Super Area
1,250 sq.ft
Quick Answer
The Eldeco EOE 2 BHK + 2T is a 1,250 sq.ft super-area apartment (700.31 sq.ft RERA carpet + 135.84 sq.ft balcony) priced at the launch BSP of ₹8,999/sq.ft — a base price of approximately ₹1.12 Cr. All-in cost — adding PLC, EDC/IDC, club, IFMS, GST 5%, UP stamp duty 7%, and 1% registration — totals around ₹1.42 Cr depending on tower, floor and direction. The 2 BHK is the lowest-ticket configuration at Eldeco EOE, available across all three towers (Haven, Elysian, Caelum), and is the strongest rental-yield play in the project given its lower base. Last reviewed: .
RERA Carpet
700.31 sq.ft
Balcony
135.84 sq.ft
Bedrooms
2
Toilets
2
Launch BSP
₹1.12 Cr
What This Configuration Is
The 2 BHK + 2T at Eldeco Echoes of Eden is the smallest sanctioned floor plate across the three G+30 towers — 1,250 sq.ft super area on the carpet computation, with two bedrooms (one master, one secondary), two toilets (one attached to master, one common), a combined living-dining, a modular-ready kitchen, and a single primary balcony off the living area. Every 2 BHK unit is corner-positioned on its floor plate, retaining the project-wide 3-side open architecture that distinguishes Eldeco EOE from typical centre-of-floor inventory in the corridor.
Critically, the 2 BHK is not a de-specced version of the larger units. Specifications, finishes, ceiling height, and the VRV centralised air-conditioning system are identical across configurations. The only differences are floor plate, room count, and price.
This is the configuration that opens up Eldeco EOE to two buyer pools — investors seeking lower-ticket exposure to the airport corridor, and end-users who don't need three bedrooms and would rather deploy the difference toward fit-out or fixed-deposit reserve.
Room-by-Room Carpet Area Breakdown
The RERA-declared carpet area is 700.31 sq.ft. Approximate room-level distribution (final sanctioned plan defines exact dimensions; numbers below are typical for this floor plate):
| Room | Approx Carpet | Notes |
|---|---|---|
| Master Bedroom | ~150 sq.ft | Accommodates a king-size bed (78×72") with bedside tables and a 6-ft wardrobe wall |
| Master Bath (attached) | ~45 sq.ft | Wet area + dry area separation possible at fit-out stage |
| Bedroom 2 | ~120 sq.ft | Comfortable queen bed (72×60") with one wardrobe wall |
| Common Bath | ~40 sq.ft | Accessible from Bedroom 2 and living area |
| Living-Dining (combined) | ~250 sq.ft | Seats 6-seater dining + 3-seater + 2-seater + accent chair |
| Modular Kitchen | ~70 sq.ft | L-shape or parallel layout possible; gas + chimney + utility provisions |
| Foyer / Passage | ~25 sq.ft | Entry foyer with shoe storage niche |
| Balcony (off Living) | 135.84 sq.ft | Primary balcony — single large or split utility + main |
Room dimensions above are approximate carpet allocations within the RERA-declared 700.31 sq.ft. The sanctioned floor-plan PDF (shared by Sachin on WhatsApp) defines exact wall-to-wall measurements per the UP RERA filing.
Pricing — BSP to All-In
The launch BSP of ₹8,999/sq.ft applies to the 1,250 sq.ft super area. The all-in cost adds the standard NCR layers — preferential location charges (PLC) for corner/east/floor-rise, EDC/IDC (external/internal development charges), club membership, IFMS (Interest-Free Maintenance Security), GST 5% (under-construction), UP stamp duty 7%, and registration 1%.
| Component | Amount | Note |
|---|---|---|
| BSP (₹8,999 × 1,250 sq.ft) | ₹1,12,48,750 | Base sale price (launch band) |
| PLC (corner / east-facing premium) | ₹3,00,000–₹6,00,000 | Varies by tower/direction |
| EDC + IDC | ₹1,87,500 | ~₹150/sq.ft super area |
| Club membership (one-time) | ₹1,50,000 | 75,000 sq.ft clubhouse access |
| IFMS (Interest-Free Maintenance Security) | ₹62,500 | ~₹50/sq.ft super area |
| Covered car parking (1) | ₹3,50,000 | One bay included; additional bay optional |
| GST @ 5% | ₹6,02,000 | On agreement value (under-construction) |
| UP Stamp Duty @ 7% | ₹8,43,000 | On agreement value |
| Registration @ 1% | ₹1,20,400 | Sub-registrar fee |
| Approx All-In Cost | ~₹1.42 Cr | For a typical east-facing mid-floor unit |
Why "approx"?
PLC varies materially by unit — a 4th-floor east-facing 2 BHK costs less than a 22nd-floor north-east corner 2 BHK because PLCs stack. The all-in above models a mid-floor, single-PLC unit. For your specific shortlist, Sachin produces a unit-level cost sheet on call.
EMI Scenarios
Indicative EMI calculations at 75% LTV (i.e., ₹84 Lakh loan on a ₹1.12 Cr BSP), 20-year tenor, across three current rate-of-the-market scenarios:
| Rate (p.a.) | EMI (20 yrs) | Total Interest | Down-Payment Needed |
|---|---|---|---|
| 8.50% | ~₹72,910 | ₹91.0 L | ~₹28 L (25% of BSP) + stamp duty/GST funded out of pocket |
| 9.00% | ~₹75,594 | ₹97.4 L | same |
| 9.50% | ~₹78,303 | ₹103.9 L | same |
Above ₹75 lakh loan amount, RBI mandates 75% LTV ceiling. Pre-approved offers from existing bank apps (SBI YONO, HDFC NetBanking, ICICI iMobile) typically shave 10–25 bps off card rates — see the approved bank list and home loan guide for full lender panel and pre-approval mechanics.
Tower Availability & View Positioning
The 2 BHK + 2T is distributed across all three towers, with the following positioning logic:
| Tower | 2 BHK Position | Best Views | Inventory (May 2026) |
|---|---|---|---|
| Haven (Tower 1) | North-west cluster on floor plate | Future district park (800 m away) | Mid floors: broad · High floors: thinning |
| Elysian (Tower 2) | Central floor plate, closest to clubhouse | Internal podium gardens | Broadest stock across all floors |
| Caelum (Tower 3) | South-east cluster | Long view toward Yamuna floodplain corridor | Mid-upper floors: strong |
East-facing 2 BHKs across all three towers are the most-asked-for variant (combination of Vastu and morning-light preference). North-east corner 2 BHKs are limited — typically 2 per tower per floor band.
Who This Configuration Is For
Three buyer profiles cluster strongly into the 2 BHK based on observed enquiry patterns over April–May 2026:
1. Young dual-income couples
The "first premium home" buyer. Typically aged 28–38, both partners working in NCR (Sector 137 / Sector 18 / Aerocity), looking for a launch-priced premium-spec apartment near a high-appreciation corridor (NIA airport, NIA metro extension). The 2 BHK matches the household's current size while leaving headroom in EMI cashflow.
2. NRI investors
The 2 BHK is the highest rental-yield configuration in the project (estimated 2.8–3.2% gross post-NIA operational, vs 2.5–2.8% for larger units), and the lowest absolute ticket — both factors that suit cross-border deployment of capital. RERA registration + Eldeco's listed-developer status + a clean YEIDA land title satisfy NRI due-diligence cleanly. See the NRI investment guide for the FEMA + repatriation process.
3. Downsizing seniors
Buyers in their late 50s and 60s, downsizing from larger Greater Noida / Indirapuram / Vasundhara plotted homes. The 2 BHK gives them VRV AC, podium-level access, 75,000 sq.ft clubhouse for community life, and proximity to the future YEIDA healthcare hub (~5 km), without the upkeep of a 3 BHK + 3T. See the senior-citizen guide for accessibility and wellness specifics.
Where the 2 BHK Fits in the Configuration Ladder
The 2 BHK is the entry point. Buyers usually compare it head-to-head against the 3 BHK + 2T at 1,550 sq.ft, with the decision driven by household-size expectations and EMI capacity:
| Config | Super | BSP | EMI @9% (20 yr, 75% LTV) | Best For |
|---|---|---|---|---|
| 2 BHK + 2T (this page) | 1,250 | ₹1.12 Cr | ~₹75,594 | Couple · investor · senior |
| 3 BHK + 2T | 1,550 | ₹1.39 Cr | ~₹93,594 | Move-up family |
| 3 BHK + 3T | 1,850 | ₹1.66 Cr | ~₹1,12,492 | Joint family · WFH |
| 4 BHK Penthouse | 2,700 | ₹2.43 Cr | ~₹1,63,789 | Senior executive |
| 4 BHK Grand Penthouse | 3,150 | ₹2.83 Cr | ~₹1,90,790 | HNI multi-gen |
EMI differential between 2 BHK and 3 BHK + 2T is ~₹18,000/month on a 20-year horizon — meaningful but often manageable on a dual-income household budget. For buyers who can absorb that, the 3 BHK + 2T is typically the better long-horizon choice (resale liquidity is highest on 3 BHKs in NCR). For buyers who can't, or who specifically want investor exposure, the 2 BHK is the right call.
How to Book a 2 BHK at Eldeco EOE
- Initial call — share your tower / floor band / direction preference with Sachin at +91 99583 02906. He filters inventory in real-time and shares 2-3 matching unit options.
- Site visit — free, with pickup/drop from any NCR Yamuna Expressway exit. Sample 2 BHK at the marketing centre + master plan walkthrough + live RERA verification. Typically 90 minutes door-to-door.
- EOI — ₹5 Lakhs (refundable per refund policy) locks the launch-band BSP against future step-ups.
- Booking application — 10% of agreement value within ~3 weeks. Unit confirmed in writing.
- Home loan — see approved bank list. Sanction typically 7–15 days for salaried applicants.
- AFS registration at sub-registrar with stamp duty + 1% registration. See registration timeline.
- Construction-linked payments per 30:40:30 plan over the construction window.
- Possession + final sale deed per the RERA-declared timeline.
Bottom Line
The Eldeco EOE 2 BHK + 2T is the project's most cash-efficient way in — same VRV AC, same 3-side open architecture, same clubhouse, same future-airport-corridor exposure, at the lowest ticket size. Best fit for young dual-income couples timing the corridor cycle, NRI investors prioritising rental yield, or downsizing seniors valuing low-maintenance premium-spec living near tertiary healthcare. East-facing mid-floor 2 BHKs are the sweet spot of price + Vastu + availability; north-east corner units have limited inventory and lock fastest.
Lock the launch ₹1.12 Cr band — EOI ₹5 L
Sachin Bansal, VP Sales, Vidastu Advisory · UP RERA channel partner UPRERAAGT000309/01/2026 · Zero buyer-side brokerage.
Frequently Asked Questions
What is the price of a 2 BHK at Eldeco Echoes of Eden?
The 2 BHK + 2T at Eldeco Echoes of Eden is launch-priced at ₹8,999/sq.ft (BSP) on the 1,250 sq.ft super area — approximately ₹1.12 Cr base price. The all-in cost (adding PLC, EDC/IDC, club, IFMS, GST 5%, UP stamp duty 7%, and 1% registration) typically totals around ₹1.42 Cr depending on tower, floor and direction. EOI starts at ₹5 Lakhs.
What is the RERA carpet area of the 2 BHK?
The RERA-declared carpet area for the 2 BHK + 2T is 700.31 sq.ft, with an additional 135.84 sq.ft of balcony area. The super area is 1,250 sq.ft. RERA registration: UPRERAPRJ125342/02/2026.
How many bathrooms does the 2 BHK have?
The 2 BHK has 2 toilets (2T): one attached to the master bedroom and one common toilet accessible from the second bedroom and the living area.
Is the 2 BHK a good investment compared to the 3 BHK?
The 2 BHK is the lowest entry ticket at Eldeco EOE (~₹1.12 Cr vs ~₹1.39 Cr for 3 BHK + 2T) and typically delivers the strongest rental yield by configuration (estimated 2.8–3.2% gross post-NIA operational, vs 2.5–2.8% for 3 BHK). For pure investment with rental intent, the 2 BHK is the most cash-efficient choice. For end-user families needing 3+ bedrooms, the 3 BHK + 2T at 1,550 sq.ft remains the right fit.
Which tower has the best 2 BHK inventory?
All three towers (Haven, Elysian, Caelum) have 2 BHK inventory. As of May 2026, mid-floor (4th–18th) 2 BHKs have the broadest availability across all towers. East-facing and north-east corner 2 BHK units have tighter inventory and lock fastest due to Vastu preference. Sachin shares the live unit-level matrix on call.
What is the EMI for a 2 BHK home loan?
At 75% LTV on a ₹1.12 Cr unit (₹84 lakh loan) for a 20-year tenor, indicative EMI is approximately ₹71,000 at 8.50% p.a., ₹75,594 at 9.00% p.a., and ₹80,300 at 9.50% p.a. Add stamp duty, registration and GST funded from down payment to arrive at total cash outlay before disbursement begins.
Is the 2 BHK VRV air-conditioned like the larger units?
Yes — every Eldeco EOE apartment, including the 2 BHK, comes with Variable Refrigerant Volume (VRV) centralised air-conditioning pre-installed. VRV is a hotel-grade multi-zone cooling system with quieter operation, better partial-load efficiency, and longer service life than split AC arrays.
How long does it take to book a 2 BHK at Eldeco EOE?
Fast-track booking sequence: Day 0 — first call with Sachin; Day 1–3 — site visit; Day 4–7 — tower/floor/direction shortlisting; Day 7–10 — EOI of ₹5 L (refundable per refund policy); Day 10–21 — booking application + 10% of agreement value; Day 21–60 — sanctioned plan, RERA cross-verification, home loan in-principle. NRIs add 7–10 days for document apostille.
Who typically buys a 2 BHK at Eldeco EOE?
The 2 BHK buyer profile clusters into three segments: young dual-income couples wanting a premium-spec first home near the airport corridor; NRI investors prioritising lower ticket size + higher rental yield; downsizing seniors moving from larger plotted homes who want VRV AC and low-maintenance high-rise living near tertiary healthcare.