Bhutani 18

Bhutani 18 is a single residential tower of 23 large homes under construction on plot B-58 in Sector 128, Noida, inside the Jaypee Greens Wish Town enclave of Gautam Buddha Nagar district, Uttar Pradesh. Bhutani Infra markets it, and UP RERA registered it on 10 January 2026 as UPRERAPRJ335396/01/2026, with Goodliving Infrastructure Private Limited as the promoter. The declared completion date is 30 December 2026.

The developer also spells it Bhutani Eighteen and calls the homes "ultra luxurious condominiums". A search for "Goodliving Bhutani 18" leads to the same tower, since Goodliving is the registered promoter. Eldeco Goodliving Properties Limited, promoter of Eldeco Ballads of Bliss in Greater Noida, is a different company.

UP RERA gives the address as B-58, Sector 128, Jaypee Greens, Noida, on one plot of 6,168 sq m, about 1.52 acres. The developer's location map puts the site south of the Noida–Greater Noida Expressway, near Jaypee Hospital and a DPS school. It prints no distances.

The title runs back to the Yamuna Expressway concession. According to the draft agreement filed with RERA, YEIDA leased 1,072.84 acres across Sectors 128, 129, 131, 133 and 134 to Jaypee Infratech for 90 years, land now known as Jaypee Greens Wish Town. An assignment agreement dated 6 January 2020 between Jaypee Infratech, Jaiprakash Associates and the developer handed over the development rights for group-housing cluster B-58.

That's why Jaypee Infratech signs the buyer agreement as a "confirming party" and homes pass to buyers by sub-lease, not freehold sale. The Noida Authority issued the building permit on 10 January 2022.

RERA's plan table shows one block, Tower A, with three basements, a ground floor and 22 upper floors.

That pattern reads as 18 duplexes.

The top is a single penthouse: 602.67 sq m on the 21st floor plus 360.19 sq m on the 22nd, roughly 10,364 sq ft, with ₹13.32 crore budgeted for its finishing in the engineer's certificate. Shared facilities filed with RERA are a 1,405 sq m clubhouse with a swimming pool and gym, ten small parks totalling 1,724.27 sq m and a 55 KLD sewage plant.

Yes. The registration gives 1 December 2025 as the start and 30 December 2026 as the declared completion, a 13-month window. Work on site began well before that, under the 2022 permit. An engineer's certificate dated 15 November 2025 put excavation, the basements and the stilt floor at 100% and the structural slabs at 86%.

The latest quarterly filing, for April to June 2026, reports construction and development work 38.58% complete and the project 42.51% complete by cost. On 30 June 2026 the engineer put the slabs at 90% and interior walls, plaster and flooring at 8%, with nothing yet spent on lifts, fire-fighting or the facade.

The chartered accountant's certificate for the same date puts the estimated project cost at ₹234.99 crore, including land valued at ₹34.82 crore on the circle rate. We found no occupancy or completion certificate on the RERA page when we checked on 4 October 2026.

The promoter on record is Goodliving Infrastructure Private Limited, UP RERA promoter ID UPRERAPRM190011. Its office is in Tower C of Bhutani Alphathum, Sector 90, Noida, and its RERA email is on the bhutanigroup.com domain. RERA shows Bhutani 18 as the company's only project, with three complaints against the promoter, two still under registration, and none against the project itself.

Bhutani Infra lists the tower among its two residential projects, and its CEO told PTI in October 2023 that the group was working on a high-end housing project in Sector 128, Business Standard reported. A third company appears in the RERA papers: the draft agreement's signature blocks read "For Parmesh Construction Company Ltd.", and the June 2026 CA certificate names Parmesh Construction as promoter. The Economic Times describes Bhutani Infra Group as part of that company.

The draft agreement also says any third-party name or mark used to brand the project is under a limited, non-exclusive licence and creates no legal obligation for that third party. The group's wider record, including the Enforcement Directorate's 2025 searches in the WTC Group case, is on our Bhutani Infra builder page.

No price is published. The developer's price list shows the basic sale price as "Price On Request" and sets a 30:70 plan: 30% of the basic price at booking and 70% on offer of possession. It gives the launch date as 1 December 2025.

No reputable news report gives a price either. The draft agreement leaves the interest-free maintenance security and power back-up charges blank. The CA's certificate for the quarter to 30 June 2026 records no money received from buyers and no project loan, so the ₹99.88 crore spent by then did not come from either source.

Start with the contracting party. Ask in writing which company signs your agreement and takes your money, Goodliving Infrastructure or Parmesh Construction, since the RERA papers name both. RERA lists the collection account at ICICI Bank in Goodliving's name.

Then the land. Suraksha Group took control of Jaypee Infratech in June 2024 after its insolvency, Business Standard reported. When L&T sought registration for its Green Reserve towers in the same sector, UP RERA insisted Jaypee Infratech be named a co-promoter until the Allahabad High Court quashed its notice in October 2024, The Times of India reported. Ask for the 2020 assignment agreement and the sub-lease deed format, and confirm Jaypee Infratech's present management has signed off.

Compare the pitch with the filings. The price list asks for 30% at booking, but section 13 of the RERA Act bars a promoter from taking over 10% before a registered agreement for sale. With interior work at 8% in June 2026, ask whether an extension beyond 30 December 2026 is likely.