Eldeco Ballads of Bliss
Plot GH-1A/2, Sector 22D · Yamuna Expressway, Greater Noida · by Eldeco
🗓Published·Updated·Facts checked·Edited by Rakesh Mahajan
Price range
₹1.55 Cr – ₹1.85 Cr
Rate
₹10,000/sq ft
Launched
May 2025
Possession
Apr 2030
Expert rating
★★★★★ 3.8
Illustrative Eldeco Ballads of Bliss · Plot GH-1A/2
PropertyNivesh intelligence
Proprietary Score Card
Set by our research desk from RERA filings, price comparables and builder analysis. Never sponsored.
Plans
Site Plan & Floor Plans
We do not republish Eldeco Ballads of Bliss's site plan or floor plans. Our advisory desk sends the current set, with the price list, on request.
Floor plans
3 BHK
1,550 – 1,850 sq ft
Get the Eldeco Ballads of Bliss plans and price list
Floor plans, the payment schedule and the current price list, sent by an advisor — not a builder sales desk.
Inside the gates
Amenities & Lifestyle
What daily life at Eldeco Ballads of Bliss includes — verify the full specification list in the builder-buyer agreement.
Neighbourhood
Around Eldeco Ballads of Bliss: Landmarks & Facilities
The schools, healthcare, transit and destinations that define daily convenience — and long-term value.
Sardar Patel Vidyalaya
School
Yamuna Expressway
Expressway
Buddh International Circuit
Landmark
Kailash Hospital
Hospital
Noida International Airport (Jewar)
Airport
Investment intelligence
Growth Outlook: Current & Forecast
Actual price movement alongside our research desk's forward scenario. Forecasts are estimates, never guarantees.
Eldeco Ballads of Bliss launched in May 2025 at roughly ₹8,000 per sq ft and currently trades near ₹10,000 — appreciation of about 25% since launch, against a wider Yamuna Expressway market that has risen 170% over five years. Looking ahead, our research desk models an 8% five-year CAGR for this project, supported by noida international airport full ops and Greater Noida's premium demand depth. Gross rental yields of around 2.6% add income support. Treat these as scenario estimates, not guarantees — corridor supply and execution pace can move outcomes in either direction.
Forecast CAGR
8%
Rental yield
2.6%
Desk insights
- ＋Eldeco Ballads of Bliss has appreciated ~25% since its May 2025 launch
- ＋Yamuna Expressway corridor: +170% over five years
- ＋Desk scenario: 8% CAGR with 2.6% gross yield support
- ＋Growth Potential score 72/100 · Risk 32/100
News & impact
News That Affects Eldeco Ballads of Bliss
Recent developments and what they could mean for this project — strongest match first. Each story opens the full analysis with its source credited.
- Named in the storyLocal Development
YEIDA approvals: What It Means for Buyers and Investors near Noida Airport
This story names Eldeco Ballads of Bliss
Impact on Eldeco Ballads of Bliss: Eldeco Ballads of Bliss is in Sector 22D, so it is exposed to the same buyer sentiment shift that could follow more industrial and logistics buildout near the airport.
- Cited in the storyLocal Development
Airport-side industrial push: What It Means for Buyers in Yamuna Expressway
Uses Eldeco Ballads of Bliss’s asking price as a reference
What it means for buyers: This matters if you are buying for end use or a long hold in the Yamuna Expressway area. Projects with land-facing demand and future employment access can benefit over time, but only if the plans move beyond approvals and papers.
The bottom line
Expert Verdict
A clean, conventionally planned Eldeco three-bedroom launch with no complaints on record and a builder whose delivery record is among the better ones in UP. The catch is price: at about ₹10,000 per sq ft of super area it sits well above the corridor’s blended average, with possession not due until April 2030.
Pros
- ＋Eldeco’s delivery and complaint record is one of the cleaner ones in NCR and UP
- ＋RERA land area (5.04 acres) matches the marketing, with no acreage inflation
- ＋Almost entirely three-bedroom stock, so the resident mix will be family-heavy
- ＋Named school at 1.1 km and a 120 m wide road on the frontage
Cons
- —Asking rate of about ₹10,000 per sq ft is roughly 54% above the corridor average of ₹6,500
- —RERA completion is April 2030, more than three years away
- —Around 111 homes per acre is dense for a 5-acre site
- —Only 6 two-bedroom units exist, so the two-bedroom listings you see are scarce and unpriced
Who should buy
Families who want an Eldeco three-bedroom in Sector 22D and can wait until 2030 without needing the flat sooner.
Who should avoid
Buyers looking for a bargain entry to the corridor or a two-bedroom at scale.
In depth
About Eldeco Ballads of Bliss, Plot GH-1A/2
Our research desk's full written assessment of Eldeco Ballads of Bliss — location, design, amenities, pricing and who it truly suits.
Where Ballads of Bliss fits
Ballads of Bliss is the first of three group-housing projects Eldeco has opened in Sector 22D of the YEIDA area since 2025, and it is the one with the most settled paperwork. Eldeco says it launched on 21 May 2025. The UP-RERA registration, UPRERAPRJ921261/05/2025, is dated 4 April 2025 on ReraTracker, a site that mirrors the regulator’s filings, and it sets a completion date of 3 April 2030. The promoter on record is Eldeco Goodliving Properties Ltd, a group company. On 5.04 acres (20,379 sq m in the filing; Eldeco rounds it to 5 acres) it plans three towers called Harmony, Rhythm and Cadence, which portals describe as ground plus 32 floors. We found no news reports, buyer complaints or regulatory orders about the project as of September 2026. For a scheme this young that is what you would expect, so read it as no problems yet rather than proof of anything. The better reason to shortlist it is the name on the gate. Our Eldeco profile treats the group as one of the steadier builders in NCR and UP, with a long delivery list and very few disputes. On a corridor where plenty of launches come from companies with one or two projects behind them, that matters more than the brochure.
Getting around from Plot GH-1A/2
The plot is GH-1A/2, and Eldeco points out that it fronts a 120 m wide road. The developer’s own distance list reads: Sardar Patel Vidyalaya 1.1 km, Buddh International Circuit 5.1 km, Kailash Hospital 5.6 km, and Noida International Airport at Jewar 32.5 km. A portal puts the Yamuna Expressway about 2.5 km away; we have only seen that on a listing, not on an official page. In practical terms, a school sits within walking distance, a hospital is a short drive off, and the airport that has driven prices along this whole road is more than 30 km of driving away. Some buyers arrive in 22D thinking they will live beside the runway. They will not. What you do get is a sector between the older Greater Noida neighbourhoods and the airport, a few minutes from the expressway on-ramp. None of our sources gives a metro distance, so plan on a car for most errands through the early years. Some everyday shopping will come from the projects themselves; the RERA filing for this one includes 16 shops on the plot.
What the RERA filing says about the homes
This is where the brochure and the filing part company, and you should go with the filing. Eldeco’s site talks about two- and three-bedroom homes plus penthouses, and some listings go further and advertise 2, 3 and 4 BHK. The registration is far narrower: 552 three-bedroom apartments with carpet areas from 871 to 1,065 sq ft, and just six two-bedroom apartments of 700 sq ft carpet. We could not find a four-bedroom type at all. The penthouses do not show up as their own category in the unit mix we saw, so if someone offers you one, ask which registered unit type it falls under. On a super-area basis Square Yards lists the three-bedrooms at 1,550 to 1,850 sq ft. Compared with the carpet figures, the super area is roughly 1.75 times the carpet at both ends of the range. That is a heavy loading, and it is exactly why you should compare flats here by carpet area. A 99acres listing shows a two-bedroom at 836 sq ft super, but with only six in the building and no price attached, we have kept the two-bedroom out of the price table rather than guess one. Unit counts also wander between sources: RERA says 558 homes plus 16 shops, Square Yards says 445, and other portals say 576 to 580. We use 558. On 5.04 acres that is about 111 homes per acre, which is on the crowded side for a family project. Open-area percentage and clubhouse size are not published, so the page shows them as undisclosed.
Clubhouse and sports facilities
The amenity list Eldeco publishes is short and sporty: a swimming pool, gym, squash court, box cricket, a multipurpose court, an amphitheatre, a party hall and a reading room with a pool table. Squash and box cricket are the two items that stand out, and they will get more use from households with teenagers than from retired couples. There is nothing exotic, and nothing a family would miss in daily life either. The real unknown is scale. With 558 homes sharing one pool and one gym, the size of the clubhouse and the landscaped area matter more than the number of bullet points, and neither figure has been disclosed. Ask to see the approved layout plan and the clubhouse drawings, and check where the 16 shops sit relative to the towers, since a retail frontage changes how the ground level feels once people move in.
Price, premium and the case for paying it
Square Yards puts the asking rate at about ₹10,000 per sq ft of super area as of September 2026, which is where the ₹1.55 Cr to ₹1.85 Cr range for three-bedrooms comes from. ReraTracker records a launch rate of ₹8,000 per sq ft and a 99acres snippet quotes ₹9,000 all-inclusive, so the sources do not agree exactly; the chart’s move from ₹8,000 to ₹10,000 joins two different sources and should be read loosely. Our locality data puts the Yamuna Expressway average at ₹6,500 per sq ft in 2025, up from ₹2,400 in 2020. At ₹10,000 you pay roughly 54 per cent more than that blended average. Some of the gap is simply new branded stock against an average that includes older flats and plots. Some of it is the airport story being priced in before the airport’s effect on daily life is visible. So we forecast around 8 per cent a year for five years, well short of the run since 2020. On rent, the corridor averages 2.9 per cent gross; a new three-bedroom in a sector still filling up in 2030 will likely start below that, so we use about 2.6 per cent. The risks are the ordinary ones for a four-year build: delay, extras added to the final bill, and a wave of similar three-bedroom homes reaching resale at the same time as Eldeco’s neighbouring projects finish. One more detail: Eldeco names HDFC Bank as the RERA escrow bank. That is the account your instalments go into, not a promise of a home loan, so ask your own lender separately.
Is it right for you?
We call this a Buy, with conditions. If you are a family that wants a three-bedroom from a builder with a long delivery record, you do not need the keys before 2030, and you would rather pay extra for Eldeco than save money on an untested name, it is a reasonable purchase. If your aim is to get into the corridor early and cheaply, this is not the project for that, and the six two-bedrooms are too few to count on. Against its two sister launches in 22D, Whispers of Wonder (RERA date July 2030) and Echoes of Eden (January 2031), Ballads has the most complete and consistent data, which is a point in its favour. Before you pay a token, check your unit’s carpet area against the RERA filing, get a signed all-inclusive cost sheet that states the area basis, and push for a construction-linked payment plan so your money follows the concrete.
Price & configurations
Eldeco Ballads of Bliss Price List
Current pricing at Plot GH-1A/2, Sector 22D, Yamuna Expressway, Greater Noida.
| Configuration | Size (sq ft) | Price | EMI est.* |
|---|---|---|---|
| 3 BHK | 1,550 – 1,850 | ₹1.55 Cr – ₹1.85 Cr | ₹101K/mo |
*75% LTV, 8.5% p.a., 20 years. Use the EMI calculator for your numbers.
Payment plan
Not disclosed
Bank approvals
Not disclosed
RERA
UPRERAPRJ921261/05/2025
Project facts
Density, Land & Club — the Luxury Math
These four numbers predict long-term liveability and resale premium better than any brochure adjective.
5.04
Acres of land
111
Units per acre
3
Towers
558
Total units
Know your builder
About Eldeco
Eldeco
Since 1985 · Private · 82% on-time delivery
Quietly excellent North-Indian developer — 200+ deliveries across NCR and UP with one of the cleanest complaint records.
“The definition of underpromise-overdeliver; a first-rank choice in its price bands.”
Common questions
Eldeco Ballads of Bliss — FAQs
Does Eldeco Ballads of Bliss have 2 BHK or 4 BHK flats? ＋
Very few 2 BHKs and no 4 BHK. The UP-RERA filing lists 552 three-bedroom units and only 6 two-bedroom units, and no separate four-bedroom type was found. Eldeco’s own site mentions penthouses, which may be what some listings call a fourth configuration. If a broker offers you a 4 BHK here, ask for the RERA unit type in writing.
Why do portals show different unit counts for Ballads of Bliss? ＋
Because they are not using the RERA filing. UP-RERA data shows 558 homes (552 three-bedroom plus 6 two-bedroom) and 16 shops. Square Yards shows 445 and other portals show 576 to 580, which probably mix shops or penthouses into the total. Treat 558 residential units as the working figure.
Is HDFC Bank giving home loans for Eldeco Ballads of Bliss? ＋
That is not confirmed. Eldeco’s site names HDFC Bank as the holder of the project’s RERA escrow account, which is where buyer payments are collected. An escrow account is not a home-loan approval. Ask your lender directly whether it has approved the project before you book.
What is the price of Eldeco Ballads of Bliss? ＋
Eldeco Ballads of Bliss at Plot GH-1A/2, Sector 22D, Yamuna Expressway, Greater Noida is priced between ₹1.55 Cr – ₹1.85 Cr (about ₹10,000/sq ft), across 3 BHK configurations of 1,550–1,850 sq ft.
What is the possession date of Eldeco Ballads of Bliss? ＋
Eldeco Ballads of Bliss is currently under construction, with possession targeted for Apr 2030. Always cross-check the RERA-declared possession date (RERA: UPRERAPRJ921261/05/2025) rather than brochure timelines.
Is Eldeco Ballads of Bliss a good investment? ＋
Our independent Investment Score for Eldeco Ballads of Bliss is 68/100 with a "Buy" verdict. A clean, conventionally planned Eldeco three-bedroom launch with no complaints on record and a builder whose delivery record is among the better ones in UP. The catch is price: at about ₹10,000 per sq ft of super area it sits well above the corridor’s blended average, with possession not due until April 2030.
What is the expected appreciation for Eldeco Ballads of Bliss? ＋
Our research desk models an 8% five-year CAGR for Eldeco Ballads of Bliss, against the Yamuna Expressway corridor's 170% five-year record. Treat forecasts as scenarios, not guarantees.
Is Eldeco Ballads of Bliss RERA registered? ＋
Yes — Eldeco Ballads of Bliss is registered under RERA number UPRERAPRJ921261/05/2025. Verify current registration status and the declared possession date on the official Uttar Pradesh RERA portal before booking.
When was Eldeco Ballads of Bliss launched? ＋
Eldeco Ballads of Bliss was launched in May 2025 at roughly ₹8,000 per sq ft; it currently trades near ₹10,000.
Is Eldeco a reliable builder for Eldeco Ballads of Bliss? ＋
Our desk rates Eldeco 3.9/5, with 82% on-time delivery on our tracking; this project's Builder Trust score is 82/100. The full builder report covers litigation and financial strength.
Sources
Facts on this page were checked against the sources below on 27 September 2026. Prices and status change — verify on the Uttar Pradesh RERA portal and with the developer before booking.
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