project on an 11-acre plot in Sector 43, one of Noida’s older and more established sectors, sitting next to the public Noida Golf Course. Phase I launched in January 2021 and its RERA-declared completion date — 14 July 2026 — falls within days of this review being written, which makes the project a useful case study in the gap between “possession any day now” and possession confirmed on paper.

Two things are worth flagging before the rest of this review: first, the entity registered as promoter with UP RERA for Phase I is Roseberry Estate LLP, not Godrej Properties Limited, the listed company whose brand appears on every hoarding and brochure. Second, the project’s marketing leans on golf course proximity in a way that overstates what is actually a public, Noida Authority-run course open to any member of the public — not a private, resident-only amenity.

Key Highlights

• Located on an 11-acre plot in Sector 43, Central Noida, adjacent to the Noida Golf Course.
• 1,335 apartments across 10 towers of up to 34 floors, split into three RERA-registered phases.
• Phase I: RERA number UPRERAPRJ704730, registered 23 February 2021, declared completion date 14 July 2026.
• Phase II: RERA number UPRERAPRJ145318. Phase III: RERA number UPRERAPRJ773536.
• Promoter of record for Phase I is Roseberry Estate LLP, an LLP incorporated 9 December 2016 and registered with the Delhi Registrar of Companies.
• Parent brand, Godrej Properties Limited, is a listed public company (CIN L74120MH1985PLC035308), incorporated 8 February 1985.
• Phase I launched 9 January 2021 at a starting price of roughly ₹1.77 Cr for a 2 BHK.
• Current base sale price is reported around ₹19,500 per sq. ft. by one aggregator; another lists a minimum resale rate of ₹22,900 per sq. ft. — a meaningful spread depending on tower, floor and phase.
• Over 630 resale listings for the project are currently live on 99acres, indicating a sizeable secondary-market supply.
• Botanical Garden metro station (Delhi Metro Blue Line) is approximately 2.5–3 km away.
• Noida-Greater Noida Expressway access point is about 2 km away; the DND Flyway is roughly 5.2 km away.
• IGI Airport is approximately 27.9 km away by road.
• Kailash Hospital, Sector 27, is about 3.9 km away.
• Ryan International School, Sector 39, is about 1.7 km away; Amity University and Lotus Valley School are also nearby.
• Clubhouse size is quoted anywhere from 20,000–25,000 sq. ft. to 50,000 sq. ft. depending on the listing — the discrepancy itself is worth noting.
• Project carries an IGBC Gold green-building rating.
• Roughly 650 trees and about 1 acre of landscaped “urban forest” zone are part of the design, a genuine differentiator from most Noida apartment projects of comparable density.
• Reported buyer forum complaints include open parking allotted where covered parking was allegedly promised at booking, and instances of sales staff asking for additional payment after token money was accepted.
• Godrej Properties’ Sector 44 project, Godrej Riverine, launched January 2025 at a base price of roughly ₹21,400–23,500 per sq. ft., rising to about ₹27,700 per sq. ft. — useful for benchmarking how a newer Godrej launch in the same micro-market is priced against Godrej Woods today.
• A separate Godrej Properties project, Godrej Golf Links in Greater Noida, is the subject of a UP Real Estate Appellate Tribunal order for a probe into planning-approval violations by the Greater Noida Industrial Development Authority, after villa buyers there waited until March–April 2025 for possession promised for March 2021.

Amenities

Club & Lifestyle Amenities

The clubhouse is listed at 20,000–25,000 sq. ft. by one source and 50,000 sq. ft. by another — this review could not reconcile the two figures against a single official plan. Reported facilities include two infinity-edge swimming pools, a gymnasium, a spa, a sauna, a jacuzzi, and a yoga and meditation deck.

Sports & Fitness Facilities

Tennis, badminton and squash courts, a dedicated children’s sports field, and jogging/forest-walk paths through the landscaped zone.

Family & Community Features

A mini-theatre, a multi-purpose hall, a roof cafe, a treehouse feature, and a pet park. The “urban forest” concept — around 650 trees planted across roughly 1 acre — is the project’s central design idea and one of its more concretely differentiated features.

Safety & Convenience

24×7 security, CCTV coverage, power backup, fire alarm systems, an RFID-based parking entry system, and a reported 1:35 lift-to-apartment ratio across roughly 1,800 parking spaces.

Retail & Utility

Rainwater harvesting infrastructure and a reported retail plaza component (referenced separately as “Godrej Woods Plaza” in some listings) — details on the retail component’s size and tenancy were not independently verifiable in this research.

What Is Missing: No public source in this research carried a floor-by-floor amenity handover schedule, a confirmed final clubhouse square footage, or a written confirmation of which specific amenities are complete versus still under construction as of today. The “exclusive golf course” language used in some project marketing is not accurate — the adjoining Noida Golf Course is an 18-hole, 97-acre course established in 1989 and run by the Noida Authority, open to the public and members generally, not an amenity owned or operated by Godrej Woods or reserved for its residents. Buyers should ask for this in writing rather than relying on the marketing collateral’s phrasing.

Prime Location — Godrej Woods

Sector 43 sits in Central Noida, one of the city’s older, already-developed sectors, rather than in a peripheral or still-emerging zone. That maturity cuts both ways: social infrastructure — schools, hospitals, markets — already exists nearby, but land in the sector is largely built out, which is part of why per-square-foot rates here sit meaningfully above newer, peripheral Noida sectors.

The project’s headline location advantage is its adjacency to the Noida Golf Course, a genuine 97-acre green landscape next door — real, but public, not private.

Destination	Distance / Drive Time
Botanical Garden Metro Station (Blue Line)	~2.5–3 km
Noida-Greater Noida Expressway (access point)	~2 km
DND Flyway	~5.2 km
IGI Airport, Delhi	~27.9 km
Kailash Hospital, Sector 27	~3.9 km
Ryan International School, Sector 39	~1.7 km
Noida Sector 18 (central retail/business district)	Not independently verified — cross-check with a map tool before relying on marketing figures

Major Location Advantages

• Central Noida location with established road connectivity via the Noida-Greater Noida Expressway and DND Flyway.
• Metro access via the Blue Line at Botanical Garden, within a short drive.
• Adjacency to a large, established green space (the Noida Golf Course) that is unlikely to be redeveloped, unlike open land elsewhere in Noida.
• Established hospital and school options within a 2–4 km radius.

What the Marketing Doesn’t Tell You

“Central Noida” locations like Sector 43 do not carry the same growth-story upside as Noida’s newer sectors along the expressway toward Greater Noida or the Jewar airport corridor — the area is largely built out, so future appreciation here depends more on redevelopment and gentrification of an already-mature sector than on new infrastructure coming online. The IGI Airport distance of roughly 28 km should be read as a genuine 45–75 minute drive depending on traffic on the DND Flyway or Noida-Greater Noida Expressway at peak hours, not as “close to the airport.”

Pricing & Configuration

Configuration	Size (Sq. Ft.)	Starting Price (Reported)	Note
2 BHK	~1,054–1,255	₹1.78 Cr onwards	Launch-era pricing; current resale reported ₹1.68–2.21 Cr
3 BHK	~1,650–1,750 (not independently confirmed)	₹2.49 Cr onwards
4 BHK	~2,088–2,300	₹2.65 Cr onwards	Resale listings up to ₹5 Cr found
5 BHK	Up to ~3,759	Up to ₹7.33–7.51 Cr	Figure varies by source; treat as indicative

Sources disagree meaningfully on both size bands and top-end pricing — one aggregator lists the price range as ₹1.78 Cr to ₹4.38 Cr, another as ₹2.45 Cr to ₹7.33 Cr, and a resale-specific listing goes up to ₹7.51 Cr. Some of this spread reflects genuine differences between Phase I (older, cheaper) and Phase III (newer, pricier) stock being blended together in aggregator listings. Get a dated, phase-specific and tower-specific price sheet directly from the developer before treating any aggregator figure as current.

For market benchmarking: Godrej Properties’ own Godrej Riverine project in the adjoining Sector 44, launched in January 2025, carried a base price of roughly ₹21,400–23,500 per sq. ft., since reported at up to ₹27,700 per sq. ft. Godrej Woods, a 2021-vintage launch, currently trades around ₹19,500–22,900 per sq. ft. — below the newer project, which is expected given the four-year age gap, but it also means anyone buying Godrej Woods today at current asking rates is paying close to what a brand-new Godrej launch in the next sector costs, without the benefit of buying at 2021 prices.

Price Includes

• The base unit as per the floor plan and specifications disclosed in the RERA filing.
• Access to the shared clubhouse and common amenities (subject to the completion status noted above).

Additional Charges

• Preferential Location Charges (PLC) for park, corner or specific floor-facing units — exact figures not publicly disclosed.
• Club membership fee — amount not publicly disclosed.
• Car parking — reported buyer disputes over covered versus open parking allocation; confirm this in writing, not verbally, before booking.
• Interest-Free Maintenance Security (IFMS) — amount not publicly disclosed.
• GST, as applicable under current rules for under-construction property.
• Registry and stamp duty, as per Uttar Pradesh government rates.

Payment Plan

Stage	Payment (Reported)
Booking	Not publicly disclosed
Construction-linked stages	Reported as a 20:80 plan overall; a full stage-by-stage breakup was not found in public sources
On possession	Not publicly disclosed

Ask the developer for the complete, stage-wise payment schedule document — the “20:80” figure circulating on aggregator sites is not a substitute for the actual annexure to the Apartment Buyer’s Agreement.

Builder Profile

Particulars	Details
Legal Entity Name (Phase I promoter, per RERA)	Roseberry Estate LLP
LLP Registration	LLPIN AAH-9841
Incorporation Date	9 December 2016
Registered Office	UM House, Sector 44, Gurgaon, Haryana
Designated Partners	Geetika Trehan, Amit Walia
Parent Brand	Godrej Properties Limited
Parent Company CIN	L74120MH1985PLC035308
Parent Incorporation Date	8 February 1985
Parent Registered Office	Mumbai, Maharashtra

Every piece of marketing for this project carries the Godrej Properties name, but the entity that actually signed the RERA registration for Phase I is Roseberry Estate LLP — a project-specific limited liability partnership incorporated in December 2016, five years before this project’s Phase I launch. This is a standard structure in Indian real estate, where large developers route individual projects through separate LLPs or SPVs rather than the listed parent company, and it does not by itself indicate wrongdoing. It does mean that the legal counterparty on a buyer’s Apartment Buyer’s Agreement is likely to be this LLP, not Godrej Properties Limited — worth confirming explicitly, in writing, for whichever phase and tower a buyer is considering, since Phase II and Phase III may or may not use the same promoter entity.

Godrej Properties Limited itself has operated since 1985 and is a listed, national-scale developer with an extensive NCR portfolio, including the recent, fast-selling Godrej Riverine launch in Sector 44. That scale is real. It sits alongside a documented case — Godrej Golf Links in Greater Noida — where villa buyers who booked in 2017–18 under a March 2021 possession promise did not receive possession until March–April 2025, and where the UP Real Estate Appellate Tribunal ordered a government probe into planning-norm approvals granted by the Greater Noida Industrial Development Authority, along with delay interest, a refund of Master Club and Golf Course charges, and litigation costs. The developer’s own position in that case was that construction finished in July 2021 but the local authority did not issue the Occupancy Certificate until July 2024 — a reminder that possession delays in this region are often tied to authority-side approval bottlenecks as much as to the developer’s own construction pace, and that this risk is not unique to one Godrej project.

Risk Assessment — Positive Factors

• Godrej Properties Limited is a listed, national developer operating since 1985, with a large and active NCR project pipeline, including a recent land acquisition for a 23.2-acre parcel in the Greater Noida DMIC township (June 2026).
• Phase I’s RERA-declared completion date (14 July 2026) falls within days of this review, and independent aggregator and forum sources report occupancy already approaching 50% and an Occupancy Certificate already granted — Phase I possession risk, specifically, appears largely behind the project rather than ahead of it.
• Sector 43 is an established, mature Central Noida location with existing schools, hospitals and retail within a 2–4 km radius, rather than infrastructure still years away.
• The project sits next to a genuine, permanent 97-acre green space (the Noida Golf Course) that cannot easily be redeveloped into another apartment tower.
• The project carries an IGBC Gold green-building certification, a named, third-party-audited standard rather than a marketing claim.
• Godrej Properties’ adjoining Sector 44 launch, Godrej Riverine, sold over 275 units worth more than ₹2,000 Cr within days of its January 2025 launch — evidence of continued buyer demand for the Godrej brand in this specific micro-market, which supports resale liquidity for Godrej Woods as well.

Risk Assessment — Limitations

• The promoter of record for Phase I with UP RERA is Roseberry Estate LLP, not Godrej Properties Limited — confirm in writing which specific entity will be the counterparty on your Apartment Buyer’s Agreement, particularly for Phase II and Phase III, whose promoter entities were not independently confirmed in this research.
• Reported pricing varies widely across sources — from a base rate of roughly ₹19,500 per sq. ft. to resale asking rates above ₹22,900 per sq. ft., and total unit prices quoted anywhere from ₹1.78 Cr to ₹7.51 Cr depending on configuration and phase. Get a dated, unit-specific price sheet before relying on any aggregator figure.
• A separate Godrej Properties project, Godrej Golf Links in Greater Noida, took until March–April 2025 to hand over villas promised for March 2021 — a nearly four-year delay that the UP Real Estate Appellate Tribunal linked partly to Occupancy Certificate delays at the Greater Noida Industrial Development Authority. The same category of authority-side risk applies to any UP project, including this one.
• Sector 43 itself is fully built out; with Phase I largely delivered but Phase II (January 2027) and Phase III (October 2027) still under construction on the same 11-acre plot, buyers moving into Phase I now should expect ongoing construction activity, dust and access disruption on the same site for another 12–18 months.
• Over 630 resale listings for this project are currently live on 99acres — a large pool of competing secondary-market inventory that can limit near-term price appreciation for anyone buying at today’s asking rates.
• Phase II and Phase III completion dates (January 2027 and October 2027) come from secondary aggregator sources rather than a direct, independently confirmed reading of each phase’s RERA filing in this research — pull each phase’s own RERA page before relying on these dates.
• Daily commuting and airport access depend on the DND Flyway and Noida-Greater Noida Expressway, both of which see heavy peak-hour congestion; IGI Airport is a genuine 27.9 km road journey, not a short hop, and the project’s only metro link is a single Blue Line station roughly 2.5–3 km away rather than a station at the doorstep.
• Reported buyer forum complaints describe open parking allotted where covered parking was said to be included at booking, and sales staff requesting additional payment after token money was accepted — these are user-forum reports, not independently verified by this research, but the pattern is consistent enough across posts to be worth raising directly with the developer before booking.

The Hidden Information Between the Lines

The single most important fact buried beneath the Godrej branding is the identity of the actual promoter. UP RERA’s own project page for Phase I names Roseberry Estate LLP — an LLP incorporated in December 2016, five years before Phase I even launched — as the promoter, with a registered office in Gurgaon and two designated partners, Geetika Trehan and Amit Walia. None of the marketing collateral for this project foregrounds this; every brochure, hoarding and listing uses the Godrej Properties name and logo. This is a common and legal structure — large developers routinely deliver projects through project-specific LLPs — but it also means the entity whose name will appear on a buyer’s actual sale agreement may not be the entity whose balance sheet and public listing gave the buyer confidence in the first place. A buyer should ask, specifically, which legal entity signs their Apartment Buyer’s Agreement, and should not assume it is Godrej Properties Limited simply because that is the name on the signage.

The “exclusive golf course” claim in some marketing material is a second example of language doing more work than the facts support. The Noida Golf Course next to this project is a public, 97-acre, 18-hole course established by the Noida Authority in 1989, governed by an 11-member board that includes the Chairman of the Noida Authority — it is not owned, operated, or reserved by Godrej Woods for its residents. The proximity is genuine and valuable; the exclusivity claim is not.

The wide dispersion in quoted prices across aggregators — some listing the project’s range as ₹1.78 Cr to ₹4.38 Cr, others as ₹2.45 Cr to ₹7.51 Cr — is not simply noisy data entry. Godrej Woods was launched and sold across three separate phases between 2021 and roughly 2022, each with different base prices reflecting when it was released to the market. Aggregator listings frequently blend all three phases’ current asking prices into one project-level range without labelling which phase or tower a given price applies to, which makes apples-to-apples comparison difficult for a prospective buyer working from listing sites alone.

Finally, the timing of this review itself is instructive: Phase I’s RERA-declared completion date is 14 July 2026, a matter of days away as this is written. That a large, listed-parent-backed project is arriving at its committed date with occupancy reportedly already near 50% is a genuinely positive signal — but it should be read specifically as a Phase I signal. Phase II and Phase III carry their own, later RERA completion dates (January 2027 and October 2027 per secondary sources), and a track record of Phase I roughly meeting its commitment does not automatically extend to phases that have not yet reached theirs, especially given the Godrej Golf Links precedent of authority-side OC delays running years past a promoter’s own construction completion.

Questions to Consider Before Investing

• Which specific legal entity — Roseberry Estate LLP or another — will sign the Apartment Buyer’s Agreement for the exact phase and tower I am buying into?
• Can you show me the RERA registration number for my specific phase, and can I independently verify it on up-rera.in today?
• Is the Occupancy Certificate for my specific tower already granted, or only “expected” — and can I see the OC document itself, not a verbal assurance?
• What is the exact, current base sale price per square foot for my specific tower and floor, in writing and dated today?
• Is car parking covered or open for my unit, and is this stated explicitly in the allotment letter rather than only in verbal sales conversation?
• What is the exact clubhouse square footage as per the sanctioned building plan, and which specific amenities listed in the brochure are complete today versus still under construction?
• Is the golf course access described in marketing materials a resident-exclusive facility, or public access to the existing Noida Golf Course — and can this be confirmed in writing?
• What is the complete, stage-wise payment schedule, including all installment triggers, not just the headline “20:80” ratio?
• What are the exact PLC, club membership, IFMS and other charge amounts applicable to my specific unit?
• What is the RERA-declared completion date for Phase II or Phase III specifically, if that is the phase I am buying into, and how does that compare to Phase I’s actual delivery performance?
• How many resale units are currently listed for my specific tower, and what does that imply for likely resale competition if I plan to exit within five years?

Who Should Consider This Project

• End-users who want a Central Noida address with existing metro and expressway access today, rather than a bet on infrastructure that is still years from completion.
• Buyers specifically targeting Phase I, where occupancy is already substantial and the RERA completion date has essentially arrived, and who are comfortable with construction activity continuing elsewhere on the same 11-acre site for another year or more.
• Buyers who value proximity to a large, permanent green space and are fine with that space being a public golf course rather than a private, resident-only facility.
• Investors and end-users who are willing to independently verify the promoter entity, RERA filing, and payment schedule for their specific unit rather than relying on brand recognition alone.

Who Should Not Consider This Project

• Buyers who need contractual, exclusive access to golf-course amenities — this project does not offer that, regardless of how the marketing reads.
• Short-term investors hoping for quick appreciation; with over 630 resale listings already competing for buyers, near-term upside from current asking prices looks limited.
• Buyers targeting Phase II or Phase III who need certainty on 2027 completion dates that this research could not independently confirm against the RERA portal, and who are not prepared to verify these directly before booking.
• Anyone unwilling to explicitly confirm, in writing, which legal entity will be the counterparty on their sale agreement — a step that matters more here than for developers who sell directly under their own listed-company name.

Honest Verdict

Godrej Woods has genuine strengths: a mature Central Noida location, workable metro and expressway access, a large and active parent developer, and — for Phase I specifically — a possession timeline that appears to be arriving roughly on schedule, with meaningful occupancy already visible on the ground. The green, forest-themed design and the adjoining golf course are real assets, not vaporware.

The core issue is not that anything here is fraudulent — it is that the marketing consistently smooths over distinctions a buyer needs to keep straight. The Godrej name on every hoarding is not necessarily the name on the sale agreement. The golf course next door is not the project’s own, and it is not exclusive. The price range quoted by aggregators blends three phases launched years apart into one number that means very little without a phase and tower attached to it. None of this is unusual for a large, multi-phase Indian residential launch, but it does mean a buyer here needs to do more verification than the brand name alone would suggest is necessary.

For a buyer specifically eyeing a Phase I unit, ready or near-ready, in an established part of Noida — this project is worth serious consideration, provided the promoter entity, OC status, and exact unit pricing are confirmed in writing rather than taken from a listing site. For a buyer being sold on Phase II or Phase III completion dates, or on the idea of an exclusive golf-course lifestyle, the gap between the pitch and the paperwork is wider, and that gap is exactly where the questions above need to be asked before any money changes hands. Buy the apartment that is actually finished and registered in front of you, not the brochure describing the phase that isn’t.

Disclaimer: This analysis is based on publicly available information gathered through independent research as of 7 July 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.