Circle Rate of YEIDA Plots 2026: How It Works, Stamp Duty and Revisions

The circle rate of YEIDA plots comes from the Gautam Buddh Nagar valuation list that took effect on 8 August 2019. It sets one figure per sq m for most numbered YEIDA sectors, about 3% more for plots on roads wider than 18 m, and a higher group, about 14% above the main one, for Sectors 19, 22, 22B, 22C, 22F, 25, 26 and 26B. The district's website asks for permission before its figures are reproduced, so we explain the structure here and show you how to look up the exact number for your plot on IGRS UP.

Officially, the circle rate is the minimum value the district fixes for land and buildings. People also call it the collector rate or DM rate. It is set by the District Magistrate (DM) of Gautam Buddh Nagar, the district that covers Noida, Greater Noida and the YEIDA area. The sub-registrar, the officer who registers your deed, checks your price against it.

YEIDA is the Yamuna Expressway Industrial Development Authority. It allots plots in sq m (square metres), while buyers often price them in gaj, the local word for a square yard. One sq m is 1.196 gaj. A draft list in March 2025 proposed raising the figure by about 83% in most YEIDA sectors and doubling it in Sectors 19 and 25, but it hasn't been notified. The Tribune reported on 23 October 2026 that the district still uses its 2019 schedule.

This is where most of the confusion starts. YEIDA sets its own allotment rate, the price per sq m it charges for a new plot in a scheme. Many sellers call that figure the "circle rate" too. It isn't. It's a separate number from a different office.

The two figures meet at the registry. The district's 2019 list says stamp duty is payable on the list rate or the concerned authority's rate, whichever is higher. YEIDA's own rate has risen 132.1% since 2016, while the district figure for YEIDA plots hasn't changed since 2018. So for a YEIDA plot, YEIDA's own rate is often the higher floor. Ask YEIDA or the sub-registrar for the current number.

The list for the Sadar (Greater Noida) sub-registrar office names YEIDA's sectors one by one, from Sector 1 to Sector 35. Each gets two figures: one for plots on roads up to 18 m wide, one for wider roads. Here is where the sectors we track fall.

• Main group: Sectors 16, 17, 18, 20 and 24A, plus the other numbered sectors from 1 to 35 not named below.
• Higher group, about 14% above the main one: Sectors 19, 22, 22B, 22C, 22F, 25, 26 and 26B.
• Not named: Sectors 22A, 22D and 22E don't appear in the YEIDA rows of the 2018 or 2019 Sadar lists we read. We hold no reliable circle rate for them, so ask the sub-registrar which list and row applies.

The table sets our 2026 asking-price figures beside those groups. The last column compares our figure with the district figure for roads up to 18 m wide.

Our figures are Property Nivesh estimates built from asking prices, and thin markets are shown as ranges. Even the cheapest sector we track asks several times the district floor. That is why most resale deals here are stamped on their price.

The list also raises its own figure for location. A plot facing a park or green belt adds 5%. A plot on more than one road is valued at the wider road's rate plus 5%, and both together add 10%. The value of a boundary wall and gate is added on top.

Uttar Pradesh charges 7% stamp duty and a 1% registration fee. Women buyers get 1% off the duty, up to a limit set by the state. Duty is charged on the highest of three values. They are your deal price, the plot's value at the circle rate and its value at YEIDA's own rate.

Example 1, a normal resale. Take a 200 sq m (239 gaj) plot in Sector 18 on a 12 m road, at our 2026 figure of ₹51,300 per gaj. The deal value is 239 times ₹51,300, or about ₹1.23 crore. At the circle rate the plot's value comes to far less, because the list figure is a fraction of today's market price, and YEIDA's rate also gives less than the deal value. So duty is 7% of ₹1.23 crore, about ₹8.58 lakh, plus a fee of about ₹1.23 lakh.

Example 2, a price below the floor. Say a family sale of a 200 sq m (239 gaj) plot is agreed at ₹30 lakh, and the circle rate list values that plot at ₹40 lakh (a round example figure, not the list's real one). The plot faces a park, so the list adds 5%, which makes ₹42 lakh. Duty can't be charged on less: at least ₹2.94 lakh, plus a ₹42,000 fee. If YEIDA's rate gives a higher value still, the sub-registrar will use that instead.

Here is what the duty and fee come to on resale plots at our 2026 figures. In each case the deal value is the highest of the three values.

YEIDA's transfer charge, the fee to move the lease into your name, comes on top. We don't hold the current figure, so get it from YEIDA in writing. For a size-by-size view, see our guides to 120 sq m plot rates and 300 sq m plot prices on the expressway.

For YEIDA plots, they haven't moved in years. The same figures already appear in the Sadar list that took effect on 1 August 2018, and the 2019 list kept them. Two tries at revising the district's list since then have stalled.

The March 2025 draft would be the first real change for YEIDA plots in our records. In the Sadar office draft, every YEIDA sector except 19 and 25 would rise by about 83%. Sectors 19 and 25 would double. Across the district, Business Standard reported proposed rises of 20% to 70%, with up to 70% for farmland around Jewar (27 March 2025).

The district's own reason is the gap with the authorities. Its 2021 draft noted that YEIDA's revised plot rate had already gone above the list. YEIDA has raised that rate five more times since, including the 32.9% and 35.1% jumps. Until a new list is notified, the 2019 figures stand. For how resale prices moved over the same years, see our YEIDA plot price trends.

IGRS UP is the Uttar Pradesh Stamp and Registration Department's portal. It holds the valuation lists and a fee calculator.

1. Open IGRS UP and go to the valuation list, labelled "मूल्यांकन सूची".
2. Choose Gautam Buddh Nagar and the right sub-registrar office. Most YEIDA sectors sit in the Sadar (Greater Noida) list, and the Jewar office keeps its own list.
3. Find your sector's row. The lists are in Hindi, so look for "सैक्टर-18 (यमुना एक्सप्रेसवे)" and so on.
4. Pick the column for your road width, then add 5% for a park view or a second road, or 10% for both.
5. Run the value through the portal's stamp and registration fee calculator, or ours.

The district website also posts the lists as PDF files in its Rate List section, including the 2025 drafts. Drafts are marked "Proposed", so don't mistake one for the list in force.

• Low-price deals. Family sales and distress sales can fall below the floor. Duty is still charged on the floor, however low the price on paper.
• Income tax. Say the recorded price is more than 10% below the stamp duty value. Income tax rules can then tax the seller on that value and the buyer on the gap.
• A future revision. If the 2025 draft or a new one is notified, the floor in most YEIDA sectors would nearly double. That changes little for resales at market prices, which already sit far above it. It matters more for low-value transfers.
• YEIDA's dues. YEIDA's scheme terms pass rises in farmer compensation on to allottees. The 64.7% extra compensation is still being collected. YEIDA has taken one developer, Suraksha Group, to the tribunal over its share (our report). Clear any dues on your plot before registry.

1. The right row. Take the sector, pocket, plot number and road width from the lease deed, and match them to the list row.
2. Size in sq m. YEIDA deeds give sq m. A 162 sq m plot is 194 gaj, so price per gaj and duty must use the same area.
3. YEIDA's current rate. Ask YEIDA or the sub-registrar for it, since it may set the floor for your deed.
4. Location additions. Check whether the plot faces a park or touches two roads, as either raises the floor by 5%.
5. Dues and transfer papers. Get YEIDA's no-dues letter and transfer approval before you pay in full.

Then work out the full cost with our stamp duty calculator. Our Noida property rates and Greater Noida property rates pages give the wider picture. Buying in a big-plot sector? Our YEIDA Sector 20 plot rates guide covers its pockets.