Sector 22D Yamuna Expressway Authority Flats: Sizes, Prices, Resale

The authority flats in Sector 22D, Yamuna Expressway, are homes YEIDA built and sold itself, with no private builder. YEIDA says it has built about 5,100 affordable, 1,320 LIG and 768 MIG houses here. Our research puts resale asks at about ₹15 lakh to ₹20 lakh for the smallest 29.76 sq m (320 sq ft) flats and ₹65 lakh to ₹75 lakh for the 99.86 sq m (1,075 sq ft) two-bedrooms.

YEIDA is the Yamuna Expressway Industrial Development Authority. It's the state body that plans the land along the expressway up to Noida International Airport at Jewar. LIG and MIG mean low income group and middle income group. Like YEIDA's plots, these flats are leasehold: YEIDA keeps the land, and you hold the flat on a 90-year lease.

Sector 22D covers about 440.8 hectares. It also holds a YEIDA plotted pocket, builder townships and private group housing, but this guide sticks to the authority flats. Weighing a plot instead? See our guides to 200 gaj (167.2 sq m) plot prices in YEIDA and a plot or a flat near Jewar airport.

YEIDA built three kinds of flat, and its brochures and its 2024 sale use the same sizes. Super area is the figure YEIDA sells on. Carpet area is the usable space inside the walls, as YEIDA gave it to the Hindustan Times in September 2024.

YEIDA's own count adds up to 7,188 homes. In September 2024 its then CEO, Arun Vir Singh, put the total at 7,148 flats, with 5,910 sold (Navbharat Times, 19 September 2024). The small flats are clearly the affordable ones. The Times of India reported in August 2017 that YEIDA had built 5,100 of them at about 30 sq m each.

We couldn't find a YEIDA document that says which of the other two sizes is LIG and which is MIG. By size, the 54.75 sq m flat reads as LIG and the 99.86 sq m flat as MIG, but that's our reading. The brochures don't name blocks or towers either, so take the block and flat number from the seller's allotment letter.

YEIDA sold most of these flats by draw between 2013 and 2015, then sold leftovers first come, first served. On 26 October 2026, its website showed no active flat scheme. Here's what we traced:

• BHS-01/2013 (April 2013): 4,425 small flats of 29.76 sq m. The brochure named Sector 18. YEIDA's 2017 account suggests they were built in 22D, but we haven't seen a notice confirming the move.
• BHS-02/2013 (October 2013): 1,818 larger one-bedrooms and 1,248 two-bedrooms in 22D.
• BHS-03/2014 (June 2014): 700 small one-bedrooms, 1,150 larger ones and 570 two-bedrooms.
• BHS-06/2015, the Samajwadi Awas Yojana: 430 more small flats, listed for "Sector 22".
• August 2023: 462 leftover two-bedrooms.
• September 2024 to March 2025: 1,239 leftover flats of all three sizes.

The 2013 rules were strict. You had to be an adult Indian citizen with no YEIDA plot or flat in your, your spouse's or your dependent children's name. YEIDA reserved 22.5% of the flats, mostly for farmers whose land it had acquired. You paid 30% within 45 days, then the rest over six years with 12% interest.

Handover took years. The 2013 brochure said possession was "likely" within three years of allotment. In August 2017, YEIDA said it would hand over 2,970 affordable flats, with registration within 60 days. The Times of India (29 August 2017) also reported that those one-bedrooms had sold at about ₹7.5 lakh each. YEIDA's UP RERA record for the affordable flats, UPRERAPRJ8647, gives a completion date of December 2019.

The leftover sales show where demand sat. The 462 two-bedrooms drew about 3,089 applications in 24 hours in August 2023 (Livemint, citing Navbharat Times). In 2024, all 250 two-bedrooms went within a week, but only 181 of 989 one-bedrooms sold in five months (Dainik Jagran, 15 January 2025). The Hindustan Times (20 September 2024) put the 2024 prices at ₹20.72 lakh to ₹23.37 lakh for the small flat, ₹33.05 lakh for the larger one and ₹45.09 lakh for the two-bedroom.

Don't confuse 22D with 22A. YEIDA's Yamunotri scheme flats were planned for Sector 22A, where construction never started. In July 2026 a consumer commission ordered YEIDA to refund a 2014 applicant there with interest (Dainik Jagran, 15 July 2026).

Our research puts the small one-bedroom at about ₹15 lakh to ₹20 lakh and the two-bedroom at about ₹65 lakh to ₹75 lakh. These Property Nivesh estimates come from asking prices in listings dated May to October 2026, so deals can close lower.

Two things stand out. Two-bedroom asks sit about 44% to 66% above the ₹45.09 lakh YEIDA charged in 2024, as the Hindustan Times reported on 20 September 2024. Small one-bedroom asks are at or below the ₹20.72 lakh it reported for upper floors, which fits the weak demand.

Rents are low, too. ANAROCK put the average 2BHK rent on the Yamuna Expressway at ₹20,000 to ₹22,500 a month in H1 2026. Asks in the authority towers are well below that. At ₹12,000 a month on a ₹70 lakh flat, the gross yield is about 2%.

For direction only, our Yamuna Expressway price tracker averaged ₹6,500 per sq ft of asking price in 2025, mostly for flats. The authority two-bedrooms ask about the same.

YEIDA owns the land, so a resale is a transfer of the lease, and YEIDA must approve it. This is the order we'd expect from YEIDA's brochure and checklist:

1. Check the lease deed. The 2013 rules allowed a sale to anyone other than a legal heir only after the lease deed was signed.
2. Get a no-dues certificate. YEIDA won't process a transfer while instalments, interest or lease rent are unpaid.
3. Apply to YEIDA's property department. Its checklist asks for the transfer form, the lease papers, indemnity bonds and a joint affidavit on dues.
4. Pay the transfer charge. This is YEIDA's fee for approving a sale. Its checklist sets it at 5% of total cost, worded for plots, and transfers between parents, children and spouses are free. We couldn't confirm that 5% for flats, so get it in writing.
5. Register the papers. The sub-registrar is the government office that registers property. UP charges 7% stamp duty and a 1% registration fee, and women get a 1% duty rebate up to a cap.
6. Join the owners' body. Every owner must be a member of the residents' association.

Banks can lend only after the lease deed, with YEIDA's consent, says the 2013 brochure. Here's what duty and registration add at the middle of our ranges:

Ask the sub-registrar which value the duty will be charged on. YEIDA's transfer charge, unpaid maintenance and the maintenance corpus come on top. For the 2024 sale, the Hindustan Times (20 September 2024) reported a corpus of ₹50,000 to ₹1.5 lakh, by flat size. Check whether the seller paid it. This isn't legal advice, so have a lawyer who knows YEIDA transfers read the papers.

Thinly occupied, by every recent report. The Hindi daily Hindustan reported on 1 September 2026 that more than 500 families live among YEIDA's 7,000-plus flats here. That's about 7% of the 7,148 flats YEIDA counted in 2024. Dainik Jagran put one society at just 150 to 200 families in July 2026.

Residents have complained about sewer lines, water, power, roads and security (Hindustan, 1 September 2026). Jagran's reports added cleaning, mobile signal, transport, schools and markets. Some owners have moved out to rent in Noida and Greater Noida. In September 2026, Amar Ujala reported overgrown bushes behind the affordable blocks, with residents worried about snakes.

YEIDA's CEO, RK Singh, has set up a committee of officials from the project, power and other departments to fix the problems, Hindustan reported. In July he ordered an inspection and repairs (Dainik Jagran).

Maintenance is still unsettled. YEIDA's rules said it would run each complex for two years, then hand it to an owners' association. In July 2026, the welfare association's president said that handover should wait until pending work is done. So ask the seller who collects maintenance now, and how much.

On paper, each campus has a boundary wall, a guard room, a playground and space for a community centre, shops and a nursery school. YEIDA also registered a shopping complex in 22D with UP RERA in 2018. Visit on a weekday evening before you decide.

Authority flats cost far less and are ready now, but they're smaller and the complex is thinly occupied. Private projects in 22D are mostly bigger homes at higher rates, and many are years from possession.

Compare with care. A private price often covers lifts, a clubhouse and power backup the authority blocks may lack. Its rate may also be measured on a different area. And a new launch ties up your money until 2030 or 2031.

Private projects carry their own risks. Supertech Golf Country is stalled in our records, and a consumer commission has ordered another 22D project, Sunworld Vandita, to refund buyers with interest (see our NCDRC refund report). Check any project on UP RERA, the state regulator where builders must register.

What to check before you buy:

• Size on paper. Match the area in sq m on the allotment letter and lease deed to the flat you see.
• Dues and lease status. Ask YEIDA's property department, in writing, for dues, lease status and the transfer charge.
• Registration. Check with the sub-registrar that the seller's lease deed is registered.
• Maintenance. Find out who collects it, the monthly charge and any pending repair bills.
• The building. Check water, power, lifts and security in person, at different times of day.
• UP RERA. Look up UPRERAPRJ8647 and any order against it.
• Fake "new" sales. Don't pay a token for new YEIDA flats. YEIDA showed no active flat scheme on 26 October 2026.

What we couldn't confirm: the flat transfer charge, today's maintenance charge, which size is LIG or MIG, unsold stock after March 2025 and block names. YEIDA's property department can answer these.

For your own numbers, try our stamp duty calculator and Greater Noida property rates. If a plot appeals more, our YEIDA plot scheme 2027 guide covers the next scheme.