Super Area
1,550 sq.ft
Quick Answer
The Eldeco EOE 3 BHK + 2T is a 1,550 sq.ft super-area apartment (870.70 sq.ft RERA carpet + 218.40 sq.ft balcony) priced at the launch BSP of ₹8,999/sq.ft — base price approximately ₹1.39 Cr. All-in cost — adding PLC, EDC/IDC, club, IFMS, GST 5%, UP stamp duty 7%, and 1% registration — typically totals around ₹1.76 Cr depending on tower, floor and direction. This is the project's most-booked configuration: enough room for a family of 4–5, the right balcony depth for outdoor living, and resale-friendly square footage. As of mid-May 2026 the 3 BHK + 2T is the tightest inventory bucket — east-facing mid-floor units across all three towers are thinning. Last reviewed: .
RERA Carpet
870.70 sq.ft
Balcony
218.40 sq.ft
Bedrooms
3
Toilets
2
Launch BSP
₹1.39 Cr
What This Configuration Is Most Popular
The 3 BHK + 2T at Eldeco Echoes of Eden is the project's volume configuration — meaning, of every five units in the launch inventory, the 3 BHK + 2T accounts for the highest share of confirmed bookings as of May 2026. It's the configuration that anchors the project's average sale price and shapes the Resident Welfare Association demographic post-handover.
Layout: three bedrooms (one master, two secondary), two toilets (master-attached + a common toilet shared between the two secondary bedrooms and visitors), a combined living-dining, a modular-ready kitchen with a separate utility/wet area, and 2–3 balconies totalling 218.40 sq.ft of outdoor extension.
Like every other Eldeco EOE configuration, the 3 BHK + 2T is corner-positioned with 3-side open architecture, VRV centralised air-conditioning standard, and floor-to-ceiling heights matching the project's premium-spec sheet across all configurations.
Room-by-Room Carpet Area Breakdown
The RERA-declared carpet area is 870.70 sq.ft. Approximate room-level distribution (final sanctioned plan defines exact dimensions):
| Room | Approx Carpet | Notes |
|---|---|---|
| Master Bedroom | ~160 sq.ft | King bed (78×72") + 8-ft wardrobe wall + study niche possible |
| Master Bath (attached) | ~50 sq.ft | Wet/dry separation possible; shower enclosure or bathtub on request |
| Bedroom 2 | ~135 sq.ft | Queen bed + wardrobe + small work desk |
| Bedroom 3 | ~125 sq.ft | Suitable as kid's room, guest, or home office |
| Common Bath | ~40 sq.ft | Shared by Bedrooms 2, 3, and visitors |
| Living-Dining (combined) | ~300 sq.ft | 6-seater dining + 3+2+2 lounge configuration |
| Modular Kitchen | ~80 sq.ft | L or parallel; chimney + gas + utility provisions |
| Utility / Wet Area | ~30 sq.ft | Separate dedicated wet area for washing machine + storage |
| Foyer / Passage | ~30 sq.ft | Entry foyer with shoe storage niche |
| Balconies (total) | 218.40 sq.ft | Typically 2 balconies — main off living, secondary off master |
Room dimensions approximate within the RERA-declared 870.70 sq.ft. Sanctioned floor-plan PDF (shared by Sachin on WhatsApp) defines exact wall-to-wall measurements.
Pricing — BSP to All-In
The launch BSP of ₹8,999/sq.ft applies to the 1,550 sq.ft super area. The all-in cost adds the standard NCR layers:
| Component | Amount | Note |
|---|---|---|
| BSP (₹8,999 × 1,550 sq.ft) | ₹1,39,48,450 | Base sale price (launch band) |
| PLC (corner/east/floor-rise) | ₹3,50,000–₹8,00,000 | Varies by tower/direction/floor |
| EDC + IDC | ₹2,32,500 | ~₹150/sq.ft super area |
| Club membership (one-time) | ₹1,75,000 | 75,000 sq.ft clubhouse access |
| IFMS | ₹77,500 | ~₹50/sq.ft super area |
| Covered car parking (1, included) | ₹4,00,000 | One bay included; second optional |
| GST @ 5% | ₹7,46,000 | On agreement value |
| UP Stamp Duty @ 7% | ₹10,44,000 | On agreement value |
| Registration @ 1% | ₹1,49,200 | Sub-registrar fee |
| Approx All-In Cost | ~₹1.76 Cr | Typical east-facing mid-floor unit |
Why "approx"?
PLC stacks per direction + floor band + corner. A 6th-floor east-facing 3 BHK + 2T costs materially less than a 24th-floor north-east corner 3 BHK + 2T because the second unit picks up east-PLC + north-PLC + corner-PLC + floor-rise. For your specific shortlist, Sachin produces a unit-level cost sheet on call.
EMI Scenarios
Indicative EMI calculations at 75% LTV (₹1.04 Cr loan on a ₹1.39 Cr BSP), 20-year tenor:
| Rate (p.a.) | EMI (20 yrs) | Total Interest | Down-Payment Needed |
|---|---|---|---|
| 8.50% | ~₹90,267 | ₹1.13 Cr | ~₹35 L (25% of BSP) + stamp duty + GST funded out of pocket (~₹13–15 L additional) |
| 9.00% | ~₹93,594 | ₹1.21 Cr | same |
| 9.50% | ~₹96,978 | ₹1.29 Cr | same |
The 3 BHK + 2T fits the "below ₹75 lakh loan" buffer for some buyers if they choose a higher down-payment, unlocking 80% LTV from select private banks (HDFC / ICICI / Axis) and a 0.05% rate reduction. Pre-approved offers from existing net-banking dashboards can shave another 10–25 bps. Full lender panel + pre-approval mechanics in the approved bank list.
Tower Availability & View Positioning
The 3 BHK + 2T is distributed across all three towers, but inventory dynamics differ:
| Tower | 3 BHK + 2T Position | Best Views | Inventory (May 2026) |
|---|---|---|---|
| Haven (Tower 1) | North-west cluster | Future 18-acre district park (800 m) | Mid floors: tight · Upper: tightening |
| Elysian (Tower 2) | Central, closest to clubhouse | Internal podium gardens + central greens | Mid floors: tight · East-facing thinning |
| Caelum (Tower 3) | South-east cluster, top-of-line | Long view to Yamuna floodplain | Broadest 3 BHK + 2T stock |
Critical takeaway for May 2026: Caelum has the freshest 3 BHK + 2T stock; Haven and Elysian east-facing mid-floor 3 BHK + 2Ts are the fastest-locking inventory across the project. North-east corner 3 BHK + 2Ts (2 per tower per floor band) are the rarest variant — buyers prioritising Vastu compliance should EOI early.
Who This Configuration Is For
1. First move-up families
The dominant buyer profile. Dual-income couple aged 32–45, with one or two children, moving from a rental or a smaller starter home into their long-horizon family residence. Currently in NCR (Noida / Indirapuram / Vasundhara / Delhi NCR satellite belts) but willing to relocate closer to the airport corridor for the appreciation + lifestyle upgrade.
2. Established families locking launch pricing
Families already in 3 BHKs elsewhere, hedging into Eldeco EOE specifically because the launch ₹8,999/sq.ft is unusually attractive for a corridor that will likely re-rate post-NIA Phase 1 commissioning (2027). This buyer typically books a 3 BHK + 2T as the primary residence or as a controlled-risk second home.
3. Senior parents buying for adult children
Parents with adult children working in NCR — buying the unit in joint name (parent + child), funding the 25% down payment, and letting the child cover the EMI. The 3 BHK + 2T's size and resale liquidity make it the safest joint-name purchase across all configurations.
Where the 3 BHK + 2T Fits in the Configuration Ladder
Two natural comparisons matter: down to the 2 BHK + 2T (cost saving), and up to the 3 BHK + 3T (privacy + storage).
| Config | Super | BSP | EMI @9% (20 yr, 75% LTV) | Differential vs This Page |
|---|---|---|---|---|
| 2 BHK + 2T | 1,250 | ₹1.12 Cr | ~₹75,594 | −₹27 L base · −₹18,000/mo EMI |
| 3 BHK + 2T (this page) | 1,550 | ₹1.39 Cr | ~₹93,594 | baseline |
| 3 BHK + 3T | 1,850 | ₹1.66 Cr | ~₹1,12,492 | +₹27 L base · +₹19,000/mo EMI |
| 4 BHK Penthouse | 2,700 | ₹2.43 Cr | ~₹1,63,789 | +₹1.04 Cr base |
The +3T upgrade is a meaningful step (+₹27 L BSP, +₹19K EMI) but gives every bedroom its own attached bathroom + a dedicated utility/store room. For joint-family or WFH households where attached privacy and home-office space genuinely matter, the +3T is worth the delta. For straight nuclear-family use, the 3 BHK + 2T is the rational choice.
How to Book a 3 BHK + 2T at Eldeco EOE
- Call Sachin at +91 99583 02906 with tower / floor / direction preference. Live inventory matrix shared on call.
- Site visit — free, with NCR pickup/drop. Sample 3 BHK at the marketing centre is a 1:1 replica of this floor plate.
- EOI ₹5 Lakhs (refundable per refund policy) locks the launch-band BSP against the next step-up (currently expected at first slab casting, Q3 2026).
- Booking application + 10% of agreement value within ~3 weeks.
- Home loan sanction — 7–15 days for salaried; up to 21 days for self-employed. See approved bank list.
- AFS registration at sub-registrar (stamp duty + 1% registration) — see timeline.
- 30:40:30 construction-linked payments per the milestone schedule.
- Possession + final sale deed at OC per the RERA timeline.
Bottom Line
The 3 BHK + 2T is the configuration most families will buy and most resellers will trade. If you're a typical move-up family on the Yamuna Expressway corridor and you've decided Eldeco EOE is your project, this is your default config — unless you specifically need attached baths for every bedroom (then go +3T) or you're optimising for investor cash-efficiency (then go 2 BHK). East-facing mid-floor 3 BHK + 2Ts in Haven and Elysian are the fastest-thinning inventory in the project; if you're aiming there, EOI sooner rather than later.
Lock the launch ₹1.39 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 3 BHK + 2T at Eldeco Echoes of Eden?
The 3 BHK + 2T at Eldeco Echoes of Eden is launch-priced at ₹8,999/sq.ft (BSP) on the 1,550 sq.ft super area — approximately ₹1.39 Cr base price. All-in cost (adding PLC, EDC/IDC, club, IFMS, GST 5%, UP stamp duty 7%, and 1% registration) typically totals around ₹1.76 Cr depending on tower, floor and direction.
Why is the 3 BHK + 2T the most popular config at Eldeco EOE?
The 3 BHK + 2T at 1,550 sq.ft hits the NCR sweet spot for three-bedroom homes: enough carpet area for a family of 4–5 without the higher ticket of a 3 BHK + 3T, the right balcony depth (218.40 sq.ft total) for outdoor extension, and resale-friendly square footage. On the Yamuna Expressway corridor where comparable competitor pricing is ₹10,500–11,500/sq.ft for 3 BHKs, the launch ₹8,999/sq.ft makes this the highest perceived-value config.
What is the RERA carpet area of the 3 BHK + 2T?
The RERA-declared carpet area is 870.70 sq.ft with an additional 218.40 sq.ft of balcony area, on a super area of 1,550 sq.ft. RERA registration: UPRERAPRJ125342/02/2026, verifiable at up-rera.in/projects.
What is the difference between 3 BHK + 2T and 3 BHK + 3T?
The 3 BHK + 2T has two bathrooms (master attached + one common shared by the other two bedrooms and visitors). The 3 BHK + 3T has three bathrooms (one attached to each bedroom) plus typically a utility/store room. The +3T is 1,850 sq.ft super (vs 1,550) and prices at ~₹1.66 Cr (vs ₹1.39 Cr). Choose +3T if you have a joint family, frequent guests, or work-from-home household where attached privacy matters.
What is the EMI for a 3 BHK + 2T home loan?
At 75% LTV on a ₹1.39 Cr unit (₹1.04 Cr loan) for a 20-year tenor, indicative EMI is approximately ₹90,267 at 8.50% p.a., ₹93,594 at 9.00% p.a., and ₹96,978 at 9.50% p.a. Down-payment is ~₹35 L (25% of BSP) plus stamp duty, registration and GST funded out of pocket (~₹13–15 L additional cash before disbursement).
Which tower has the best 3 BHK + 2T inventory?
All three towers (Haven, Elysian, Caelum) carry 3 BHK + 2T inventory. As of May 2026, the 3 BHK + 2T is the tightest configuration project-wide — mid-floor east-facing and north-east corner units are thinning fastest. Caelum has the broadest 3 BHK + 2T stock currently. Sachin shares the live unit-level matrix on call.
Is the 3 BHK + 2T good for a family of 4?
Yes — the 3 BHK + 2T is designed precisely for a couple + 2 children household. The master bedroom (~160 sq.ft) accommodates king bed + storage; the two secondary bedrooms (~135 + ~125 sq.ft) work for kids' rooms or one kid + one home-office. The combined living-dining (~300 sq.ft) supports family routines + occasional hosting without crowding.
Can I get the sanctioned floor plan PDF for the 3 BHK + 2T?
Yes. The sanctioned RERA floor-plan PDF for the 3 BHK + 2T (matching the UPRERAPRJ125342/02/2026 filing) is shared by Sachin Bansal on WhatsApp within minutes during sales hours. Request via WhatsApp at +91 99583 02906. The PDF includes wall-to-wall dimensions, balcony depths, and door/window positions.
Who typically buys the 3 BHK + 2T at Eldeco EOE?
The 3 BHK + 2T buyer is typically the first move-up family — dual-income couple aged 32–45 with one or two children, moving from a smaller 2 BHK or rental into their long-horizon home near the airport corridor. Secondary segments: established families locking launch pricing before the NIA-driven price cycle compounds, and senior parents buying for adult children working in NCR.