M3M The Cullinan — 3, 4 & 5 BHK Ultra-Luxury Apartments in Sector 94, Noida Expressway

Project Snapshot — M3M The Cullinan

• Developer: M3M India
• Location: Sector 94, Noida Expressway (adjacent to Okhla Bird Sanctuary Metro Station)
• RERA Number: UPRERAPRJ442214
• Land Area: 13 Acres
• Total Towers: 5 Residential Towers
• Total Units: 374 (Low Density)
• Configurations: 3 BHK, 4 BHK, 5 BHK & Penthouses
• Size Range: 3,217 sq ft to 6,220 sq ft
• Price: ₹25,000 per sq ft | ₹8.04 Cr to ₹15.55 Cr*
• Payment Plan: 25% on Booking | 75% at Possession
• Possession: April 2028 (as per RERA)
• Architect: DP Architects, Singapore

What Is M3M The Cullinan?

M3M The Cullinan is an ultra-luxury mixed-use residential development by M3M India in Sector 94, Noida. Spread across 13 acres, the project comprises 5 residential towers offering 374 units across 3, 4, and 5 BHK configurations. Unit sizes starting at 3,217 sq ft, making these among the largest apartment formats available on the Noida Expressway.

The project is designed by DP Architects from Singapore and integrates a 1,00,000 sq ft clubhouse, high-street retail, fine dining, and a branded lifestyle zone within the same complex. Every residence sits at a minimum of 100 feet above ground, with private elevator access, wrap-around balconies, imported marble flooring, and double-height entrance lobbies to the towers.

At 374 units across 13 acres, The Cullinan's density is substantially lower than comparable Noida projects. A design that translates into more green space per resident, more parking, and greater privacy. This is a deliberate differentiator in a market where most luxury projects are high-density towers.

This guide covers real pricing based on current transactions, a detailed breakdown of each configuration, the payment plan structure, location facts, investment perspective, and answers to the most common buyer questions — with no filler.

M3M The Cullinan — Current Pricing (2025–26)

The current price at M3M The Cullinan is ₹25,000 per sq ft across all configurations. The table below shows the total investment and payment schedule for each unit size.

Prices are indicative based on ₹25,000/sq ft on super built-up area. Actual pricing may vary by floor, tower, view orientation, and available inventory. GST, stamp duty, and registration charges are additional. Contact NoidaLuxury.com for current unit-level pricing.

Recent Transaction Data

The following confirmed transaction provides a real market reference point for the 4 BHK configuration at M3M The Cullinan:

Transaction at ₹10.50 Cr for a 4 BHK (4,315 sq ft) reflects an effective rate of approximately ₹24,333/sq ft — marginally below the current asking rate of ₹25,000/sq ft. This indicates the current price is in line with executed deals and not inflated above actual transaction levels.

Payment Plan — 25:75 (Possession-Linked)

M3M The Cullinan is currently offered under a possession-linked payment plan: 25% of the total unit value is payable on booking, with the balance 75% due at the time of possession (April 2028). This structure is highly favourable for buyers for two specific reasons.

First, it significantly reduces upfront capital outlay compared to construction-linked plans where payments are made in tranches as slabs are completed. A buyer of the 4 BHK, for example, commits approximately ₹2.70 Cr now and does not pay the remaining ₹8.09 Cr until the apartment is ready to hand over.

Second, it eliminates the EMI-during-construction burden for buyers using home loans, since most lenders disburse the full loan amount only at or near possession under a 25:75 plan. This means no double outgo (rent + EMI) during the construction period.

Payment plan is subject to change and should be confirmed directly at the time of booking. Additional charges including registration, stamp duty, GST (5% for under-construction), and maintenance deposits are payable separately.

Configuration Guide — Which Unit Is Right for You?

3 BHK in M3M Cullinan — 3,217 sq ft | ₹8.04 Cr

At 3,217 sq ft, the 3 BHK at Cullinan is larger than most 4 BHK apartments in Noida's mid-segment projects. The layout includes three bedrooms with attached bathrooms, a large living and dining zone, a separate utility area, and extended wrap-around balconies. Private lift access means no shared lobby corridor with other apartment doors on the same floor.

The 3 BHK is the entry configuration into The Cullinan and typically attracts senior professionals, young HNI families, and investors targeting executive rental demand. At ₹8.04 Cr with ₹2.01 Cr payable now, it is the most accessible price point within the project.

• Best for: Senior professionals, young HNI families, first-time luxury buyers, investors targeting executive tenants
• Booking amount: ~₹2.01 Cr
• Balance at possession: ~₹6.03 Cr
• Link: [3 BHK in M3M Cullinan] — hyperlink to resale page

4 BHK in M3M Cullinan — 4,315 sq ft | ₹10.79 Cr

The 4 BHK is the core family configuration at Cullinan and the most transacted size in the project. The confirmed recent transaction at ₹10.50 Cr for a 4 BHK validates real buyer demand at this price point. At 4,315 sq ft, the layout supports multi-generational living with independent bedroom wings, a family lounge separate from the formal drawing room, a large kitchen with utility provisions, and multiple balconies.

The master bedroom overlooks the Okhla Bird Sanctuary and Yamuna riverfront — one of the genuinely rare natural view corridors available in any urban residential project in Delhi-NCR. Four attached bathrooms, a staff room with independent entry, and dedicated parking for 3 cars are standard in this configuration.

• Best for: Established business families, NRIs seeking a flagship NCR address, families upgrading from conventional housing
• Type A booking amount: ~₹3.74 Cr | Balance: ~₹11.23 Cr
• Type B booking amount: ~₹3.89 Cr | Balance: ~₹11.66 Cr
• Link: [5 BHK in M3M Cullinan] — hyperlink to resale page

Location — Sector 94, Noida Expressway

Sector 94 occupies a uniquely advantageous position: it sits at the northern tip of the Noida Expressway, directly at the Delhi-Noida border. This means residents have simultaneous access to Noida's commercial infrastructure and South Delhi's retail, hospitality, and social environment — without the commute that residents of Sector 137 or Sector 150 face.

Road Access

• Noida–Greater Noida Expressway: 0.2 km — direct access
• DND Flyway: 15–20 minutes to South Delhi (Lajpat Nagar, Defence Colony, Saket, GK)
• NH-24 / NH-9: accessible via expressway interchange for Ghaziabad and UP corridors
• Yamuna Expressway: access southward to Jewar Airport (under construction)

Metro

• Okhla Bird Sanctuary Metro Station (Magenta Line): within walking distance of the project
• Botanical Garden Interchange (Magenta + Aqua Lines): 5–10 minutes by road
• Magenta Line connects directly to IGI Airport Terminal 2 — approximately 45 minutes

Key Destinations

• South Delhi (Lajpat Nagar / GK): ~15–20 min via DND
• Connaught Place: ~35–40 min
• DLF Mall of India, Sector 18: ~10 min
• Amity University: ~2 min
• Jaypee Hospital: ~8 min
• Fortis / Apollo Hospital Noida: ~10 min
• IGI Airport: ~50–60 min via DND + NH-48
• Noida International Airport, Jewar: ~35–45 min via Yamuna Expressway

Amenities — What the 50,000 Sq Ft Clubhouse Includes

The clubhouse at M3M The Cullinan covers over 50,000 sq ft — one of the largest in any residential project currently under construction in Noida. The full list below is relevant because it directly addresses the question of whether the ₹25,000/sq ft price is supported by the product.

Social & Dining

• Grand ballroom and banquet spaces
• Fine dining restaurant and bar
• Sports café and casual lounge
• In-house bakery
• Poker room

Wellness & Fitness

• Temperature-controlled infinity swimming pool with sun decks and cabanas
• State-of-the-art gym
• Yoga and Pilates decks
• Spa and salon
• Open-air gym and jogging track

Recreation

• Bowling alley
• Observatory — rare in Indian residential projects
• Aquarium
• Music room
• Indoor games and multipurpose halls
• Children's play zones
• Landscaped sky gardens with Yamuna and Bird Sanctuary views

Infrastructure

• 3 levels of basement parking with EV charging stations
• Private elevator per apartment — no shared floor corridors
• Triple-height residential lobbies with grand motor court drop-off
• 24×7 security, smart access control and CCTV
• 100% power backup

Integrated High-Street Retail — What It Means for Residents

M3M The Cullinan includes a ground-level high-street retail zone with boutique spaces from 210 to 750 sq ft, designed to host fine dining, a hypermarket, microbrewery, designer retail, jewellery, a salon, and family entertainment. This is not a standalone amenity — it is a commercially operated zone that creates genuine footfall and daily vibrancy within the development.

For residents, the practical benefit is access to dining and essential retail without leaving the compound. For investors, it reduces the risk of the project becoming an inactive development — a genuine concern in large-format Noida projects where low occupancy in early years suppresses rental demand and secondary market values.

About M3M India — Developer Background

M3M India has delivered over 57 projects covering 20 million sq ft, primarily in Gurugram. Notable delivered projects include M3M Golf Estate, M3M IFC, and Trump Towers Gurugram (in partnership with the Trump Organisation). The company holds a land bank of approximately 3,000 acres and has been consistently listed among the top five luxury developers in North India.

The Cullinan is M3M's flagship project in Noida — their first major residential entry into this market. This matters because a developer entering a new geography with a flagship product has stronger reputational accountability for delivery quality and timelines. RERA possession is April 2028. Construction is at mid-stage with active slab work confirmed across towers as of late 2025.

Investment Perspective — Facts and Realistic Expectations

Price vs Sector Average

At ₹25,000/sq ft, M3M The Cullinan is priced at a meaningful premium to the Sector 94 residential average of approximately ₹19,000–₹20,000/sq ft. This premium is supported by three specific factors: the developer's brand and delivery track record, the 50,000 sq ft clubhouse and integrated retail that most comparable projects do not have, and the low density of 374 units on 13 acres — which limits future secondary market supply.

The 25:75 Payment Plan as an Investment Advantage

For investors, the 25:75 plan has a specific advantage beyond cash flow management. By committing only 25% now, the effective capital at risk during the construction period is limited to the booking amount. If market prices rise between now and possession in 2028 — which has been the consistent pattern in Sector 94 over the past five years — the appreciation accrues on the full unit value while only 25% of capital is deployed. This creates a leveraged exposure to price appreciation without a formal loan.

Rental Potential Post-Possession

The Noida Expressway corridor commands executive rental demand from IT parks, consulting firms, and corporate offices. Current monthly rentals in Sector 94 for premium 3 BHK apartments range between ₹80,000 and ₹1.5 lakh per month depending on the project and specification. At Cullinan's product quality and size, post-possession rental for a 3 BHK in the ₹1.25–₹1.75 lakh/month range and a 4 BHK in the ₹1.75–₹2.5 lakh/month range is a reasonable expectation — though actual rental will depend on market conditions in 2028.

Jewar Airport — Medium-Term Demand Catalyst

Noida International Airport at Jewar is under active construction approximately 35–45 minutes from Sector 94 via Yamuna Expressway. When operational, the airport is expected to generate significant additional demand for premium residential along the Noida Expressway corridor from aviation professionals, hospitality workers, and corporates seeking proximity to both the airport and the Delhi border. This is a medium-term catalyst (2–3 years out) that is not yet fully reflected in current pricing.

Risks to Consider Honestly

• Under-construction risk: Possession is April 2028. Buyers commit capital approximately 2 years before the asset is operational. While M3M has a strong delivery track record, no under-construction investment is without execution risk.

• Liquidity profile: Units priced above ₹10 Cr have a narrower secondary market buyer pool than sub-₹5 Cr inventory. Exit timelines in the ₹14–16 Cr range (5 BHK) may be longer than for the 3 or 4 BHK configurations.

• Rental projections are estimates: Post-possession rental demand depends on 2028 market conditions, occupancy of the development, and broader NCR economic environment — none of which can be guaranteed today.

Who Should Buy at M3M The Cullinan?

End Users and Families

Buyers seeking a large-format premium family home in a landmark Noida address with direct Delhi connectivity. Particularly well suited to families upgrading from conventional housing in Delhi or Noida's mid-segment, and to professionals whose work keeps them across the Delhi-Noida corridor and who want a single address that serves both sides without commute sacrifice.

NRI Investors

NRIs evaluating NCR real estate benefit from three specific factors at Cullinan: a developer with a recognisable brand and international collaborations (Trump Towers), a possession-linked payment plan that minimises capital deployment before the asset is ready, and a landmark address in a sector that has consistently delivered capital appreciation. The Okhla Bird Sanctuary view — a protected natural reserve that cannot be built upon — provides a permanent, unobstructed view corridor that is rare and non-replicable in urban real estate.

HNI Investors

For HNIs allocating a portion of their portfolio to physical real estate, Cullinan's combination of low unit density, developer credibility, large-format residences, and infrastructure tailwinds (Jewar Airport, metro expansion) positions it as a hold-and-appreciate asset. The 25:75 payment plan allows efficient capital deployment with leveraged price exposure during the construction period.

Corporate Executives

Senior executives and C-suite professionals relocating to or within Noida-NCR increasingly prefer integrated luxury developments over standalone housing societies. Cullinan's Okhla Bird Sanctuary Metro Station proximity, South Delhi access via DND, on-site fine dining, and the operational convenience of a managed development address the specific lifestyle requirements of this segment.

Frequently Asked Questions

Summary — The Case for M3M The Cullinan in One Paragraph

M3M The Cullinan offers 374 ultra-luxury residences across 13 acres in Sector 94, Noida — priced at ₹25,000/sq ft with a 25:75 possession-linked payment plan. Unit sizes run from 3,217 sq ft (3 BHK, ₹8.04 Cr) to 6,220 sq ft (5 BHK, ₹15.55 Cr), with a confirmed recent transaction validating the 4 BHK at ₹10.50 Cr. The project is RERA registered (UPRERAPRJ442214), designed by DP Architects Singapore, and developed by M3M India — a company that has delivered 57 projects and 20 million sq ft including Trump Towers Gurugram. For end users, the combination of size, Okhla Bird Sanctuary views, Magenta Line metro access, and 50,000 sq ft of clubhouse and retail is genuinely difficult to replicate in the current Noida market. For investors, the 25:75 plan, low unit density, and Jewar Airport tailwind make it a defensible long-term position.

Explore current availability across all configurations: [M3M The Cullinan — Project Page ]