Sector 18 Yamuna Expressway Authority Plots: 2026 Rates by Size

Sector 18 has two rates. YEIDA's allotment rate is one area-wide figure, the same as in Sector 20, and we report it only as percentage changes. Our 2026 resale figure is ₹51,300 per gaj, about ₹1.84 crore for a standard 300 sq m (359 gaj) plot.

A few terms first. YEIDA, the Yamuna Expressway Industrial Development Authority, plans the sectors along the Yamuna Expressway and sells land in them. It measures plots in square metres (sq m). Buyers talk in gaj, the Hindi word for a square yard (sq yd), and one sq m is 1.196 gaj. An allotment is YEIDA's grant of a plot, usually by draw. It comes on a 90-year lease, so YEIDA stays the landowner.

Our figures come from Property Nivesh research on dated asking prices, so deals can close higher or lower. The ₹51,300 figure follows the common 300 sq m plot on a 12 m road, not a corner or park-facing one. This year's listings for that size asked ₹1.82 crore to ₹2.4 crore. That's ₹50,700 to ₹66,900 per gaj (each price divided by 359).

YEIDA's draft Master Plan 2041 puts Sectors 18 and 20 across the Expressway from the Sports City. In 2021 the Times of India placed them about 15 km from Pari Chowk in Greater Noida. A 100 m road runs 3.5 km in from the Expressway, YEIDA's website says, with Sector 18 on its left and Sector 20 on its right. The same page gives Sector 18 about 1,846 hectares and 12,748 plots.

This is the busiest sector in YEIDA's plot history. Of the plot rounds whose sectors we hold, nine since 2009 included Sector 18, more than any other. So it has the widest spread of sizes. The Times of India listed 60, 90, 120, 162, 200 and 300 sq m plots here in October 2025, which is 72 to 359 gaj.

The new pockets took time. YEIDA lined up 477 plots in Blocks 9A and 9B for a late-2024 scheme, the Times of India reported. The final brochure offered Sector 24A alone, and Pocket 9B came in 2025. The 2026 brochure doesn't split its 973 plots by sector, so read the pocket off the allotment letter. YEIDA's 2026 group-housing scheme also lists one Sector 18 plot of 20,720 sq m (24,781 gaj), the Daily Jagran reported.

Our ₹51,300 figure is built from 300 sq m (359 gaj) plots, because that size makes up most of what's for sale. The table applies it to each Sector 18 size and adds what 2026 asking prices showed, where we found any.

Small plots don't sell at the big-plot rate. The one 120 sq m (144 gaj) listing works out to about ₹69,400 per gaj (₹1 crore divided by 144). Three listings described as about 100 sq m (120 gaj) asked ₹80 lakh to ₹85 lakh. In Sectors 16 and 17, where most resale plots are small, our 2026 figure is about ₹80,100 per gaj. So read the first five rows as a floor, not a quote. Our guide to 120 sq m plot rates on the Yamuna Expressway covers that size across sectors.

Pockets differed too. In the 2026 listings we tracked, 300 sq m plots in Pockets 1B, 2B, 2C, 3A and 4A mostly asked ₹2 crore to ₹2.3 crore. Those in Pockets 6C, 6D and 7C asked ₹1.82 crore to ₹1.92 crore. Listings don't say why, so ask whether each pocket has its lease plan, water and power before you compare two plots.

YEIDA fixes one residential plot rate a year for its whole notified area. There's no Sector 18 rate, no airport premium and no discount for an older sector.

From 2016 to 2026 the rate rose 132.1%, with big steps of 32.9% in 2023 and 35.1% in 2025. On a scheme plot, the only location premium is a loading. It's 5% each for a park or green-belt view, a corner and a road 18 m or wider, capped at 15%.

The two rates answer different questions. YEIDA's is what a draw winner pays before waiting for possession, about five years in recent brochures. Ours is what an owner asks for a plot you can take over now. Since 2024 they have pulled apart in Sector 18.

Put simply, YEIDA's rate rose about 40% from 2024 to 2026 (1.351 x 1.036 = 1.40), while our Sector 18 figure fell 11.2%. New scheme plots priced at YEIDA's rate reached the market in the same two years. That's a match in timing, and listings can't prove it caused the fall.

For years, very little happened. Our 2016 estimate is about ₹9,100 per gaj, within a likely range of ₹8,500 to ₹9,700, because sellers then quoted only their premium over YEIDA's dues. The figure was ₹8,600 in 2017, ₹10,000 in 2018, ₹10,600 in 2019 and ₹11,400 in 2020. At the 2020 figure, a 300 sq m (359 gaj) plot was about ₹40.9 lakh (359 x ₹11,400).

Four steep years followed. The figure went from ₹15,900 in 2021 to ₹57,800 in 2024, more than three and a half times as much. The airport's foundation stone was laid in November 2021, and the jumps came after it, though listings can't tell us why sellers raised their prices. In 2025 the figure held at ₹57,500, and in 2026 it slipped to ₹51,300.

The chart plots our yearly figures from 2021 to 2026 for Sector 18 and other YEIDA sectors.

One caution on 2026. The figure rests on eight general listings from January to August, and two low ones, at ₹1.82 crore and ₹1.84 crore, pull it down. The May and June listings had a middle value near ₹2.06 crore, about ₹57,400 per gaj. So the fall may prove smaller than it looks.

Five things explain most of the gap between one Sector 18 plot and the next.

• Services at the pocket. In October 2025 the Times of India found water and electricity in only a few blocks of Sector 18. That May, YEIDA's chief executive said its civic budget would go first to unfinished work, Sector 18's drainage above all, the Daily Jagran reported. By September 2026, internal works were nearly done for 1,700 Sector 18 plots, Hindustan reported.
• Lease paperwork. A lease plan is YEIDA's drawing of a plot's final boundaries and area. A plot with its lease plan, lease deed and possession letter is a finished product; one without a lease plan is a promise. YEIDA plans to issue lease plans in two rounds across its sectors, 2,000 plots and then 4,000.
• Position. Corner, park-facing and wide-road plots ask more. In 2020, two registered park-facing plots in Pocket I asked ₹48 lakh and ₹49 lakh. Plain 300 sq m (359 gaj) plots asked ₹38 lakh to ₹42 lakh.
• Dues the seller still owes. 2009-scheme plots carry a charge for the 64.7% higher compensation paid to farmers. In March 2025 YEIDA let about 8,000 owners pay it in four instalments, the Times of India reported. An unpaid instalment can pass to you.
• The building clock. Owners must build within a set time of the lease deed. Because sector works weren't finished, YEIDA gave lease-deed holders until 31 December 2026 to start without a fee (Times of India, November 2025).

Build rules barely change with size here. YEIDA's Building Regulations 2010, still on its website, allow a floor area ratio (FAR) of 1.8 on every residential plot up to 500 sq m (598 gaj). FAR is the total floor area divided by the plot area. Height is capped at 15 m. A 200 sq m (239 gaj) plot can carry 360 sq m of floors (200 x 1.8). UP has since approved new model building rules for industrial authority areas, so confirm the current rules with YEIDA before you design.

On a resale plot, the state's charges come first. Uttar Pradesh levies stamp duty at 7% of the value and a 1% registration fee. A woman buyer pays 1% less duty, up to a value cap we don't state. Duty is charged on the deal value or the circle rate value, whichever is higher; the circle rate is the district's minimum land value. We don't hold it for Sector 18, so ask the sub-registrar's office.

Take a 200 sq m (239 gaj) plot at our figure, about ₹1.23 crore. Duty at 7% is about ₹8.58 lakh and the fee about ₹1.23 lakh. That's about ₹1.32 crore before YEIDA's own charges.

Then come YEIDA's charges. A resale is a transfer of the lease, and transfer charges are the fee YEIDA takes to record the new holder. Its 2026 brochure says a transfer needs the chief executive's prior written permission and takes effect only once that fee is paid. We don't hold the current fee, so get it in writing. A scheme plot is different: YEIDA's rate, any loadings, GST "if applicable" and a one-time lease rent of 10% of the plot cost.

1. Pocket and size. Match the pocket and plot number on the allotment letter with the size in sq m. A 200 sq m plot in 9B and a 300 sq m plot in 6D are different products.
2. Lease plan and real area. YEIDA's 2026 brochure lets the area change at possession, with the price adjusted in proportion. Extra area found in the lease plan is billed at the rate then current. Ask whether the lease plan is out and what area it shows.
3. Services on the ground. Visit the pocket. Look at the road, drain, water line and power before you pay for "possession".
4. Dues and deadlines. Get a YEIDA no-dues letter covering premium, compensation instalments, lease rent and extension charges, and note the lease deed's date.
5. Quota lock-in. Plots from the farmer or industrial-unit quota can't be transferred for 5 years.
6. Scheme registration. For a newer scheme plot, match the scheme code with its number on the UP RERA site. RERA is the state's real estate regulator, and RPS-10/2026 is registered with it.

Work out duty on your price with our stamp duty calculator. Our guide to YEIDA Sector 20 plot rates covers the big-plot sector across the road. For the draws, see the history of every YEIDA plot scheme and what's known so far about the YEIDA plot scheme 2027. Size guides cover 200 gaj (167.2 sq m) and 300 gaj (250.8 sq m) plots in YEIDA. Our Greater Noida property rates show the market next door. This guide is information, not investment advice.