Unitech Encroachment Order: What It Means for Buyers in Noida Sectors 96, 97 and 98

What happened?

Hindustan Times reported that the Supreme Court, in an order dated October 14, directed the police commissioner, the Noida Authority CEO and the Gautam Buddh Nagar district magistrate to act quickly against occupation of plots allotted to Unitech in Sectors 96, 97 and 98. The bench of Justices JB Pardiwala and KV Viswanathan was reported to be worried that the longer people stay on the land, the harder removal becomes.

According to the newspaper, the board appointed by the Centre to run Unitech's stalled projects told the court that a whole village, Maya Nagar, sits on part of this land and that the occupation is holding up construction. The board is preparing a list of affected properties, which the court asked it to hand to the Noida CEO and the police commissioner.

Hindustan Times also reported that the three officials must file a compliance report by November 17, the next hearing date. The projects concerned are Amber, Burgundy and Willows, which together serve 5,586 homebuyers. Around 638 buyers in Amber and Burgundy are still waiting for possession. Noida approved revised building plans for those two projects in 2024 and has cleared plans for Willows, which proposes 397 bungalow plots.

Which sectors are affected?

• Noida Sector 96
• Noida Sector 97
• Noida Sector 98
• Unitech Amber
• Unitech Burgundy
• Unitech Willows

Potential impact

The order addresses a practical blocker: plans are approved, but the board says occupied land is stopping work from starting. If the land is actually cleared, construction can begin and buyers waiting for possession get a clearer path. That could improve confidence in resale values for these three projects, though any price effect would depend on real progress on site, not on the order alone.

There are limits to what can be assumed. A court direction is not the same as cleared land, and removing an entire settlement may meet resistance, legal challenges or delays. The wider Unitech case also still involves funding gaps and criminal cases against the former promoters. For context, our data puts the Noida city average at ₹11,200 per sq ft, but that figure is not specific to these sectors and says nothing about how Unitech units will trade.