120 Sq Meter Plot Rates in Yamuna Expressway 2026: Costs by Sector

A 120 sq meter plot is 120 sq m of land, which is 144 gaj or about 1,292 sq ft. On the Yamuna Expressway, plots this size sit in YEIDA's Sectors 16, 17, 22D and 24A. At our 2026 figures one costs about ₹1.12 crore to ₹1.15 crore, and the asks we logged this year ran from ₹1.10 crore to ₹1.30 crore.

First, the units. A sq m is a square metre. Gaj is how North India says square yard (sq yd), and 1 sq m is 1.196 gaj, so 120 sq m comes to 144 gaj. YEIDA, the Yamuna Expressway Industrial Development Authority, is the state body that plans these sectors and allots land in them, meaning it hands plots out through its own schemes.

From 2015 to 2024, the 120 sq m (144 gaj) plot was the entry size in most YEIDA schemes, so thousands exist:

• Sector 22D, Block B: 600 plots from the 2015 scheme.
• Sector 17, pocket 17C: 1,200 plots from the 2016 scheme.
• Sector 16, pockets C and D: plots from the 2021 and 2022 schemes.
• Sector 24A: 100 plots from the late-2024 scheme.

Our 100 gaj plot price in YEIDA guide covers 100 gaj (83.6 sq m), a size YEIDA rarely allots.

At our 2026 figures, a 120 sq m (144 gaj) plot costs about ₹1.12 crore in Sector 22D's YEIDA block and about ₹1.15 crore in Sectors 16, 17 and 24A. All four sit close to ₹80,000 per gaj, or roughly ₹95,800 per sq m (₹80,100 x 1.196).

These are Property Nivesh figures from our own research, based on asking prices. Listings are thin in Sectors 16, 17 and 24A, which is why those rows show ranges.

The chart ranks YEIDA sectors by our 2026 figure per gaj.

There's a trap in that chart. Our Sector 18 and 20 figures, about ₹51,300 and ₹49,600 per gaj, come from 300 sq m (359 gaj) plots. Small plots ask more per gaj than big ones, so those rates don't carry over. In Sectors 16 and 17 the 120 sq m rate is about 1.6 times Sector 20's.

Put another way, a 120 sq m plot gives you 40% of the land of a 300 sq m plot. It costs about 65% as much: ₹1.15 crore against ₹1.78 crore at our figures. Our Yamuna Expressway 300 mtr plot price guide covers that size.

By our count, nine YEIDA schemes from 2015 to 2024 included 120 sq m (144 gaj) plots. The two since then didn't, which is why resale is the only way to buy this size now.

In 2016, a scheme packed with 120 sq m plots drew only about two applicants a plot. By 2024, each one drew about 800 applications, against about 455 for each 300 sq m (359 gaj) plot in the same scheme. The small plot had become YEIDA's most contested size.

Counts come from YEIDA brochures and news reports. Leftover rounds in 2018, 2020 and 2021 aren't split by size, so they're out. Our YEIDA plot scheme history tells each scheme's story.

Today, only through resale. YEIDA's 2025 scheme offered 200 sq m plots only, and its 2026 scheme started at 162 sq m. As of 26 October 2026, no 2027 scheme has been announced, and its sizes are unknown. Our YEIDA plot scheme 2027 guide tracks it.

Even a scheme with this size is a long shot. At about 800 applicants a plot in 2024, one application had roughly a 1 in 800 chance. Scheme plots are priced at YEIDA's own allotment rate, which we report only as changes: up 35.1% in FY2025-26 and 3.6% in FY2026-27.

Resale gets you a plot now, at a higher price. Three things shape what you're buying:

• Registered or not. A registered plot has a signed, registered lease deed with YEIDA, which keeps ownership while you hold the land for 90 years. Most 120 sq m asks we logged in 2026 were registered.
• How far along the sector is. In September 2026, Hindustan reported that YEIDA had nearly finished internal works for 1,271 plots in Sector 16. Sector 24A plots were only allotted in December 2024, so ask YEIDA whether one can change hands at this stage.
• The quota. Plots given under the farmer or industrial-unit quota can't be transferred for five years.

Builder plots don't come in this size. The nearest in our data is ACE Estate's 150 sq yd (125.4 sq m) plot at ₹1.88 crore. Divide that by 150 and it's about ₹1,25,300 per gaj, roughly 56% more than our Sector 16 and 17 figure. Our minimum budget for a YEIDA plot guide lists other entry points.

Sector 22D's YEIDA pocket has the longest run of our small-plot figures. There, our estimate rose from ₹30,000 per gaj in 2021 to ₹81,500 in 2025, about 2.7 times, then eased about 4% to ₹78,000 in 2026. That last figure rests on a single plot.

Sectors 16 and 17 have resale figures only from 2024, when their plots began to be registered. Since then Sector 16 is up about 7% and Sector 17 down about 8%, partly because its earlier listings were mostly corner and park plots.

YEIDA's own rate jumped 35.1% in 2025 while these resale figures held flat or slipped. We show the timing only; our figures can't show the cause.

YEIDA's published Building Regulations, 2010 let a 120 sq m (144 gaj) plot cover 75% of its area. Total floors can reach 1.8 times the plot area, up to 15 m high. That's a footprint of up to 90 sq m and up to 216 sq m of floors, about 2,325 sq ft.

Ground coverage is the share of the plot your building stands on. FAR, or floor area ratio, is all your floors added together, divided by the plot area. Table 1 puts a 120 sq m plot in its band for plots above 75 sq m and up to 120 sq m:

• Coverage: 75% on the ground, first and second floors.
• FAR: 1.8, or 216 sq m of floors (120 x 1.8).
• Height: 15 m, from the top of the drain to the top of the building.
• Front setback: 2 m left open at the front, as drawn in the plot's envelope plan.
• Homes: up to three dwelling units on plots above 100 sq m and up to 500 sq m.
• Parking: on plots of 112 sq m and above, a stilt floor up to 2.4 m high stays outside the FAR. So does one basement used for parking, services or storage.
• No splitting: the plot and its building can't be subdivided.

Treat these as a starting point. In September 2025, YEIDA's board decided to redraw height and coverage limits within 20 km of the airport, Swarajya reported. In October 2026 the state cabinet cleared new model building rules for industrial authority areas; see our note on the UP model building regulations. Ask YEIDA's planning department which limits apply before you pay an architect.

There's a clock too. YEIDA wants the house built, with an occupancy certificate, inside 3 years from the lease deed, and charges for extensions after that. In November 2025, YEIDA gave lease-deed holders a free extension to 31 December 2026 because infrastructure wasn't ready, the Times of India reported.

On a resale plot, stamp duty and the registration fee add about 8%. In Uttar Pradesh the buyer pays 7% duty plus a 1% fee. A woman buyer pays 1% less duty, up to a cap we don't state.

Take a 120 sq m (144 gaj) plot in Sector 17 at our figure of about ₹1.15 crore. Duty is about ₹8.05 lakh and the fee about ₹1.15 lakh, so roughly ₹1.24 crore before YEIDA's charges. Duty is charged on the deal price or the plot's circle rate value, if that's higher. The circle rate, also known as the collector rate, is the lowest value the district allows for land.

• Transfer charge. YEIDA's fee for moving the lease into your name. Its 2015 office order sets it at 5% of YEIDA's prevailing rate for the plot. That rate sits below today's resale asks, so the charge is under 5% of your price, here less than ₹5.75 lakh. Transfers between parents, children and spouses are free.
• Processing fee. ₹1,000, non-refundable, with the transfer application.
• Dues. Unpaid premium, lease rent, extension charges or extra farmer compensation stay with the plot. YEIDA asks buyer and seller to sign a joint affidavit on them.

We can't print the transfer charge in rupees, as that would reveal YEIDA's rate. Ask YEIDA for the figure in writing before you sign.

Run these five checks before paying any token money.

1. The size on paper. The allotment letter or lease deed should say 120 sq m. Listings write "120m" or "120 mtr" for the same 120 sq m (144 gaj), not 120 gaj, which is only 100.3 sq m.
2. The lease deed. Note its date, since the 3-year build clock runs from it. If there's no deed yet, ask YEIDA how the plot can move to your name.
3. A no-dues letter. Get YEIDA's no-dues certificate up to the transfer date, and ask about any pending compensation demand.
4. The category and sector. Confirm the seller's quota. Some small plots sold as Sector 25 are farmers' 7% abadi plots, land YEIDA gives back to farmers whose land it took. They follow different rules, so we don't price them.
5. The build limits. Confirm coverage, FAR and height with YEIDA before you price a house design.

Then work out duty and fees in our stamp duty calculator. For 162 sq m (194 gaj) plots, read our guide to the 200 gaj plot price in YEIDA. Our Noida property rates and Greater Noida property rates pages give the wider picture. We share this as information, not as investment advice.