Home › Projects › M3M Jewel Crest Avenue, Sector 97 Noida
M3M Jewel Crest Avenue
Sector 97, Noida
Roughly six acres on the Noida–Greater Noida Expressway, three-side open, with about 207 metres of frontage and an atrium-led plan rising across five levels. Launched October 2025, it is the newest of the three M3M Avenue retail projects — and the one whose Independence Edition offer differs most from the others.
RERA UPRERAPRJ690055/10/2025 · launched 03-10-2025 · verify on up-rera.in
The project
M3M positions Jewel Crest Avenue as the crown of its Noida retail portfolio: a boutique retail and lifestyle destination bringing global fashion, couture, fine dining, artisanal cafés, entertainment and clubs into one address, integrated with ultra-premium residences on the same development.
| Item | Detail |
|---|---|
| Location | Sector 97, Noida, on the Noida–Greater Noida Expressway |
| Scale | Approximately 6 acres |
| Frontage | Approximately 207 m (~680 ft), three-side open |
| Levels | Five distinct retail levels, atrium-led circulation |
| RERA | UPRERAPRJ690055/10/2025 |
| Launch date | 03-10-2025 |
| Promoter | Mayfairsky Estates Pvt. Ltd. (UPRERAPRM374458) |
| Mix | Global couture, gourmet dining, food court, family entertainment, anchor stores |
Three-side open with ~207 m of frontage is the single most commercially relevant fact on this page. Retail rent is a function of how many people see a shopfront, and a three-side-open site generates far more visible frontage per acre than a landlocked one. It also means unit-to-unit variation inside the scheme is wide — a corner unit on an open face and an internal unit on the third level are different assets at similar headline rates. Get the site plan with all three open faces marked before you choose.
Independence Edition offer — five Masterstrokes
Jewel Crest carries a different offer set from The Cullinan Avenue and The Line Avenue. It is not a variant of the same deal.
Assured return
On 30% till application of OC
Minimum
As applicable
Months maintenance free
Transfer free
NPV
If above 30% is received
Pricing — basic sale price per sq ft
| Lower ground (anchor) | Ground floor | First floor |
Second floor | Third (restaurants) | Third (food court) |
Third (anchor) |
|---|---|---|---|---|---|---|
| ₹38,000* | ₹55,000* | ₹40,000* | ₹36,000* | ₹29,500* | ₹35,000* | ₹36,000* |
PSF
Note the spread within the third floor alone: restaurants at ₹29,500 against anchor at ₹36,000. Those are different tenant categories with different rent capacities and different fit-out demands, and the price difference reflects that rather than a discount. Buy the category you can actually let.
Payment plan
Now
On completion of top floor slab
On application of OC*
On offer of possession*
Want the current cost sheet?
We will send the floor-wise price list, unit plans and the full Independence Edition Masterstroke terms for the project you name — no callback loop.
The assured return, examined properly
This is M3M's published offer and we report it as published. It also deserves more scrutiny than a headline percentage invites, so here is the structure.
- The base is 30%, not 100%. The 14% is stated as applying on 30% of the consideration. On a ₹2 crore unit that is 14% on ₹60 lakh, not on ₹2 crore. Confirm the exact base in writing.
- The period ends at application of OC. Not at possession, not at first letting — at OC application. Establish the expected date and what happens between that point and an actual paying tenant.
- It is not rent. Before an operating tenant exists, an assured return is funded from project cash flows. That is normal for the format and it is not a criticism — but it means the payment tells you nothing about what the unit will actually let for.
- Masterstroke 2 is the one to interrogate. "Minimum guarantee, as applicable" is doing real work in this offer and the brochure does not define it. Ask precisely: guaranteed at what rate, for how long, starting when, and payable by whom.
Then set all of it aside and underwrite the unit on the rent you believe it will command in year three, net of vacancy and maintenance. If it works on that basis, the assured return is a genuine bonus on the early cash you have committed. If it only works with the assured return included, you are being paid your own money to accept a heavier early payment schedule.
What to be careful about
- The payment plan is front-loaded. 30% now and 90% before possession, against 10% and 30% at the other two Avenue projects. Model your cash flow against a realistic construction timeline, not the projected one.
- Frontage variation is wide. Three-side open is an advantage for the scheme and a differentiator between units within it. An internal third-level unit does not get the benefit that sold you the project.
- Verify the RERA registration. UPRERAPRJ690055/10/2025 on up-rera.in. Confirm the promoter is Mayfairsky Estates Pvt. Ltd., and check the declared completion date — this project registered in October 2025 and is the least advanced of the three.
- Pay only into the RERA collection account. The brochure names an HDFC Bank collection account for this project specifically. Never route a payment through an individual, an agent or any other account, including ours.
- Third-floor restaurant units need a different tenant. At ₹29,500 they look like the value buy. They also depend on the food and beverage destination working, which depends on the whole scheme stabilising. That is a longer runway than a ground-floor anchor.
How it compares to the other two
| Jewel Crest, Sec 97 | Cullinan Avenue, Sec 94 | The Line Avenue, Sec 72 | |
|---|---|---|---|
| Ground floor | ₹55,000 | ₹60,000 | ₹54,000 (anchor) |
| Booking | 30% now | 10% | 10% |
| Before possession | 90% | 30% | 30% |
| Assured return | 14% on 30% till OC | Not offered | Not offered |
| Incremental rentals | Not offered | 5 years from AOC | 5 years from AOC |
| Maintenance free | 24 months | 5 years post possession | 5 years post possession |
| RERA | UPRERAPRJ690055/10/2025 | UPRERAPRJ442214 | UPRERAPRJ246070 |
| Launched | Oct 2025 | Jun 2023 | Nov 2023 |
Read that table before you decide. The Cullinan and The Line ask for far less cash up front and give five years of maintenance and incremental rentals; Jewel Crest asks for much more, earlier, and pays you a return on it. Which is better depends entirely on your cost of capital and your view on construction timing — not on which number is largest.