YEIDA Sector 20 Plot Rates 2026: Big Plots, Pockets and Prices

Our 2026 figure for YEIDA Sector 20 is ₹49,600 per gaj, which puts a standard 300 sq m (359 gaj) plot at about ₹1.78 crore. Its large plots, 500 to 2,000 sq m (598 to 2,392 gaj), were listed this year at ₹3.25 crore to ₹15.1 crore. YEIDA's own allotment rate, the price it charges when it hands out plots by draw, is no different here: one rate covers its whole area.

YEIDA, the Yamuna Expressway Industrial Development Authority, plans and leases out the land along the Yamuna Expressway. It measures plots in square metres (sq m), while buyers often think in gaj, the square yard (sq yd) of everyday Hindi. One sq m equals 1.196 gaj. Each plot is held on a 90-year lease, so you use the land and YEIDA remains its owner.

We build our figures from dated asking prices, so they show what sellers want rather than what deeds record. Sector 20 asked more than Sector 18 in 2024, at ₹60,500 against ₹57,800 per gaj, and less in 2026, at ₹49,600 against ₹51,300. For 300 sq m plots, this year's listings in our research ran from ₹1.6 crore to ₹2.3 crore.

Sector 20 was drawn for space. YEIDA's 2009 scheme gave it lettered pockets, each with one plot size, from 4,000 sq m in Pocket A to 300 sq m in the middle letters. Pockets I and J now count as Sector 18. That leaves 19 pockets, the number YEIDA's website gives, on about 1,485 hectares with 10,981 plots planned.

Pockets	Plot size, sq m	Plot size, gaj	2009 plots of this size
A	4,000	4,784	125
B	2,000	2,392	300
C to E	1,000	1,196	1,250
F to H, K to P	300	359	Not reported by size
Q to U	500	598	Not reported by size

The big-plot counts are YEIDA's, as the Times of India reported them in 2017. By YEIDA data from October 2025, the 2009 scheme put 10,541 plots in Sector 20 and 9,865 in Sector 18. Part of the land lies in Bhatta and Parsaul villages. Farmer protests and court cases there left about 2,100 paid-up allottees without plots for 15 years, Navbharat Times reported. Farmers there agreed in 2024 to release 1,326 of those plots.

A 100 m road separates Sector 20 from Sector 18. Later rounds sold vacant Sector 20 plots too, up to RPS-08/2024. YEIDA's 2026 group-housing scheme also lists one plot here of 25,000 sq m (29,900 gaj), the Daily Jagran reported.

Our ₹49,600 figure follows the 300 sq m plot, the size that changes hands most often. For the bigger sizes, the table sets that figure against what this year's listings asked.

Size, sq m	Size, gaj	At ₹49,600 per gaj	2026 asking prices in our research	Asking, per gaj
300	359	₹1.78 crore	₹1.6 crore to ₹2.3 crore	₹44,600 to ₹64,100
500	598	₹2.97 crore	₹3.25 crore to ₹4.12 crore	₹54,300 to ₹68,900
1,000	1,196	₹5.93 crore	₹6.91 crore to ₹7.1 crore	₹57,800 to ₹59,400
2,000	2,392	₹11.86 crore	₹15.1 crore (one listing)	About ₹63,100
4,000	4,784	₹23.73 crore	No listing found	Not available

The surprise is the price per gaj. Sellers of 500 and 1,000 sq m plots offered no bulk discount; their asks matched or beat the 300 sq m plots. We found only five 500 sq m listings, two at 1,000 sq m and one at 2,000 sq m, so treat those rows as rough.

The 300 sq m pockets sat close together. Plots in L, M and N mostly asked ₹1.6 crore to ₹1.85 crore this year, and one G-pocket plot asked ₹2.07 crore.

Three things set the big plots apart: the size of the cheque, what the rules let you build and the land history of their pockets.

Fewer buyers can write the cheque

Before the airport, big plots were the hardest to sell. A 2020 round left 90 plots of 500 sq m (598 gaj) and above unsold, the Times of India reported. Even in the crowded December 2022 draw, demand per plot thinned as sizes grew:

• 120 sq m (144 gaj): about 130 applicants a plot, 34,106 for 262;
• 500 sq m (598 gaj): about 130 a plot, 649 for 5;
• 1,000 sq m (1,196 gaj): about 98 a plot, 782 for 8;
• 2,000 sq m (2,392 gaj): 38 a plot, 152 for 4.

The rules allow less floor area per sq m

YEIDA's Building Regulations 2010, still on its website, lower the floor area ratio (FAR) as plots grow. FAR is the total floor area you may build divided by the plot area. Every size has a 15 m height cap.

Plot	Ground coverage, up to	FAR	Floor area allowed	Homes allowed
300 sq m (359 gaj)	75%	1.8	540 sq m	Up to 3
500 sq m (598 gaj)	65%	1.8	900 sq m	Up to 3
1,000 sq m (1,196 gaj)	55%	1.5	1,500 sq m	Up to 4
2,000 sq m (2,392 gaj)	45%	1.5	3,000 sq m	Up to 4
4,000 sq m (4,784 gaj)	40%	1	4,000 sq m	Up to 4

So a 1,000 sq m plot has 3.3 times the land of a 300 sq m plot but 2.8 times the floor area (1,500 divided by 540). A 4,000 sq m plot gets about 7.4 times the floor area for 13.3 times the land. These are the 2010 rules. UP has since approved model building regulations for industrial authority areas. YEIDA's board also said in 2025 it would redraw height and FAR norms within 20 km of the airport, so check with its planning department before you design.

The big-plot pockets waited longest

In March 2021, an allottees' association told the Times of India that farmer disputes were still open in Pockets C, D and R to U, the 1,000 and 500 sq m pockets. A Pocket C owner said he couldn't build until a Supreme Court petition was decided. Price a big plot's land record along with its size.

Sector 20 is where the 2009 scheme's troubles showed first and lasted longest. The fight over farmland dragged on, possession dates kept moving, and the extra 64.7% paid to farmers was billed back to plot owners.

The biggest plots went first. In January 2017, YEIDA issued possession letters to 55 allottees in Pockets A and B, the Times of India reported. Twenty held 4,000 sq m (4,784 gaj) plots and 35 held 2,000 sq m (2,392 gaj) plots.

The half-plot offer

That May, YEIDA said it hadn't acquired enough land in Sectors 18 and 20. So it offered owners of 1,000, 2,000 and 4,000 sq m plots a choice: keep half and give the rest back, freeing land for other allottees. YEIDA's chairman told the Times of India the offer was optional. A residents' welfare association protested and warned of fresh litigation. We found no record of how many owners accepted.

Registry, and the long tail

Lease deeds in Sectors 18 and 20 began to be registered only in 2021. By that March about 5,500 were done, the Times of India reported. Pockets A to D of Sector 20 were almost ready, and R to U were still under work. In October 2025, a Sector 20 owner who got his 300 sq m (359 gaj) plot in 2021 told the paper there was still no power or water.

The latest news is better. In September 2026 YEIDA said internal works were nearly complete for 2,800 Sector 20 plots, more than in any other sector it named, Hindustan reported. Lease plans, YEIDA's drawings fixing each plot's boundaries and area, are to follow in two rounds. The court fight over delay interest is told in our full history of YEIDA plot schemes.

Sector 20's price line is bumpier than Sector 18's, because fewer listings carry it.

Year	Our figure, ₹ per gaj	What the figure rests on	Change on the year before
2016	About ₹8,900	An estimate from sellers' premiums over YEIDA's dues	Not available
2018	₹10,400	One 500 sq m (598 gaj) plot, registered, with possession	up 19.5% on the 2017 estimate
2019	₹8,900	300 sq m (359 gaj) plots, most not yet registered	down 14.4%
2021	₹14,900	300 sq m (359 gaj) listings	up 30.7%
2024	₹60,500	300 sq m (359 gaj) listings	up 59.6%
2026	₹49,600	300 sq m (359 gaj) listings, January to October	down 13.9%

The 2018 to 2019 dip is the useful lesson. A registered 500 sq m plot with possession asked more per gaj than unregistered 300 sq m plots did a year later. Paperwork moved the price more than size did. Our 2017 figure, about ₹8,700, is an estimate like 2016's.

From 2021 the climb was fast: ₹28,600 in 2022, ₹37,900 in 2023 and a peak of ₹60,500 in 2024, above Sector 18. Then Sector 20 gave back more, easing to ₹57,600 in 2025 and ₹49,600 in 2026, about 18% under the peak. Over those two years YEIDA's area-wide rate rose 35.1% and then 3.6%.

The chart compares our 2026 figures per gaj across YEIDA sectors; Sectors 18 and 20 sit at the low end.

On a big plot, percentages turn into large sums. UP's stamp duty is 7% and the registration fee 1%, charged on the deal value or the circle rate value if higher. The circle rate is the district's minimum value for land; we don't hold Sector 20's, so ask the sub-registrar. Women buyers get 1% off the duty, up to a cap we don't state.

Take a 1,000 sq m (1,196 gaj) plot listed at ₹7 crore. Duty at 7% is ₹49 lakh and the fee ₹7 lakh, so you'd need about ₹7.56 crore before YEIDA's own charges.

YEIDA's side has three parts:

• Transfer charges. This is YEIDA's fee for moving the lease into your name. Its 2026 brochure says the chief executive must approve a transfer in writing, effective only once the fee is paid. We don't hold the fee for 2009 plots, so ask YEIDA.
• The compensation charge. In March 2025, YEIDA let about 8,000 owners pay the extra 64.7% farmer compensation in four instalments, the Times of India reported. Check that the seller has paid every one.
• The building deadline. YEIDA gave lease-deed holders until 31 December 2026 to start building without a fee. On a 1,000 sq m plot, even a shell house built to meet that deadline costs real money.

1. The pocket's land record. Ask YEIDA whether the pocket had a court case or farmer dispute, and whether it's settled. C, D and R to U had open issues in 2021.
2. The size on every paper. The allotment letter, lease plan and lease deed should show the same area. A big plot may have been halved under the 2017 offer. YEIDA's 2026 terms also bill any extra area in the lease plan at the rate then current.
3. Possession and lease deed. Get the possession letter and the registered lease deed, and note the deed's date for the building deadline.
4. Dues in writing. A YEIDA no-dues letter should cover the premium, interest, compensation instalments and lease rent.
5. What you can build. Check FAR, coverage and height with YEIDA's planning department. In July 2025 the airport told anyone building within 20 km to go first to the local body. That body checks heights against the Airports Authority of India's zoning map. We don't hold Sector 20's distance from the airport, so ask whether a height clearance applies.
6. Services. Walk the pocket and see the road, drain, water and power for yourself.

Our stamp duty calculator works out the duty on any price. For the smaller-plot sector across the road, read our guide to Sector 18 Yamuna Expressway authority plot rates. Size guides cover 500 gaj (418.1 sq m) and 300 gaj (250.8 sq m) YEIDA plots. Our YEIDA plot scheme 2027 page tracks the next draw, and Greater Noida property rates give the wider market. This is information, not investment advice.