This is not a typo. It is an indication of how this project is being marketed—and if you are about to pay the EOI (Expression of Interest) amount based on a price seen on some random listing site, you should definitely read this first.
This isn't just a rewrite of a brochure. It covers full details of the payment plan, the financial breakdown, and the questions you should ask before writing the check.
- Payment Method: Most current listings feature a 25:25:25:25 construction-linked plan (CLP); however, some sales channels also offer special payment plans (low initial payment, around 10% at booking) and time-linked plans (approximately 25% payment upfront, with the balance paid in installments leading up to possession).
- Initial Payment: Depending on the configuration (4 BHK + utility vs. 5 BHK + utility), the EOI amount is reported to range between ₹25 lakh and ₹50 lakh.
- Price Range: Depending on the source, prices range from approximately ₹1.9 crore (for smaller or service-oriented configurations) to over ₹13–14 crore (for large, branded 4 BHK/5 BHK units)—highlighting the significant impact of configuration, tower location, and launch phase on pricing.
- Possession: Possession is currently expected in November 2032; this extended construction timeline will directly influence your choice of payment plan.
- Location Details: This project is situated in Sector 98, Noida (along the Noida-Greater Noida Expressway), not in Gurgaon. If you were searching for this while comparing Gurgaon options, do not confuse it with 'M3M Elie Saab, Gurgaon'—that is a separate branded-residence project by a different developer group.
Everything below explains why the numbers differ, what the payment plan actually costs you in real rupees, and how to avoid getting burned by outdated or inflated figures.
Why the Price and Payment Numbers Don't Match Anywhere Online
Before discussing the actual plan, you deserve an honest answer to a question that is likely already on your mind: why do different sites say different things?
Three real reasons:
- Varied configurations, same keyword. The project encompasses serviced residences, 1/2 BHK units, and large 3–4 BHK "branded" apartments. A listing quoting a "starting price" for a 1 BHK serviced apartment and another quoting a "starting price" for a branded 4 BHK unit might appear to belong to two entirely different projects.
- Price escalation during the pre-launch phase. Developers typically release inventory (homes available for sale) in stages, with the price of each subsequent stage being higher than the last. There could be a 20–40% difference in the prices quoted for early-2026 versus mid-2026 listings, yet both could be "correct"—simply correct at different points in time.
- Channel partner duplication. Most of the top-ranking pages for this specific keyword are operated by the same network of real estate marketing or resale agencies, which publish nearly identical content across multiple domains. While this does not necessarily imply dishonesty, it means you are often reading the same unverified information copy-pasted five times, rather than encountering five distinct, independent confirmations.
The key point is that any price or payment amount seen online—including those mentioned in this article—should be considered merely an estimate or indication, not the final price. The only price that truly matters is the one stated on the current official cost sheet, bearing the signature and date of an authorized channel partner or the developer directly.
The Payment Plan, Broken Down With Real Math
Most articles stop at simply stating, "This is the 25:25:25:25 plan," and move on. Let’s actually crunch the numbers, because different plans can result in a difference of lakhs of rupees in your actual cash flow.
Option A: 25:25:25:25 Construction-Linked Plan (CLP)
Developers promote CLP because it aligns with their cash flow requirements during construction, while also offering the buyer a degree of protection—meaning you do not have to pay the full amount before the building is completed. Generally, this is a safer plan for under-construction branded homes.
Option B: Special Payment Plan (lower entry, per some listings)
The outlined payment structure involves paying approximately 10% at the time of booking, with the balance payable in installments linked to specific milestones—rather than being tied solely to construction progress. While this entails lower upfront financial pressure, it is crucial to clearly understand the implications of the "staggered" payment schedule in the actual cost sheet; vague details regarding these milestones often lead to unpleasant surprises for buyers later on.
Option C: Time Linked Plan
Reported structure: Approximately 25% of the amount is to be paid upfront, followed by installments based on a timeline (rather than construction progress) leading up to possession. This plan operates according to the calendar, regardless of the pace of construction; consequently, the buyer bears the risk if the project timeline is delayed.
The real question you should ask the sales team is: "If construction is delayed, will I still have to pay my next installment under this plan?" CLP saves you from paying for a floor that hasn't even been built yet; this is not the case with a time-linked plan.
EOI Money vs. Booking Amount — Don't Confuse These
Several listings mention an EOI (Expression of Interest) amount ranging from ₹25 lakh to ₹50 lakh, depending on the configuration. This is not the same as your first CLP installment.
Before you pay any EOI:
- Get it in writing whether the amount is fully refundable, adjustable against the booking, or becomes non-refundable after a specific date.
- Clarify whether the EOI fixes the price or merely grants priority in the allotment queue—these are two very different types of guarantees.
- Ask for the RERA registration number and verify it yourself on the UP RERA portal before transferring any funds. Never accept a sales executive's verbal statement as proof of registration.
Serious buyers of pre-launch branded residences often make the same mistake: they confuse the EOI with the booking amount, only to discover later that it is a non-binding and non-refundable "interest fee."
Hidden Costs the Payment Plan Table Doesn't Show You
The 25:25:25:25 breakdown above is only your base cost. Budget separately for:
- GST — Currently, a 5% GST applies to homes under construction in the non-affordable housing category (with no input tax credit available); verify the applicable rate at the time of booking, as tax slabs are subject to change.
- Stamp Duty and Registration — These vary by state; for properties in Noida (UP), stamp duty is a significant additional expense, typically ranging between 6% and 7% depending on the buyer's category (many states offer concessions for female co-owners).
- PLC (Preferential Location Charges) — Homes facing a golf course or situated on higher floors can incur additional costs amounting to several lakh rupees.
- Interest-Free Maintenance Security Deposit (IFMS) and Club Membership Charges — These are often quoted separately and are frequently overlooked when comparing the "starting prices" of different projects.
Floor Rise Charges — In towers with many floors (e.g., G+45), these charges increase significantly for higher-level units. - The cost of a home with a "starting price" of ₹4 crore can easily rise by 8–12% once these additional expenses are factored in. Do not look at the base price alone; ask for a breakdown of the total cost—an "all-inclusive cost sheet"—that accounts for all these expenses.
The price of a unit with a "starting price" of ₹4 crore can easily rise by 8–12% once these additional costs are factored in. Instead of looking only at the base price, ask for a cost sheet that includes all expenses.
The Possession Timeline Changes Which Plan You Should Pick
The estimated date of possession for this project is November 2032—that is, a period of more than six years from the current booking phase. This fact is far more significant than most buyers realize:
- If you are a CLP (Construction-Linked Payment) buyer: You make payments over a period exceeding six years; while this aids cash-flow planning, it also means your capital remains tied up across various stages without generating any rental income until possession is granted.
- If you opt for a subvention or builder-funded plan (should one be offered later): You can pay a smaller initial amount, with the developer or bank covering the remainder until possession—though you must clarify who pays the pre-EMI interest and for how long, as six years of pre-EMI payments can prove quite costly.
- If you are investing with the expectation of property price appreciation: A long wait for possession is a double-edged sword. It allows time for infrastructure improvements (such as the metro, expressway upgrades, or connectivity to Jewar Airport) to boost property values, but it also keeps your capital locked up for years, incurring an 'opportunity cost' (the loss of potential gains from alternative investments). Before assuming that real estate appreciation is the most lucrative path, be sure to compare the potential returns against other investment options like fixed deposits or index funds.
What Actually Happens When You Visit the Sales Office (Practical Insight)
If you have visited the sales offices of luxury projects in the NCR, you would be familiar with the drill—but in the case of this branded, pre-launch project, there are some specific aspects to consider:
- Sample flats usually showcase premium configurations rather than entry-level ones; therefore, do not base your expectations regarding the actual features of lower-priced units solely on the finish quality displayed there.
- Sales teams often verbally highlight the most flexible payment plans but provide a cost sheet based on the standard Construction Linked Plan (CLP) by default; always insist on seeing the actual, signed cost sheet before finalizing the payment structure.
- During the pre-launch phase, it is common for sales teams to pressure buyers into making hasty decisions by citing "limited inventory" or impending price hikes; while these claims may not necessarily be false, they should not deter you from thoroughly verifying the project's RERA status and the terms of the builder-buyer agreement.
- Ask directly: "What happens to the installments I have already paid if the project is completed beyond the RERA-mandated deadline?" A serious sales team will provide a clear, written answer to this; a vague or evasive response is a warning sign.
Smartworld Elie Saab vs. Other Branded Residences — Quick Context
If you are viewing this specifically as a 'branded residence' investment—rather than just a standard Noida apartment—it should be compared with other fashion or luxury-branded residential projects in the NCR, such as M3M’s 'Elie Saab' project in Gurgaon. That project comes from a different developer group, commands a significantly higher starting price (reportedly over ₹15 crore), and targets an exclusive clientele of 'Ultra-HNIs' (Ultra-High-Net-Worth Individuals).
If you were actually considering the Gurgaon option, please note that the payment structure, price range, and buyer profile differ so vastly that the figures cited in this article would not directly apply there; therefore, before finalizing a budget, ensure you are clear about exactly which project you are considering.
FAQs
What is the payment plan for Smartworld Elie Saab?
Most current listings describe a 25:25:25:25 construction-linked plan, with some channels also offering a lower-entry Special Payment Plan and a Time Linked Plan. Confirm the exact structure on your specific configuration with an authorized channel partner, since terms vary by phase and unit type.
How much is the booking or EOI amount?
Reported EOI figures range from ₹25 lakh to ₹50 lakh depending on configuration. Always confirm in writing whether this is refundable and whether it locks in price or just priority.
Is a construction-linked plan (CLP) better than a time-linked plan?
Generally, CLP is considered safer for buyers of under-construction property because payments track actual construction progress rather than the calendar. Time-linked plans can require payment even if construction is delayed.
Is this the same as M3M Elie Saab in Gurgaon?
No. Smartworld Elie Saab is located in Sector 98, Noida. M3M Elie Saab is a separate, distinct project in Gurgaon by a different developer, with a different price band and payment structure.
What extra costs should I budget beyond the base payment plan?
GST, stamp duty and registration, PLC for preferred floors/views, IFMS, club membership, and floor-rise charges. These can add 8–12% or more over the base price.
