Yamuna Expressway Authority Plots Price Trends: 2016 to 2026 Data

Plot prices in the Yamuna Expressway authority's sectors crept up until 2020. They then jumped three to four times between 2021 and 2024, and have eased since. Our Sector 18 figure went from ₹15,900 per gaj in 2021 to ₹57,800 in 2024, and it stands at ₹51,300 in 2026. Sector 20 has slipped further, to 18.0% below its 2024 level.

The authority is YEIDA, the Yamuna Expressway Industrial Development Authority. It plans the land along the expressway from Greater Noida towards Jewar. It allots plots in sq m (square metres) on a 90-year lease, so a buyer holds a lease, not freehold land. Most buyers still talk in gaj, the everyday word for a square yard (sq yd). One sq m is 1.196 gaj, which makes ₹51,300 per gaj about ₹61,400 per sq m.

Every price in this guide is a Property Nivesh estimate from our own research. It is built on asking prices, so a final deal can land higher or lower. Years we estimated rather than observed are marked "about", and thin markets appear as ranges. In Sectors 18 and 20, the figure is for a typical 300 sq m (359 gaj) plot. That means an ordinary road, not a corner or a park view.

Here are our figures in ₹ per gaj for six markets in selected years. Sector 22D shows up twice, because YEIDA's own pockets and the private townships inside it are priced very differently. Sector 19 is Gaur Yamuna City, a private township. Sector 25 is the stalled Sports City. Both are builder plots, not YEIDA allotments.

The chart plots our yearly figures for the main sectors from 2021 to 2026. It shows the climb and the turn in one view.

Some markets are too thin for a single number. In Sector 16, resale plots of 120 sq m (144 gaj) only began trading in late 2024. They sat at about ₹69,700 to ₹81,500 per gaj that year and ₹76,600 to ₹90,600 in 2026. Sector 17 drifted the other way, from about ₹83,600 to ₹92,000 down to ₹72,300 to ₹87,100. Part of that is mix, as fewer premium corner plots were on offer in 2026. Sector 26's township plots, also thinly traded, ask about ₹63,500 to ₹80,000 in 2026.

Between 2021 and 2024, every market in our table at least doubled. Sector 20 climbed the most, about 4.1 times, from ₹14,900 to ₹60,500 per gaj. Sector 18 rose 3.6 times, the 22D developer townships 3.1 times and the 22D YEIDA pockets 2.7 times. The single biggest year was 2022, when Sector 18 added 80.5% and Sector 20 added 91.9%.

In rupees, take a 162 sq m (194 gaj) plot in a Sector 22D YEIDA pocket. It went from about ₹58.2 lakh at our 2021 figure to ₹1.57 crore at the 2024 one. A 200 sq m (239 gaj) plot in Sector 18 went from ₹38.0 lakh to ₹1.38 crore in the same three years.

Demand for fresh YEIDA plots rose in step. The 2016 scheme drew barely two applicants per plot. The July 2021 draw had about 35, and the 2024 scheme about 518 (Realtynmore, Times of India, Hindustan Times). Our history of every YEIDA plot scheme gives the count for each round.

Flats on the expressway went up too, though more gently. Our Yamuna Expressway price tracker follows average asking prices, mostly for flats. It moved from ₹2,900 per sq ft in 2021 to ₹6,000 in 2024, about 2.1 times. Use that for direction only, since it isn't a plot price.

In the sectors with the most resale plots, yes. Asking prices held flat in 2025 and came down in 2026. Elsewhere the pattern is mixed.

The sharpest one-year drop was in the 22D townships, down 19.0% in 2026. That came straight after a 66.7% jump in 2025, when new township launches came in at higher asking prices. So part of the swing is simply which projects were on sale. Sector 25, where YEIDA is re-leasing the stalled Sports City projects after a High Court ruling in March 2025, rose 10.9% in 2026.

Two newer markets have only short records. Sector 22A, where one developer township launched in March 2025, is up 2% in 2026 at about ₹1,30,000 per gaj. Sources disagree there, so read it as ₹1,08,000 to ₹1,60,000. Sector 24A saw its first resale listings in 2026, at about ₹77,400 to ₹83,000 per gaj.

Several things shifted while prices cooled. YEIDA offered 276 new plots in 2025 and 973 in 2026. Its own rate went up 35.1% for FY2025-26. In October 2025, the Times of India described YEIDA's early housing sectors as still largely empty. Some houses there were built only as shells to meet construction rules. We can't tell which of these, if any, moved prices.

YEIDA fixes one residential plot rate for its whole area each year, with no premium for sectors nearer the airport. Scheme plots then carry location charges of 5% each for park-facing, corner and 18 m or wider road plots, capped at 15%. We give this rate only as percentage changes.

The chart shows each revision. The rate rose 8% for FY2019-20, then 5.5% and 4%. Next came a 32.9% jump for FY2023-24, then 5.3%, another 35.1% jump, and 3.6% for FY2026-27. Taken together, the rate is 132.1% above its 2016 level.

The two lines moved together only loosely. From 2021 to 2024, resale asking prices raced well ahead of YEIDA's rate. From 2024 to 2026 the order flipped, with YEIDA's rate up 40.0% while our resale figures fell. So the distance between what YEIDA charges for a new plot and what sellers ask for an old one has shrunk since 2024.

For pockets and plot sizes one sector at a time, see our guides to Sector 18 plot rates and YEIDA Sector 20 plot rates.

Noida International Airport at Jewar is the project sellers mention most. This is how its main dates from our infrastructure tracker sit beside our figures. Lining them up shows timing, never cause.

• November 2021. The foundation stone was laid on 25 November and construction began. In 2022 our Sector 18 figure rose 80.5% and Sector 20 rose 91.9%, the fastest year in our records.
• August 2022. The contract for the 31.42 km road linking the airport to the Delhi-Mumbai Expressway was dated 1 August. Prices kept rising through 2023.
• June 2024. The operator said it expected commercial flights by the end of April 2025. 2024 turned out to be the peak year for Sectors 18 and 20.
• 2025. A target of April to June 2025 passed without flights. Our Sector 18 and 20 figures were flat to slightly lower.
• 2026. The aerodrome licence came on 6 March, the inauguration on 28 March and the first commercial flights on 15 June. Sector 18 sits 10.8% and Sector 20 13.9% below their 2025 figures.

Most of the rise, then, came while the airport was being built. The year flights started has so far been a softer one for resale plots. YEIDA's rate, new scheme supply and the wider market all changed over the same years. So no single move here can be pinned on the airport.

Two airport-side items still have no official date in our records. The expressway link road was under construction on 9 October 2026, and the airport's route list showed no international flights that day. If a sales pitch leans on either, ask for the official date.

• YEIDA's next rate revision. Recent revisions have swung between big and small: 32.9% and 35.1% for FY2023-24 and FY2025-26, against 5.3% and 3.6% for FY2024-25 and FY2026-27. Each new rate resets what a scheme plot costs. Our YEIDA plot scheme 2027 guide covers what is known about the next scheme.
• The district circle rate. This is the minimum value used for stamp duty, set by the district, not YEIDA. A March 2025 draft proposed large rises for YEIDA sectors but hasn't been notified. Our guide to the circle rate of YEIDA plots explains the figures.
• Possession and building deadlines. YEIDA gave lease-deed holders until 31 December 2026 to start building without a fee (Times of India, November 2025). In September 2026 Hindustan reported internal works nearly finished for 1,700 plots in Sector 18 and 2,800 in Sector 20. Watch how many of these reach the resale market.
• Flats versus plots. ANAROCK's Yamuna Expressway report for H1 2026 put average new-home prices there 53% above their 2024 level, while plot asking prices in our data eased. Whether the two paths meet again is worth following.

1. Compare like with like. A park-facing corner plot asks more than an ordinary one, so compare per gaj and per sq m for the same kind of plot.
2. Check the year behind a quote. Our 2026 figures for Sectors 18 and 20 are 11.2% and 18.0% below 2024. A price pegged to 2024 listings may be out of date.
3. Read the lease deed in sq m. YEIDA deeds give sq m, so convert at 1.196 gaj per sq m before you compare prices.
4. Ask YEIDA for dues. Get a no-dues letter and the current transfer charge in writing, since YEIDA can pass on extra farmer compensation.
5. Treat dates as claims. If a price assumes the airport link road or international flights, ask for the official date.

Then test your own numbers with our property appreciation calculator and work out the full purchase cost with our stamp duty calculator. For wider context, see our Noida property rates and Greater Noida property rates pages.