Nimbus The Palm Village
Sector 22A · Yamuna Expressway, Greater Noida · by Nimbus Group
🗓Published·Updated·Facts checked·Edited by Rakesh Mahajan
Price range
₹96 L – ₹2.39 Cr
Rate
₹10,000/sq ft
Launched
Apr 2024
Possession
Mar 2028
Expert rating
★★★★★ 3.2
Illustrative Nimbus The Palm Village · Sector 22A
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 Nimbus The Palm Village's site plan or floor plans. Our advisory desk sends the current set, with the price list, on request.
Floor plans
Get the Nimbus The Palm Village 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 Nimbus The Palm Village includes — verify the full specification list in the builder-buyer agreement.
Investment intelligence
Growth Outlook: Current & Forecast
Actual price movement alongside our research desk's forward scenario. Forecasts are estimates, never guarantees.
Nimbus The Palm Village launched in Apr 2024 at approximately ₹10,000 per sq ft, so it has no meaningful trading history yet — early buyers are underwriting the launch price itself. Our research desk models a 7% five-year CAGR from here, anchored to the Yamuna Expressway corridor's 170% five-year record and catalysts such as noida international airport full ops. Expected gross rental yields of about 2.8% apply on completion. As with every launch, treat forecasts as scenarios, not promises — entry pricing discipline is the buyer's main protection.
Forecast CAGR
7%
Rental yield
2.8%
Desk insights
- ＋Launch pricing (Apr 2024) is the current baseline — no trading history yet
- ＋Yamuna Expressway corridor: +170% over five years
- ＋Desk scenario: 7% CAGR with 2.8% gross yield support
- ＋Growth Potential score 66/100 · Risk 45/100
News & impact
News That Affects Nimbus The Palm Village
Recent developments and what they could mean for this project — strongest match first. Each story opens the full analysis with its source credited.
- Cited in the storyLocal Development
Airport-side industrial push: What It Means for Buyers in Yamuna Expressway
Uses Nimbus The Palm Village’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.
- Same corridorLocal Development
YEIDA approvals: What It Means for Buyers and Investors near Noida Airport
Covers the Yamuna Expressway corridor
What it means for buyers: If you are looking at projects in Sector 22D and nearby YEIDA sectors, this supports the longer-term demand story. But do not buy only on the assumption that these announcements will quickly lift prices; that is not certain.
The bottom line
Expert Verdict
An unusual two-product plan from a listed developer: compact studios in two towers and low-rise three-bedroom floors, with a RERA date of Mar 2028 and no distress found. The asking prices sit well above the corridor average, the studio quote does not reconcile with its size, and an older Nimbus launch in the same sector left buyers seeking refunds.
Pros
- ＋Listed developer (BSE, NSE) with a completion certificate for Express Park View II phase 2 in Jan 2026
- ＋Low-rise G+4 independent floors are rare on the corridor
- ＋RERA registered Apr 2024 with a 31 Mar 2028 completion date
Cons
- —₹10,000 per sq ft asking against a ₹6,500 corridor average
- —Studio quote (₹96 lakh for 525 sq ft) implies over ₹18,000 per sq ft
- —Earlier IITL Nimbus launch in Sector 22A drew refund demands (2012–2015)
- —Land area comes only from portals; developer does not state it
Who should buy
An end-user family who specifically wants a low-rise independent floor and can wait until 2028.
Who should avoid
Studio buyers chasing rental yield at the quoted price.
In depth
About Nimbus The Palm Village, Sector 22A
Our research desk's full written assessment of Nimbus The Palm Village — location, design, amenities, pricing and who it truly suits.
Two projects sharing one address
Nimbus The Palm Village, on plot GH-03 in Sector 22A, is really two products wearing one name. The first is 702 compact apartments, sold as 1 BHK or studio units, in two G+13 towers. The second is 470 three-bedroom independent floors in 48 low-rise G+4 blocks. Together that is 1,172 homes by the developer’s count. It was registered with UP-RERA on 17 April 2024 as UPRERAPRJ558356/04/2024, and the RERA-declared completion date is 31 March 2028. We found no insolvency, no RERA order and no report of a stall against the current project, though we could not check UP-RERA’s complaint records directly. So this is a live, under-construction project with no red flag in the public record. The reasons for our Hold / Watch are price, a studio quote that doesn’t add up, and one piece of history in this sector that we could not close off.
Who is behind it
The promoter is IITL-Nimbus The Palm Village, a partnership in which Nimbus Projects Ltd holds 95% and its chairman and managing director Bipin Agarwal holds 5%. In July 2026 the Nimbus Projects board approved turning that partnership into a subsidiary company, IITL Nimbus The Palm Village Pvt Ltd. That is corporate housekeeping, not distress. The “IITL” in the name refers to Industrial Investment Trust Ltd, which Agarwal acquired along with IITL Projects in 2007 and 2008; some portals wrongly link it to IL&FS. Nimbus Projects has been listed on the BSE for years and began trading on the NSE on 6 April 2026. The company says it has delivered about 15 million sq ft across 13 projects for more than 10,000 customers. We found no independent check of that, but we did find a hard data point: Express Park View II phase 2 in Greater Noida, 16 low-rise towers, received its completion certificate on 28 January 2026.
The Golden Palm Village question
Here is the history I promised, and I want to be careful with it. Around 2011 and 2012, IITL Nimbus sold a project called The Golden Palm Village, also in Sector 22A on the Yamuna Expressway, opposite the F1 track. A flat owners’ group blogged between June 2012 and June 2015 about delays and plan changes and asked for refunds. In meetings in May and June 2015, Nimbus offered options that included a refund with 12% simple interest. What we could not establish is whether today’s RERA project sits on the same land, or whether every old buyer was paid out. The developer’s own list shows only The Golden Palms in Noida, completed, and Nimbus The Palm Village, new. Treat this as unconfirmed context, not an accusation. But it is a fair thing to ask before you book: put a written question to the developer about whether any earlier allottee claims attach to this plot.
Layout and density: the numbers that don’t agree
Several figures conflict, and you should know which to trust. The developer does not state the land area; portals give 11.8 to 12 acres. On 11.8 acres the 1,172 homes work out to about 99 per acre, but that density rests on a portal acreage, so treat it loosely. Some portals quote 1,374 units and one says six towers; we use the developer’s 1,172 units and its description of two high-rises plus 48 low-rise blocks. Squareyards lists a 35,000 sq ft clubhouse, a single-portal figure we have not seen confirmed elsewhere. On open space, Squareyards says 38 to 48% of the plot is green and marketing sites claim 80%; neither is verified, so we publish no open-area figure. The amenity list from the developer is conventional: pool, gym, yoga room, tennis, badminton and basketball courts, a party hall, play area and jogging track. The developer names the airport, the Expressway, the F1 track, a cricket stadium and upcoming metro or rapid rail as nearby, but gives no distances. One caution on that list: the cricket stadium was a planned anchor of the neighbouring Jaypee Sports City, and our research shows it as incomplete.
What the price is telling you
The developer’s site says price on request. Squareyards quotes about ₹10,000 per sq ft, a studio of 525 sq ft at ₹96 lakh and the three-bedroom floors of 2,100 to 2,175 sq ft at ₹2.31 to 2.39 Cr. The floors work out to roughly ₹11,000 per sq ft, broadly in line. The studio does not: ₹96 lakh for 525 sq ft is over ₹18,000 per sq ft, so either the size is a carpet figure, the price bundles something, or one of the numbers is wrong. The area basis is not stated anywhere. Before you compare this with other launches, get a cost sheet with the RERA carpet area on it. For context, the corridor’s blended 2025 average in our locality data is ₹6,500 per sq ft, so even the lower reading is a big premium. On loans, the developer site lists Bank of India; broker sites add ICICI, Canara Bank and PNB, which we have not verified. Our rental estimate of 2.8% assumes the studios let reasonably once the area fills in. That is an estimate, not an observed rent.
Who should consider it
The independent floors are the interesting half. Low-rise, four-storey living with your own floor is rare on this corridor, and a family that wants exactly that, and can wait until 2028, has a real reason to look. The studios are harder to justify: at the quoted price the yield maths is thin, and a large block of 702 small units will compete with each other on the rental market. My advice is to hold off on the studios, and to buy a floor only after the cost sheet, the carpet area and the Golden Palm Village question are answered in writing. The developer is listed, has recent completions and no insolvency history, so builder risk is moderate rather than high. What would move us to a Buy is a fair per-sq-ft price and visible structure on site well ahead of March 2028.
Price & configurations
Nimbus The Palm Village Price List
Current pricing at Sector 22A, Yamuna Expressway, Greater Noida.
| Configuration | Size (sq ft) | Price | EMI est.* |
|---|---|---|---|
| 1 BHK (studio) | 525 – 525 | ₹96 L – ₹96 L | ₹62K/mo |
| 3 BHK independent floor | 2,100 – 2,175 | ₹2.31 Cr – ₹2.39 Cr | ₹150K/mo |
*75% LTV, 8.5% p.a., 20 years. Use the EMI calculator for your numbers.
Payment plan
Not disclosed
Bank approvals
Bank of India
RERA
UPRERAPRJ558356/04/2024
Project facts
Density, Land & Club — the Luxury Math
These four numbers predict long-term liveability and resale premium better than any brochure adjective.
11.8
Acres of land
99
Units per acre
35K
Club sq ft
1,172
Total units
Know your builder
About Nimbus Group
Nimbus Group
Since 1993 · Listed (BSE, NSE)
Nimbus Projects Ltd (incorporated Oct 1993) is a listed Noida and Greater Noida developer led by Bipin Agarwal; its “IITL-Nimbus” joint ventures trace to his 2007–08 acquisition of Industrial Investment Trust Ltd. The company says it has built about 15 million sq ft across 13 projects; we found no independent audit of that figure. Express Park View II phase 2 received its completion certificate on 28 Jan 2026.
“A listed, mid-sized builder with recent completions in Greater Noida; worth considering, but ask how the old Golden Palm Village bookings were settled before paying into its YEIDA project.”
Common questions
Nimbus The Palm Village — FAQs
What kind of homes does Nimbus The Palm Village have? ＋
Two very different products. The developer lists 702 studio or 1 BHK apartments in two G+13 towers and 470 three-bedroom independent floors in 48 low-rise G+4 blocks, for 1,172 homes in all. Some portals claim 1,374 units or six towers; we use the developer’s own figures.
Is Nimbus The Palm Village the same as the old Golden Palm Village? ＋
We could not confirm it. An IITL Nimbus project called The Golden Palm Village, also in Sector 22A, was booked around 2011–2012, and a buyers’ group sought refunds for delays; Nimbus offered refunds with 12% simple interest in 2015. Whether today’s project, registered in Apr 2024, uses the same land is unconfirmed. Ask the developer in writing.
Who is the promoter of Nimbus The Palm Village? ＋
IITL-Nimbus The Palm Village, a partnership firm in which Nimbus Projects Ltd holds 95% and Bipin Agarwal 5%. In Jul 2026 the Nimbus Projects board approved converting it into a subsidiary company, IITL Nimbus The Palm Village Pvt Ltd. That is a corporate restructuring rather than a sign of distress.
What is the price of Nimbus The Palm Village? ＋
Nimbus The Palm Village at Sector 22A, Yamuna Expressway, Greater Noida is priced between ₹96 L – ₹2.39 Cr (about ₹10,000/sq ft), across 1 BHK (studio), 3 BHK independent floor configurations of 525–2,175 sq ft.
What is the possession date of Nimbus The Palm Village? ＋
Nimbus The Palm Village is currently under construction, with possession targeted for Mar 2028. Always cross-check the RERA-declared possession date (RERA: UPRERAPRJ558356/04/2024) rather than brochure timelines.
Is Nimbus The Palm Village a good investment? ＋
Our independent Investment Score for Nimbus The Palm Village is 58/100 with a "Hold / Watch" verdict. An unusual two-product plan from a listed developer: compact studios in two towers and low-rise three-bedroom floors, with a RERA date of Mar 2028 and no distress found. The asking prices sit well above the corridor average, the studio quote does not reconcile with its size, and an older Nimbus launch in the same sector left buyers seeking refunds.
What is the expected appreciation for Nimbus The Palm Village? ＋
Our research desk models a 7% five-year CAGR for Nimbus The Palm Village, against the Yamuna Expressway corridor's 170% five-year record. Treat forecasts as scenarios, not guarantees.
What rental yield does Nimbus The Palm Village offer? ＋
We estimate gross rental yields of about 2.8% for Nimbus The Palm Village, with a Rental Score of 56/100 reflecting tenant depth in the Yamuna Expressway micro-market.
Is Nimbus The Palm Village RERA registered? ＋
Yes — Nimbus The Palm Village is registered under RERA number UPRERAPRJ558356/04/2024. Verify current registration status and the declared possession date on the official Uttar Pradesh RERA portal before booking.
When was Nimbus The Palm Village launched? ＋
Nimbus The Palm Village was launched in Apr 2024.
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.
- Nimbus Group — The Palm Village project page (RERA, units, Bank of India loan approval)
- Nimbus Group — residential projects list
- Squareyards — Nimbus The Palm Village (sizes, prices, completion date)
- UP-RERA — project summary search result
- ScanX, Jul 2026 — Nimbus Projects board approves Palm Village subsidiary
- Golden Palm Village flat-owners’ blog (2012–2015)
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