Birla Estates, the wholly owned real estate arm of Aditya Birla Real Estate, is in advanced negotiations to acquire a 10-acre land parcel in central Noida from Shipra Group for nearly Rs. 10 bn. The proposed transaction would expand the company’s residential development presence in the National Capital Region (NCR), where it has been seeking well-located land for future projects.

The parcel is expected to be developed as a premium residential project, although the transaction has not been formally announced. Its completion would add to Birla Estates’ land bank in one of the Delhi-NCR region’s most active housing markets. The final structure and timeline will depend on the agreement, regulatory approvals, valuation, due diligence and payment terms.

The acquisition would be Birla Estates’ second major project in the Noida region. The company previously entered a development arrangement with Sikka Group for a 5-acre residential project in Greater Noida. A direct acquisition in Noida would give Birla Estates greater control over planning, product positioning and execution than a development partnership.

The proposed deal also reflects consolidation in the Indian real estate sector, where large developers are acquiring land from smaller or financially stressed builders. Shipra Group’s lenders are expected to exit after completion, with proceeds from the sale potentially being used to meet outstanding obligations. Birla Estates has not commented on the negotiations, while Shipra Group has not responded to queries.

Noida continues to attract developers and homebuyers because of its connectivity with Delhi, expressways, metro links, commercial growth and expanding social infrastructure. Its pricing remains competitive with parts of Gurugram, supporting demand for mid-premium and luxury housing. For Shipra Group, the sale could help monetise a valuable asset and address financial commitments, while Birla Estates would gain immediate access to a prime location without assembling smaller plots. The transaction’s outcome will depend on whether both parties agree on the commercial and legal conditions required for completion.