Sector 108 in Noida has become a hotspot for commercial real estate. With a record land deal in 2026 and ongoing infrastructure development, property prices in this area are on a strong upward trend. This page gives you a clear picture of how prices have moved, what is driving the growth, and what to expect in the future.
In September 2026, M3M India acquired a 12.5-acre commercial plot in Sector 108 for ₹1,839 crore. This was the second most expensive commercial land deal in Noida's history. The reserve price was ₹836 crore, which means M3M paid more than double the base price [citation:1][citation:6].
Here are the key numbers from the deal:
| Metric | Value |
|---|---|
| Land Area | 12.5 acres (49,932 sq m) |
| Reserve Price | ₹836 crore |
| Winning Bid | ₹1,839 crore |
| Premium Over Reserve | 120% |
| Price Per Acre | About ₹147 crore |
| Total Outlay (with stamp duty) | About ₹2,000 crore |
This deal shows how much developers value this location. The high premium paid by M3M reflects confidence in Sector 108's future.
The Noida-Greater Noida Expressway corridor, where Sector 108 is located, has seen strong price growth over the last five years. According to Anarock data, average housing prices along the Expressway rose from about ₹5,075 per sq ft in 2019 to ₹8,400 per sq ft in 2024, a jump of 66% [citation:12].
Here is a look at how prices have moved:
| Year | Avg. Price (per sq ft) | Growth |
|---|---|---|
| 2019 | ₹5,075 | - |
| 2024 | ₹8,400 | 66% |
This growth is higher than many other parts of NCR. The Expressway corridor has become a major commercial and residential hub, attracting IT parks, corporate offices, and premium housing projects [citation:2].
Circle rates are the minimum values set by the government for property registration. These rates are used to calculate stamp duty. For Sector 108, the circle rate depends on the road width.
As per the 2026 circle rate list, Sector 108 falls in the category with these base rates for residential plots [citation:10]:
| Road Width | Circle Rate (per sq m) |
|---|---|
| 12-18 meters | ₹75,600 |
| 18-24 meters | ₹79,200 |
| Above 24 meters | ₹82,800 |
Commercial property circle rates are generally higher than residential rates. For commercial areas, rates can range from ₹1,20,000 to ₹3,00,000 per sq m depending on the location [citation:14]. Sector 108, being on the Expressway, would likely fall in the higher range.
Rental demand in Sector 108 is driven by its proximity to IT/ITES hubs and the Expressway. Here is what current rental data shows:
Strong rental growth is a positive sign for investors. As more commercial projects come up, rental demand is likely to stay robust.
Several factors are pushing property prices up in Sector 108. Here are the key drivers:
The Sector 108 deal stands out when compared to other recent land transactions in Noida. Here is how it compares:
| Project | Land Area | Deal Value | Price Per Acre |
|---|---|---|---|
| M3M Sector 108 | 12.5 acres | ₹1,839 crore | ₹147 crore |
| M3M Sector 98 | 6 acres | ₹414 crore | ₹69 crore |
| Max Estates Noida | 41,835 sqm | ₹700 crore+ | - |
The Sector 108 per-acre rate is more than double that of M3M's Sector 98 deal. This shows the premium value of Sector 108's location [citation:13].
Looking ahead, property prices in Sector 108 are expected to remain on an upward trend. Here is why:
You can learn more about M3M Sector 108 Noida on the main website.
If you want to keep an eye on property price trends in Sector 108, here are some ways to do it:
Property prices in Sector 108 Noida have shown strong upward momentum. The recent land deal saw M3M India pay ₹1,839 crore for a 12.5-acre plot, which is about ₹147 crore per acre. This reflects a premium of over 120% above the reserve price, signaling high demand for commercial land in the area.
Average housing prices along the Noida Expressway have increased by about 66% over the last five years, from around ₹5,075 per sq ft in 2019 to ₹8,400 per sq ft in 2024. This is higher than the city-wide average growth.
As per the 2026 circle rate list, Sector 108 falls in the category with a base rate of ₹75,600 to ₹82,800 per sq m for residential plots, depending on road width. Commercial rates are generally higher. These rates are used for stamp duty calculation.
Prices are rising due to several factors: prime location on the Noida-Greater Noida Expressway, planned metro connectivity (Aqua Line extension), proximity to IT/ITES hubs, the upcoming Jewar Airport, and scarcity of commercial land along the Expressway.
The Noida-Greater Noida Expressway corridor has seen an 18% rental increase in 2025, higher than the city-wide average of 7%. For a 3,000 sq ft office space in Sector 108, monthly rent is around ₹2.6 lakh, which works out to about ₹87 per sq ft per month.
The ₹1,839 crore deal for 12.5 acres is the second most expensive commercial land transaction in Noida's history. The most expensive was BPTP Capital City's ₹5,006 crore bid for a 95-acre plot in Sector 94 in 2008. On a per-acre basis, Sector 108's rate is significantly higher.
The recent M3M land deal translates to about ₹147 crore per acre for the 12.5-acre plot. This is more than double the reserve price of ₹836 crore, or about ₹67 crore per acre. The premium reflects the prime location and scarcity of commercial land.
Sector 108 Noida has strong long-term investment potential due to infrastructure growth, limited land supply, and strong rental demand. However, prices have already risen significantly. Buyers should consider their investment horizon and budget before investing.
With the metro extension, Jewar Airport, and continued commercial development, property prices in Sector 108 are expected to remain on an upward trend. The scarcity of commercial land along the Expressway supports long-term value appreciation.
You can get more details by contacting the sales team or filling out the enquiry form on this page. They can share current pricing, market trends, and investment insights for Sector 108 Noida.
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