Inside a Quietlist Buyer’s Report

ATS Pristine
Golf Villas.

Phase 1 · Sector 150, Noida · Sports City

The same golf address.
A different home in every row.

A morning-side garden. More room for the family. A future tower behind the house. The filed plans turn one villa project into several quite different buying choices.

See what the plans reveal ↓Read all 25 pages ↗

September 2026 report · Historical filing, with its dates kept visible

Villas, golf & future neighboursFiled site plan

Numbered villa rows, golf areas, reserved parcel and future tower precinct on the filed site plan

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Site Plan · Report p. 4Open the drawing ↗

The rear neighbour changes the choice.
Internal golf, outer golf, reserved land and the tower precinct are different positions.

UP-RERA · UPRERAPRJ3796Named villa shortlists & floor-by-floor comparisonsComplete 25-page report

A closer reading

The address is only the beginning.

Gates establish the entrance. Room schedules reveal usable differences. The site plan explains what each garden faces.

01 Entrance & garden

East at the front.
Or east at the back.

Villas 38–43 have westward entrances and eastward rear gardens facing the internal golf strip. In 69–76 and 60–65, the entrance is eastward and the golf garden faces westward. An eastward entrance and a morning-side garden lead to different shortlists.

Our buying read

Start with 38–43 for the garden on the morning side. For an eastward-entry preference, compare 69–76 and 60–65, accepting the garden’s afternoon exposure. Northward-entry buyers have another option: 49–53, with outer golf behind.

Site Plan · Report pp. 7–10, 16. Broad compass sectors, not measured sunlight hours or a Vastu certification.

Read the direction of every row ↗

Report-annotated plans of villas 4/5 and 19/20 showing gates and opposing front-road sides — A close-up from the smaller green-side rows shows why the gates matter. The garden side and the entrance side are opposite. Report p. 8.

02 Space you live in

A larger villa.
But where is the extra space?

Villa 84 adds about 48 sq m to the smaller standard Type 1’s total. Almost all of that gain is basement: the ground and first floors together grow by just 0.84 sq m. Villas 85–88 offer a different proposition—more area on the main two floors and an upstairs family lounge.

Our buying read

For extra everyday family space, compare 85–88: their ground-plus-first area is about 14–21% larger than smaller Type 1. Villa 84 makes more sense for someone who specifically values a larger basement. All these south-row houses have southward entrances and back towards the reserved future-development parcel.

Submitted villa schedules and SD-34 to SD-42 · Report pp. 11, 14–15. Built area, not carpet area; no matched asking prices supplied.

Compare all floors and house types ↗

Ground + first floors Main family floors

Home	Built area
Smaller Type 1	324.98 sq m
Villa 84	325.82 sq m
Villas 87 / 88	394.11 sq m each

87 / 88: about 69 sq m more on the main two floors.

The wider ground-floor layout of Villa 88, including living spaces and a ground-floor bedroom — Villa 88’s ground floor. Its first-floor family lounge is discussed in the report. Submitted plan SD-34 · Report p. 15.

03 Future neighbours

One tower-side row.
Several different exposures.

Behind 105–114, the towers, clubhouse, pool and sewage-treatment chamber are spread along the row. The chamber sits near the 113–114 end; the clubhouse and pool lie around 111–112. The drawn precinct is more open opposite 108–110.

Our buying read

Keep 108–110 as conditional alternatives if the offer recognises their future-phase exposure. Their relative position is more favourable within this row, but it is not an assured golf rear view. At 113–114, the actual treatment installation, access and operation deserve particular attention; proximity alone does not prove odour or noise.

Site Plan and Layout SD-01 · Report pp. 8–10. Filed relationships, not an as-built survey or a promise of permanent openness.

Inspect the tower-edge comparison ↗

Villas 105–114 beside the planned tower precinct, showing the STP-below label, clubhouse, pool and tower positions — The plant, pool and tower blocks are not uniformly behind every garden. Site Plan · Report p. 9.

A shortlist with alternatives

Start with what matters to your household.

The report names several choices, so one unavailable villa need not end the search.

Morning-side golf garden

38–43.
Then 35–37 or 44–46.

Westward entrances, eastward internal-golf rear gardens. The middle-row choices lead; the alternatives suit buyers who prefer an end position.

See the shortlist ↗

Smaller home near amenities

25–28.
Then 18–22.

Eastward entrances, green-facing rear gardens towards the west. 25–28 sit opposite the clubhouse/pool across the green; 18–22 are farther from that activity.

See the western rows ↗

Northward entrance

49–53.
Then 47–48 or 54–55.

Larger Type 2 houses with southward outer-golf rear gardens. Start away from the row ends; the end positions offer alternatives. Golf rights are a separate contractual question.

Compare the trade-offs ↗

These are position-and-plan shortlists, not live availability or a valuation ranking. The offered villa must match the filed plan. Compass descriptions are broad sectors; no fixed Vastu premium or hours of sun are claimed.

Beyond the view

The room above.
The land beneath.
The rights that come with it.

In the smaller standard plans, part of an upstairs bathroom sits over the rear ground-floor bedroom. That is useful to know before choosing an older parent’s room—or paying for a home your household would rule out on layout grounds.

Corresponding ground- and first-floor rear portions showing a partial bathroom-over-bedroom relationship in the smaller Type 1 house — Ground floor left; first floor right. The overlap is partial. This is a layout consideration, not evidence of a defect. SD-30 · Report p. 16.

“350 sq yd” meets a roughly 300 sq yd plot.

The smaller sales plan uses a 25.51 m depth. Relevant site plots show about 21.65–21.81 m at the same 11.50 m width; submitted plans say RH300. The report identifies the dimensional conflict without claiming land was removed.

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A golf outlook is not golf membership.

The 7.69-acre allocation includes central and peripheral golf areas. Club access, playing rights and charges need their own agreement; a green rear does not grant them.

↗ 03

5% construction. In March 2018.

The CA’s physical-progress figure is historical. The roughly 26% cost-based figure includes land and related costs. Neither, nor the June 2023 extension date, establishes what is complete today.

↗ 04

Two permissions, different scheme totals.

The environmental clearance counts 654 dwellings; the Noida approval proposes 592. Floor-area and parking schedules differ too. The report explains what needs reconciling without treating a mismatch as proof of illegality.

↗ 05

A villa garden does not make it freehold.

The report traces the readable A12 sub-lease and separates historical lender charges from present debt. The selected villa’s land interest, dues and release position decide the transfer.

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Open the actual report

All 25 pages. Yours to inspect.

The complete PDF, with no sample pages removed.

Open PDF ↗

Page 3 of 25

Your project has its own story

Know what to choose.
Know what to question.

Have Quietlist read the filed plans and documents for the project you are considering. Get a buying shortlist, the trade-offs and the evidence behind the recommendations.

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Buyer’s Report

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Homes and alternatives to compare
Drawing-led explanations of the differences
Project progress, obligations and negotiation points
An illustrated PDF to keep and share

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The filing’s dates
stay with the findings.

This September 2026 report reads the supplied Phase 1 filing, not a current site inspection or refreshed portal record. Progress certificates are dated 19 March 2018; the recorded extension ended on 30 June 2023. The wider villa-and-tower scheme, golf land and blank reserved parcel have different boundaries and rights. Directions distinguish plot frontage from rear exposure. No live availability, asking prices, current title clearance or possession certification is supplied. The complete report retains the source references, assumptions and purchase conditions.

ATS Pristine
Golf Villas.