Orion Lagoon

Orion Lagoon, registered with UP RERA as DXN-ORION, is a group housing project of 861 flats in seven towers on plot GH-01/TS-06 in Sector 22D, Yamuna Expressway, Gautam Buddha Nagar district, Uttar Pradesh. The promoter is Emerald Promoters Pvt. Ltd. UP RERA registered it on 8 October 2026 as UPRERAPRJ880689/10/2026, and the declared completion date is 5 January 2031.

It's a fresh launch in the plainest sense. The architect's certificate filed for registration put work done at zero, with excavation of the first towers scheduled to begin on 15 October 2026.

The project is sold as Orion Lagoon, and some agents also call it Orion Sector 22D. The RERA papers use only the registered name, DXN-ORION, so search for that name on up-rera.in.

The plot lies inside Greenbay Golf Village, the township on YEIDA plot TS-06. The 2014 sub-lease deed for GH-01 places it in Greenbay Golf Village, which Green Bay Infrastructure is developing.

Greenbay's website gives the township address as Plot No. TS 06, Sector 22D, and describes a 100-acre estate laid out around a 12-hole executive golf course. The Monarque, a separate Green Bay Infrastructure project, sits on plot GH-2 of the same township, its RERA certificate shows.

The Yamuna Expressway Industrial Development Authority (YEIDA) is the planning authority, and UP RERA records the site in Jewar tehsil. Greenbay's location page names Noida International Airport, the Noida Film City project and the Patanjali food park as nearby developments. It gives no distances, and neither does the RERA file, so we don't quote any.

The plot measures 41,482.34 sq m, or about 10.25 acres. UP RERA's unit table lists 861 flats across seven towers named Prestige, Monarch, Elegant, Regal, Majestic, Princely and Imperial: 737 three-bedroom homes and 124 four-bedroom homes.

The register gives carpet areas, smaller than the super-area figures in most sales material. Prestige, Monarch, Elegant and Regal hold 3 BHK flats of 109.11 to 117.07 sq m (about 1,174 to 1,260 sq ft). Princely and Imperial have bigger 3 BHKs of 143.45 to 143.48 sq m (about 1,544 sq ft), while Majestic is entirely 4 BHK at 179.22 sq m (about 1,929 sq ft).

Most floors carry four flats. Prestige and Monarch rise to the 29th floor in the unit table, Princely and Imperial to the 32nd, and every tower has one basement and two podium levels, the architect's certificate says. The provisional fire NOC groups the seven towers into four buildings, the tallest 132.8 m high.

The approved layout sizes the clubhouse, labelled a community centre, at 2,097 sq m and leaves 35,636.22 sq m of the plot open. Other shared works declared to UP RERA include six parks covering 2,350 sq m with play areas and swimming pools, 200 kW of solar panels, a 550 KLD sewage plant and ten rainwater-harvesting tanks.

The specification sheet promises split air-conditioners in every bedroom and the living-dining room, a semi-furnished modular kitchen and laminated wood flooring in the master bedroom. It also counts 28 terrace apartments and a club unit besides the 861 flats, which the RERA unit table doesn't list separately. Ateesh Agarwal of Atwin is the architect; Tishya Projects LLP is the contractor.

Yes. UP RERA issued the Form C registration certificate for DXN-ORION on 8 October 2026 under UPRERAPRJ880689/10/2026. It runs for four years, two months and two days, to 5 January 2031. The draft agreement for sale uses the same date as the deadline for handing over flats, subject to force majeure.

YEIDA approved the building plans on 6 January 2026 under certificate YEIDA/202601061144/2025/04/08/S/1211, and the approval is valid for five years. The UP fire service issued a provisional fire NOC on 5 October 2025. On the architect's timetable, superstructure work starts in January 2028 and the last slabs are finished by December 2030.

When we checked on 14 October 2026, UP RERA listed no complaints against the project, but nine against the promoter across the two projects it attributes to the company.

Emerald Promoters Pvt. Ltd. is a private Delhi company; its corporate identity number, U45200DL2006PTC155849, dates its registration to 2006.

The company has held this land for more than a decade. A 3,670 sq m strip was under a stay then and was left out; once the stay was vacated, a supplementary deed of 5 August 2025 added it back.

The chartered accountant's certificate of 14 September 2026 shows ₹4,880.13 lakh spent so far, mostly on land, and nothing yet received from buyers. A Form RA-8 affidavit says no bank or NBFC loan had been taken and that a ₹10,000 lakh loan is proposed.

The promoter hasn't published a price list. The unit table filed with UP RERA has no unit costs, and the draft application form, allotment letter and agreement for sale leave the price and the payment plan blank.

The draft agreement does show what the total price will be built from: basic sale price, maintenance charges, power backup, electricity and meter charges, EDC/IDC, covered parking, club subscription, lease rent at possession and GST. Per-square-foot rates quoted on agents' websites couldn't be matched to any promoter document, so we've left them out.

Start with the land dues. The company filed an affidavit with UP RERA on 22 September 2026 undertaking to pay. Ask for the receipt or a fresh no-dues certificate; the one on file is dated 26 November 2025.

Business Standard reported in November 2025 that YEIDA had warned Green Bay Infrastructure it could cancel the 100-acre Greenbay Golf Village allotment over unpaid dues, and that the Allahabad High Court's Lucknow bench had restrained the authority. Green Bay is a party to this plot's sub-lease, so ask how that dispute affects GH-01.

Finally, the paperwork. YEIDA's building-plan letter makes an environment department NOC a condition, and we didn't find an environmental clearance among the documents on UP RERA. Ask whether the 28 terrace apartments are part of the 861 registered flats, compare any brochure size with the carpet areas above, and make sure receipts name DXN-ORION, the registration number and the IDFC First Bank collection account. The first quarterly progress report should show whether excavation started on time.