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M3M Resale
the cullinan

Sector 94, Noida

M3M The Cullinan resale

Every listing is confirmed with the owner before it goes live, and re-confirmed every 30 days.

Status
Under construction
Possession
Dec 2028
Towers
6
Corridor
Noida Expressway

Resale units in M3M The Cullinan

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Configurations

Type Carpet area Super area
3 BHK 1,850 sq ft 2,450 sq ft See resale
4 BHK 2,600 sq ft 3,450 sq ft See resale

What stands out

  • In Uttar Pradesh, not Haryana. The project comes under UP-RERA, not HRERA — a separate authority with a separate register.
  • Ask any agent for their UP-RERA registration number before transacting here. Haryana registration does not cover a Noida deal.
  • Stamp duty and registration are state subjects. Do not carry Haryana figures across from a Gurugram comparison.
  • Sector 94 has a working Delhi Metro station in it — Okhla Bird Sanctuary on the Magenta Line, running since 2017.
  • Under construction, so a resale is an allotment transfer with the builder's approval and transfer fee, not a sale deed.
  • You inherit the seller's payment plan. Get the outstanding position in writing from the builder before agreeing a price.
  • The Okhla bird sanctuary adjoins the sector, so a large part of the surroundings will not be built on.

About M3M The Cullinan

M3M The Cullinan is in Sector 94, Noida, near the Mahamaya flyover at the Delhi end of the Noida Expressway. It is under construction. It is also the one project on this site that sits in a different state from the rest, and that is not a detail — it changes the regulator, the paperwork, the tax arithmetic and who is even permitted to sell it to you.

If you have been looking at M3M's Gurugram projects and have drifted here because the developer is the same, read this section before anything else.

Different state, different rulebook

Gurugram is in Haryana and comes under HRERA. Noida is in Uttar Pradesh and comes under UP-RERA. They are separate authorities with separate registers, and a project registered with one is not registered with the other.

The consequence buyers rarely think about is that it applies to agents too. A real estate agent registered in Haryana is registered in Haryana. Operating as an agent on a Noida transaction requires registration with UP-RERA, separately and in its own right. So when anyone offers to sell you a unit here — us included — ask for their UP-RERA agent registration number and check it on the UP-RERA portal. An agent who cannot produce one for a Noida deal is not properly registered for the transaction he is trying to do, whatever he holds elsewhere.

We would rather print that on our own project page than have you find it out afterwards.

The stamp duty arithmetic is different too

Stamp duty and registration are state subjects, so the rates and reliefs that apply in Uttar Pradesh are not the ones that apply in Haryana. If you have priced a Gurugram purchase and are now comparing it with this one, do not carry the Haryana figures across — they will not be right.

The stamp duty calculator on this site lets you set the state's rates rather than assuming them, and it says plainly that you should confirm the current figures before budgeting. Do that. Rates and rebates change, and a stale number in a spreadsheet is how people end up short at registration.

What a resale here actually is

The project is under construction, so what changes hands is an allotment — the contractual right to a unit — rather than a finished flat with a title. The builder has to approve the transfer and charges for approving it, normally a per-square-foot fee with GST on top. You do not get a sale deed at this stage and you do not pay stamp duty at this stage; both come later, at conveyance.

You also take over the seller's payment plan from wherever he has reached. That makes the outstanding balance as important as the agreed price: two units advertised at similar numbers are not comparable until you know what is still due on each. Get the payment position in writing from the builder rather than from the seller, and ask whether interest or a penalty has accrued on any late instalment, because those stay attached to the unit.

Confirm the project's UP-RERA registration yourself on the authority's portal, and check that the promoter company named on your transfer paperwork is the same company named on that registration. As with M3M's Gurugram developments, the promoter of record here is a dedicated company rather than the brand on the hoarding. That is ordinary. A mismatch between the two names is not.

What the address means day to day

This is the strongest part of the case for Sector 94 and it does not need embellishing. The sector has a Delhi Metro station in it — Okhla Bird Sanctuary, on the Magenta Line, which has been running since 2017. A working metro station in the same sector is a materially different proposition from an announced corridor, and it is the main reason this address does not depend on a future infrastructure promise the way the Dwarka Expressway sectors do.

The sector sits between the Yamuna and the Noida-Greater Noida Expressway, with the Mahamaya flyover alongside, which puts South Delhi and the Noida Expressway employment belt within an ordinary commute rather than an expedition. The Okhla bird sanctuary itself is adjacent, which is unusual for the area: it means a large piece of the surroundings is not going to be built on.

As everywhere, go and drive the route you would actually drive, at the hour you would actually drive it. The Delhi-Noida crossings behave very differently at eight in the morning than they do on a Sunday viewing, and that is the single thing most likely to change how you feel about the address.

What's nearby

Okhla Bird Sanctuary metro station (Delhi Metro, Magenta Line)
In Sector 94
Okhla Bird Sanctuary
Adjacent
Mahamaya flyover
Noida-Greater Noida Expressway
South Delhi via Kalindi Kunj
Noida Expressway office and IT belt
Yamuna river frontage

Questions about M3M The Cullinan

Answered from what we actually hold on this project, and updated as listings change.

Possession is scheduled for December 2028. Until handover a resale goes through the builder as a transfer rather than a registration, so the charges and the timeline are different — we will walk you through both before you commit.

3 BHK (2,450 sq ft), 4 BHK (3,450 sq ft). Areas shown are super area. Carpet area and the floor plan for each layout are on this page — worth checking, because two units of the same configuration can differ by more than the label suggests.

Yes. Noida is in Uttar Pradesh and comes under UP-RERA, which is a separate authority from Haryana's HRERA with its own agent register. An agent registered in Haryana is registered for Haryana. Acting as an agent on a Noida transaction requires UP-RERA registration in its own right. Ask whoever is selling you a unit here — including us — for their UP-RERA agent number and check it on the authority's portal before you transact. Anyone who cannot produce one for a Noida deal is not properly registered for the transaction they are attempting, whatever credential they hold in another state.

No. Stamp duty and registration charges are set by the state, so Uttar Pradesh's rates and reliefs are not Haryana's. If you have been pricing an M3M purchase in Gurugram and are now comparing this one, recalculating with the Haryana figures will give you the wrong number and usually in the direction that hurts. The stamp duty calculator on this site lets you enter the applicable state rates rather than assuming them, and tells you to confirm the current figures before budgeting. Confirm them — rates and rebates change, and the cost lands at registration when it is too late to plan around.

On the UP-RERA portal, not on ours and not on a brochure. Look up the project's registration and check three things: that the registration is live, that the promoter company named on it is the same company named on your transfer paperwork, and what completion position the promoter has declared. As with M3M's Gurugram schemes, the promoter of record here is a dedicated company rather than the brand on the hoarding, which is ordinary — a mismatch between the name on the register and the name on your documents is not. Ask us for the registration number and we will give it to you.

Better than most of what we cover, and unusually it does not depend on a promise. The sector has a Delhi Metro station in it — Okhla Bird Sanctuary on the Magenta Line, in service since 2017 — so rail access exists today rather than being announced for later. The sector also sits by the Mahamaya flyover and the Noida-Greater Noida Expressway, which puts South Delhi and the Noida Expressway employment belt within a normal commute. The caveat is the same as anywhere on the Delhi-Noida boundary: the river crossings at peak hour are a different experience from a Sunday viewing, so drive the real route at the real time.

The seller's allotment and the seller's payment plan, together. Units at this stage are normally on schedules where instalments fall due against construction stages, and the remaining schedule becomes your obligation once the builder approves the transfer. So the agreed price is only part of the arithmetic: a unit largely paid down and one with a substantial instalment about to fall due can be advertised at similar figures and be very different deals. Take the position in writing from the builder rather than the seller, and ask specifically about accrued interest or penalties on late instalments, which stay attached to the unit.

Mainly by limiting what can be built nearby, which is the point of it. A protected area adjoining a sector means a substantial part of the surroundings is not going to become another tower, and that is a genuine and durable advantage rather than a marketing line. Where protected land sits next to development there can also be construction and environmental conditions attached to projects in the vicinity. That is a question for the project's approvals rather than for a brochure, and we would tell you to satisfy yourself on it as part of the same portal check you do on the registration.

Something we have not covered? Ask us — if it is worth answering here, it goes on the page.