Fairfox EON Review: Office & Shop Returns vs FD (2026)

Fairfox EON review — 25 October 2026: did an early buyer make more money than a 7% FD by the time Phase 1 became ready to move? Therefore, this update follows the original article heading by heading, then compares offices and shops separately.

Quick answer: the early ₹2,999/sq ft office example looks ahead of the FD benchmark at the advertised resale prices reviewed. In contrast, shops need a different purchase price and a floor-specific comparison. However, an advertised price is an estimate of possible value; profit is realised only when a sale closes.

Scope: Phase 1 / Block A is the ready-to-move phase discussed here, consistent with the owner’s update and current ready-property advertisements. However, this does not mean every EON phase is ready. Therefore, check the offered unit’s OC/CC, possession and registry documents. Moreover, no executed resale deed, signed lease or investor payment ledger was supplied.

Fairfox EON review: As per Location

The First One: competition from nearby offices

Earlier article	Position now	What it means for you
Nearby office projects create competition; the old review rated the location cautiously.	However, competition remains relevant. For example, current EON sale and rental advertisements show an active offering market, but do not establish occupancy or transaction volume.	Therefore, for an office, compare total occupancy cost, fit-out, parking and usable area with nearby ready offices. However, competition alone cannot prove a loss.

Second One: will Sector 137 residents support the shops?

Earlier article	Position now	What it means for you
The review expected other retail locations to capture some residential spending.	A Block A first-floor shop is currently advertised for rent; there is no verified project-wide footfall or tenant-sales study in this update.	Therefore, check the exact shop’s frontage, access and operating neighbours. After all, nearby homes do not guarantee customers at every floor.

Third One: connectivity

Earlier article	Position now	What it means for you
Expressway access and nearby metro connectivity were described as advantages.	The promoter identifies Sector 137 and Sector 142 metro access. The old reference elsewhere to a Sector 140 metro station should not be relied on.	Therefore, test the actual walking route, crossings and last-mile journey from the unit. Also, do not price a shop using an unverified walking-time claim.

Fairfox EON review: Possession | Construction Update

Earlier article	Position now	What it means for you
Under construction / primary stage; expected possession 31 December 2025.	However, that early construction label no longer describes the Phase 1 ready-to-move comparison. Block A is Phase 1; other blocks have separate registrations.	Therefore, for Phase 1, shift the decision from construction risk to usable possession, occupancy, leasing and resale liquidity. However, the original expected date is not proof of actual handover on that date.

Phase	Block	RERA registration
1 — focus of this review	A	UPRERAPRJ211016
2 — keep separate	E	UPRERAPRJ716606
3 — keep separate	B & D	UPRERAPRJ882013

Promoter: phase identities. Verify the exact registration at UP-RERA. Meanwhile, original architect, acreage, parking and construction-start entries are preserved in the archive; they have not all been independently reverified.

Fairfox EON review: Fact Check

Old point	Updated assessment	Investor action
₹2,999 launch price raised doubts about completion	First, this was the historical OFFICE reference, not a shop price. However, low base price alone did not establish that completion was impossible.	Therefore, use the full paid cost and today’s executable offer.
Possession first should support returns	Although ready possession reduces construction uncertainty, it does not automatically produce a tenant or quick exit.	Therefore, inspect services and occupation; seek a written buyer offer.
Broker association and examples of other stuck projects	However, those references are not evidence of an EON default. This update does not repeat them as current findings.	Instead, check this project’s own records and payment obligations.
12% assured return / lease guarantee	Similarly, a promised return differs from rent actually received. No receipt history was supplied.	Therefore, add only verified receipts to the return calculation.
Zero debt / no litigation preferred	No current debt, litigation or Authority-dues clearance was verified here.	Obtain current records; do not infer either clearance or default.

Fairfox EON review: Advantages | Good Factors

Earlier advantage	What can be said now	How to assess it
Nearby residential and office population	However, potential catchment remains a useful consideration; assured high footfall was too strong a conclusion.	Count visitors at the actual frontage on working days and weekends.
Shop visibility and stated ceiling heights	However, these vary by unit and floor; historical heights are not a fresh measurement.	Inspect the specific shop and sanctioned plan.
Green-building description	However, current certification status was not independently verified.	Therefore, request the certificate and scope.
Airport access would attract multinationals	No evidence here links a fixed airport travel time to achieved EON rents.	Therefore, treat connectivity as context; value the unit from local demand.
Public transport access	Useful, subject to the actual route and last-mile connection.	Also, compare door-to-door travel for staff and customers.

10-Acre Factor

This Fairfox EON review separates project size from evidence of investment performance.

Earlier article	Position now	What it means for you
The old article suggested that projects above 10 acres perform better.	However, the old comparison is not a controlled study proving a 10-acre success threshold. For example, size can bring facilities and also competing inventory.	Instead, judge operational quality, tenant demand, supply and costs. Acreage by itself is not a buy/sell signal.

Investment Tips

For rental buyers, this Fairfox EON review focuses on tenant suitability and ownership rights.

Earlier article	Position now	What it means for you
For rental investment, the article preferred virtual space or at least 1,000 sq ft carpet area.	However, there is no universal minimum size that guarantees rent. Physical units and pooled/virtual ownership carry different rights and exit conditions.	Therefore, match the area and ownership structure to a real tenant requirement. Check carpet versus chargeable area, lease rights and CAM responsibility.

Fairfox EON review: Price & Delivery Track Record Comparison

The old competitor-price table remains in the archive. Its launch prices and expected dates are not today’s like-for-like offers. Instead, the useful comparison now is a ready unit with the same use, floor, finish and area basis.

Current advertised evidence: keep office and shop separate

Property	Advertisement reviewed	What it establishes
Office sale	645 sq ft super area; ₹50 lakh; ready to move; bare shell; floor 17 of 22 — about ₹7,752/sq ft.	An asking price, not a completed sale. However, Block A is not explicitly named in this ad; match the tower before using it for a specific Phase 1 unit.
Office rent	814 sq ft super area; furnished; ₹40,000/month; immediate availability — about ₹49/sq ft/month.	A furnished rent request, not bare-shell income or proof of an achieved lease.
First-floor shop sale	1,080 sq ft super area; ₹2.53 crore; ready; floor 1 of 22 — about ₹23,426/sq ft.	A first-floor resale advertisement; exact block must be checked. Also, the portal’s ₹23,500 headline is rounded/inconsistent with the total.
First-floor shop rent — explicitly Block A	674 sq ft built-up; floor 1; Block A, unit 34; semi-furnished; ₹65,000/month — about ₹96/sq ft/month.	A specific Phase 1 rental asking price. However, built-up area cannot be treated as super area without reconciliation.
Ground-floor shop	No sufficiently matched Phase 1 ground-floor resale and rental pair validated in this review.	No invented ground-floor rate or pooled shop average.

Sources: Magicbricks sale advertisements; 814 sq ft furnished office rental; Block A first-floor shop rental, listing 10553570. Advertisements can change, expire or duplicate the same unit. Therefore, these samples are not a certified market average.

Fairfox EON review: Commercial Real Estate Project Investment Criteria

Original criterion	Today’s practical test
Urban rich gentry / high-density population / youthful footfall	Potential catchment is not counted customers. Old population figures and A1 grades are not reverified.
Prime location / connectivity / industrial area	Inspect approach, competing supply and the tenant’s actual commute.
Layout / multiple entries / visibility	Therefore, check the offered unit’s frontage, circulation, lifts and signage rights.
Public security / civic facilities	Verify live services, fire systems, backup power and operating costs.
Developer credibility / price / competitors	Use delivered services, current records and comparable executable offers; old letter grades are not current ratings.
Expected ROI	Use the separate office and shop calculations below.

Fairfox EON review: Products & Developer

EON markets offices and retail, with different floors and phases. “EON price” is therefore not one number. For example, an office, first-floor shop and ground-floor shop require separate comparisons.

Fairfox EON review: Builders Profile | Track Record

The Fairfox EON review below reassesses the original developer profile in its dated context.

Earlier article	Position now	What it means for you
The original profile described a first project and used a Bronze category.	However, that dated label is not a fresh credit rating. Phase 1’s ready status changes the original construction-stage context; current finances and wider delivery history were not independently audited.	Therefore, assess the unit’s delivery documents, services and current obligations rather than carrying forward the old grade.

Fairfox EON review: Price Appreciation Track: office versus shop

Historical article date	Office base rate / sq ft	Retail reference / sq ft
Nov 2021	₹2,999	Not recorded
Mar 2022	₹3,499	₹13,999
Dec 2022	₹4,200	₹22,000
Jun 2023	₹4,999	₹22,000

Important: these are entries in the original article, not verified buyer invoices. However, the retail entries do not identify floor or unit. ₹13,999 must not be called the confirmed booking rate of every Phase 1 shop. Therefore, use your own agreement for an actual return.

How the money was paid: 50% first, then instalments

Both examples assume 50% upfront, 15% + 15% + 10% during construction, and the final 10% paid on 31 December 2025. All dates below are modelling assumptions, including the final payment date; they are not a verified demand or possession record. As a result, the ready-unit model includes 100% payment.

Share paid	Office: 1,000 sq ft × ₹2,999	Shop illustration: 500 sq ft × ₹13,999
50%	2022-01-01: ₹14.99 lakh	2022-03-01: ₹35.00 lakh
15%	2022-07-01: ₹4.50 lakh	2022-09-01: ₹10.50 lakh
15%	2023-01-01: ₹4.50 lakh	2023-01-01: ₹10.50 lakh
10%	2024-01-01: ₹3.00 lakh	2024-01-01: ₹7.00 lakh
10%	2025-12-31: ₹3.00 lakh	2025-12-31: ₹7.00 lakh

FD benchmark: deposit each instalment on the same date at a constant 7% effective annual compound rate. Value on 25 October 2026 = sum of payment × 1.07^{(days elapsed / 365)}. This is a before-tax comparison, not a bank-product quotation.

FD growth alone: the office payments grow from ₹29.99 lakh to ₹39.42 lakh, a gain of ₹9.43 lakh. The conditional shop payments grow from ₹69.995 lakh to ₹91.31 lakh, a gain of ₹21.32 lakh. Before costs and receipts, the corresponding FD-matching sale rates are approximately ₹3,942/sq ft for the office and ₹18,263/sq ft for the shop.

Office: what does the early entry look like today?

The office example in this Fairfox EON review uses the original office base rate and separately timed payments.

1,000 sq ft office	Lower sensitivity	Illustrative midpoint	Higher sensitivity
Assumed sale rate / sq ft	₹7,000	₹7,500	₹8,000
Full-unit value	₹70.00 lakh	₹75.00 lakh	₹80.00 lakh
Historical base purchase cost	₹29.99 lakh	₹29.99 lakh	₹29.99 lakh
Same-payment FD value	₹39.42 lakh	₹39.42 lakh	₹39.42 lakh
Gross capital gain	₹40.01 lakh	₹45.01 lakh	₹50.01 lakh
Value above FD, before costs	₹30.58 lakh	₹35.58 lakh	₹40.58 lakh

The ₹7,000–₹8,000 range is a sensitivity band around selected advertised office offers, not a confirmed Phase 1 transaction range. For additional offer context, see broker inventory. At the ₹7,500 illustration, the paper value exceeds the matched FD by approximately ₹35.58 lakh before costs and tax. However, it is not cash in hand until sold.

Shop: a separate, conditional calculation

In contrast, the shop example in this Fairfox EON review needs a higher historical entry price and a floor match.

500 sq ft shop illustration	Amount / limitation
Assumed historical base entry	₹13,999/sq ft; ₹69.995 lakh; March 2022 reference, floor not recorded
Matched FD on assumed instalments	₹91.31 lakh
Illustrative first-floor exit rate	₹23,426/sq ft, derived from the ₹2.53 crore / 1,080 sq ft advertisement
Illustrative full value	₹117.13 lakh
Gross capital gain	₹47.13 lakh
Value above FD, before costs	₹25.82 lakh

This shop example is not a verified same-unit return. Because the historical rate has no floor mapping and the current sale ad needs a block check, it only shows the arithmetic if that entry and exit genuinely match. In contrast, at a later ₹22,000 entry, the same ₹23,426 asking rate means only about 6.5% price growth before costs; it cannot be assigned the early buyer’s profit.

Visual comparison: purchase cost → FD → advertised-value scenario

Bars use the same scale, ₹0–120 lakh. Property bars are conditional asking-value scenarios, not realised proceeds.

Office — 1,000 sq ft

Base cost: ₹29.99 lakh

7% FD: ₹39.42 lakh

Property scenario: ₹75.00 lakh

Shop — 500 sq ft, conditional floor/unit match

Base cost: ₹70.00 lakh

7% FD: ₹91.31 lakh

Property scenario: ₹117.13 lakh

Rental income: what can you reasonably compare?

This Fairfox EON review treats rental advertisements as evidence of requested income, rather than collected income.

The office ad requests ₹40,000/month for 814 super sq ft furnished. That is ₹4.80 lakh annual gross rent if occupied and paid for all 12 months. However, it is a forward run-rate, not rent received since booking. For comparison, a separate 814 sq ft office ad asks ₹41,000 plus ₹19,500 maintenance; see rent and maintenance separately.

The Block A first-floor shop asks ₹65,000/month for 674 built-up sq ft: ₹7.80 lakh annual gross if fully let and paid. Therefore, do not apply this rent to the 500 sq ft model or calculate its yield against a super-area sale rate without reconciling the areas and matching the unit.

Net rent = collected rent − costs actually paid by the owner. First, check who pays CAM. If the tenant pays it separately, do not deduct it from the owner’s rent again. However, if the owner absorbs it, deduct it. Moreover, fit-out, vacancy, repairs and tax reduce returns. Furnished office rental asks also require furnishing investment that the bare-shell purchase example excludes.

Fairfox EON review: Conclusion: how should an investor decide?

Your situation	What the evidence supports	Next decision
Early office buyer around ₹2,999	At the illustrated advertised exit values, gross paper appreciation is comfortably above the matched 7% FD.	Therefore, get an executable net offer and subtract all costs before deciding to sell or hold.
Shop buyer	Return depends heavily on actual entry price, floor, frontage and matched area. A ₹2,999 shop calculation would be wrong.	Therefore, use the agreement and a comparable offer for the same floor; the retail model above is conditional.
Buyer considering rent today	Rental advertisements show requested rents, not a verified occupancy or collection history.	Therefore, compare annual net rent with today’s all-in price, including fit-out.
No sale or lease yet	Advertised appreciation is unrealised; requested rent is not received income.	Therefore, do not add future rent to past investment returns.

What is excluded? GST and other non-recoverable acquisition charges, stamp duty/registration, parking and other add-ons, owner-paid maintenance, fit-out, borrowing, sale charges and tax. Add each expense to the FD alternative from its actual payment date too. Add verified net rent or assured-return receipts consistently by date. If anything remains payable, subtract it from full-unit resale value once. Consequently, without those records, these are gross illustrations, not an investor’s final net profit.

The old recommendation to check Noida Authority dues remains sensible. No current unpaid-dues allegation or no-dues clearance is established by this article. Instead, the original broad loss warning has been replaced with the office/shop and cash-flow assessment above.

Fairfox EON review: original project illustration — Original project illustration; not a current construction photograph.

Historical tables retained from the original CPR article

Archive, not current market evidence: the following six tables preserve the original article’s data and comparative references. Prices, acreages, ratings, developer details, possession expectations and project-status remarks may be outdated or unverified. Their inclusion does not reaffirm accusations, “fully occupied”, “zero debt”, success/failure labels or historical grades as current facts. Use the revised analysis above for the investment framework.

Original construction and project particulars

Show historical table — not reverified for 2026

Construction Status	Under Construction
RERA Registration No	Eye Of Noida (EON) – UPRERAPRJ211016
Construction Start Date	January-2022
Possession Date	December-2025. (31-12-2025)
Construction Stage	Primary
Construction Company	Fairfox IT Infra Private Limited
Promoter Name	Fairfox IT Infra Private Limited
Architect Name	Anand Sharma
Total Land Area	13.65 Acres, in which only 3.4 Acres were approved/launched
Building Height (Office)	Ground + 22 Floor
Parking
Total Floors	Office- 22 Retail-G+2
Live Updates	On Request, Please email at “commercialpropertyreview@gmail.com”

Original project-size comparison

Show historical table — not reverified for 2026

PROJECT NAME	PROJECT AREA	RE-SALE PRICE/REMARKS
Express Trade Tower-2, Noida	5-Acre	The price has stuck at ₹5,000 PSF for the last several years. Leasing is also not very impressive.
Logix Technova, Noida	5-Acre	The price has stuck at ₹5,000 PSF for the last several years. Leasing is also not very impressive.
Jaipuria Mall-Indirapuram	Less than 5-Acre	Fail
Aditya Mall-Indirapuram	Less than-5 Acre	Fail
Wave One, Noida	Less than 4-Acre	Stuck
Wave Silver Tower	Less than 4-Acre	Not very impressive
Urbtech NPX	Less Than 4-Acre	Stuck
Center Stage Mall, Noida	Less than 7-Acre	Not very impressive
ATS Bouquet, Noida	7.5-Acre	The price stuck at ₹5,000 PSF for the last several years. Leasing is also not very impressive.
GIP, Noida	Above-10 Acre	Working very fine, fully occupied
Shipra Mall	Above-10-Acre	Working very fine, fully occupied
Bhutani Alphathum, Noida	17-Acre	Successful-high returns
Indirapuram Habitat Centre	Over 10-Acre	Working Very Fine
DLF Mall of India	Over-10-Acre	Working very fine, fully occupied
Select CITYWALK, Saket	Over 10 Acre	Working very fine, fully occupied

Original price and delivery comparison

Show historical table — not reverified for 2026

PROJECT NAME	PRICE (PSF)	DELIVERY TRACK RECORD/REMARKS
Eye Of Noida	₹2,999	Possession:- December 2025. First real estate project by this developer.
CYBERTHUM	₹5,500-₹5,990	Possession: June-2023. Zero debt, Quality Construction, delivered several commercial projects in Delhi-NCR.
WTC NOIDA CBD	₹7,650	Possession:- February-2024. Not Satisfactory
OH My God		Delay Possession/Stuck
ASSOTECH BUSINESS CRESTERA	₹5990-6190	Delay Possession
SUPERNOVA ASTRALIS	₹12,000	Delay Possession. RERA date has been passed in 2019.
Urbtech Trade Centre	₹6,500	Delay Possession

Original investment-criteria grading

Show historical table — not reverified for 2026

MUST REQUIRED FACTORS	ACTUAL FACTS-EON	GRADING
Urban Rich Gentry	High Class, Upper Middle Class, and Middle Class. Within walking distance, several high-class residential group housings such as Gulshan Ikebana, Sikka Kaamna Greens, Victory Ace, Saha Amadeus, Central Park 1 & 2, Aakriti Shantiniketan, Logix Blossom Greens, Logix Blossom Zest, Exotica Fresco, Logix Blossom County, Paras Tierea, Supertech Ecociti, Paramount Floraville, Purvanchal Royal Park, Ajnara Daffodil, Gulshan Vivante, Supertech Eco Suites, Subhkamna Tech-Homes, and Ajnara Element, etc.	A1
Prime Location	SILVER	C
Connectivity	10-Minute drive from- Sector 93 Noida. Walking distance from- Sector-143, & Sector 137 Residentials. Noida Expressway Nearest Metro Station -Walking distance (Sector 142 & 137) International Airport-30-minutes drive (upcoming Jevar Airport)	A1
Layout Design	Not established in the historical article
Multiple Entries	Yes	A
Visibility	Not established in the historical article…
High-Density population	Within a 500-Meter radius more than 25-Thousand Flats and 1-Lakh urban rich people and can denser more in upcoming years.	A1
Youthful Footfall	Yes	A1
Public Security	Police Station -10-Minute Fire Station 10-Minute	A
Industrial Area	Adjoined, 0-Km	A1
Urban/Civic Facilities	Maximum facilities available	A
Developers Credibility	First real estate project by this builder.	C
Price Comparison	Reasonable Price	A1
Competitors	Several Competitors such as Alphathum, Advant Navis Business Park, Ansals API Corporate Park, and Bhutani Cyberthum, etc	C
Expected ROI	Not established in the historical article…

Original developer profile

Show historical table — not reverified for 2026

DEVELOPER	Fairfox IT Infra Private Limited
FOUNDED	2021
FOUNDERS
KEY PEOPLE	Arvind Goyal, Rajiv Kumar
COMPANY \| PROMOTERS	Fairfox
PRODUCTS	IT Office Space, Retail Shops
AREA SERVED	Noida
PROJECTS COMPLETED	None
PROJECTS ONGOING	Eye Of Noida (EON)
DELIVERY TRACK RECORD	First Project
NET WORTH
STRENGTH
COMMITMENT
RISK	Not established in the historical article…
DEBT	Not established in the historical article…
LITIGATION	Not established in the historical article…
OFFICE ADDRESS	Office No. 1103, Tower A, Advant Navis Business Park, Sector – 142, Expressway, Noida (U.P) – 201305, Email: Info@fairfoxitinfra.com
BUILDER CATEGORY	BRONZE

Original price-history table

Show historical table — not reverified for 2026

YEAR	PRICE (PSF)	APPRECIATION/REMARKS
November-2021	Office Space-₹2,999 Retail Shop-₹	Launching Price
March-2022	Office Space-₹3,499 Retail Shop-₹13,999
December-2022	Office Space-₹4,200 Retail Shop-₹22,000
June-2023	Office Space-₹4,999 Retail Shop-₹22,000

Sources and related reviews

14 COMMENTS

Navjot Singh December 23, 2021 At 6:20 am

Couple of things you have mentioned wrong. Firstly this project is 13.65 acres, not 3.4 acres. Another thing is that
currently it’s priced at 3500 psf and to build at this price range is not viable right but how can you say that price will not increase to 5000-6000 psf when it’s 30-40% sold. It’s much cheaper than cyberthum at this moment but you are giving thumbs up to bhutani group projects.

- Pramod June 15, 2023 At 12:57 pm
  
  Now the BSP is 4999/- per sqft
  
Navjot Singh January 1, 2022 At 9:36 am

It seems you are only favouring Bhutani projects. Location of eon and cyberthum is same still giving more wattage to cyberthum.

- admin January 2, 2022 At 5:00 am
  
  Dear Mr Navjot Singh,
  Thank you for your valuable comments. Can you please share more thoughts/information regarding EON, which is useful to this article?
  Thank you
  
- AYAN August 23, 2023 At 11:03 am
  
  Dear I need full details like Carpet Area and buildup Area .. Super Area
  
Rahul Kadiyan January 10, 2022 At 7:07 pm

The price of 3499 sq ft is excluding 700 sqft other charges and there is 5 percent PLC on almost all units. So its not that cheap. Total cost is 4250 per sqft

Bs tyagi January 11, 2022 At 7:07 am

What is the source of this developers funding, as u say that-its the first project by this builder? So how can I know that he will be able to complete construction in a set time frame if the sale doesn’t happen?
can anyone help me out here?

- Ashish Batra January 30, 2022 At 3:50 pm
  
  What I got to know that its a project of JM Infra by the name of Fairfox. Both companies registered address is same. This project will be funded by JM Infra and the same directors has been onboarded for this project as well. But despite this fact that the registered address is same for both the companies than why JM is not using his name anywhere that’s my concern till now. If anyone has any update on this, please share here
  
- Ashish Batra January 30, 2022 At 3:55 pm
  
  What I got to know is that it’s a project of JM Infra by the name of Fairfox. Both companies registered address is the same. This project will be funded by JM Infra and the same directors have been onboarded for this project as well. But despite the fact that the registered address is the same for both the companies then why JM is not using his name anywhere that’s my concern till now. If anyone has any update on this, please share it here
  
sanjay sharma April 23, 2022 At 11:56 am

whats the developers background/funding source/experience?

Shakti Singh January 25, 2023 At 3:47 pm

Recently they started booking of D block of its project. They did not have any approved brochure for D block. They do not have the details of carpet area. Be careful while dealing. You may be trapped. They provide details on whatapp message. No proper documentation.

Rahul March 22, 2023 At 11:35 am

This JM Infra have pending dues of Noida authority and may be the reason they have not for this project with that company . Also the price is now approx 5500 per sqft with GST. Things are looking positive as far as real estate sector is concerned. The lower cost reason may be because the construction is done inhouse by the builder and the builder bought the land dirt cheap in covid times from the real owner. the cost of acre came around 8 cr.

Fairfox EON August 4, 2023 At 7:29 pm

Great Information About Fairfox EON. This article will provide me with comprehensive information about Fairfox EON.

Pankaj October 12, 2024 At 9:52 am

Please also add information on the studio apartments in this project