Noida Infrastructure Impact Report — Q3 2026

Summary

Gautam Buddh Nagar has three development authorities: Noida, Greater Noida and the Yamuna Expressway Industrial Development Authority (YEIDA), whose area holds the new Noida International Airport at Jewar. Each one sets the price at which it allots land. Those allotment rates are the official valuation we can measure here, because the district has not published a final circle-rate list since 2019.

The three authorities moved very differently. YEIDA’s residential plot rate rose 96% from FY2022-23 to FY2026-27, with the biggest step in 2025-26, the year the airport opened. Noida raised most of its rates 6% a year. Greater Noida raised every zone by the same steps, but moved some Greater Noida West sectors into its dearest zone, and those rose 77%. Noida also charges extra for location: 5% near metro stations and 7.5% along the Expressway.

New RERA projects in the district rose 84% after 2023. Allotment rates are prices set by a board, not market prices, and none of this is a forecast.

What this report measures

In Noida, Greater Noida and along the Yamuna Expressway, development authorities allot most land on lease. Each authority’s board sets an allotment rate every year, by land use and by zone or category of sector. That rate is the price the authority charges for a plot, and it is the official valuation we can follow here. The district has not published a final circle-rate list since 2019, only proposals.

This report uses five official records:

• Allotment rates of the Noida Authority, the Greater Noida Authority and YEIDA, shown as an index and as percentage changes, not in rupees.
• Location loadings: the extra percentage Noida charges for sectors near metro stations or along the Expressway.
• New project supply from UP RERA’s registered-project lists for Gautam Buddh Nagar.
• House-price figures NHB prints for Noida and Greater Noida in its national RESIDEX releases.
• Official timelines of 10 projects in the district, from the airport to the Aqua Line.

For the same records across India, see the India Infrastructure Impact Report.

Yamuna Expressway: YEIDA’s rates around the airport

YEIDA is the authority for the area along the Yamuna Expressway, where Noida International Airport stands. Construction of the airport began on 25 November 2021. It was inaugurated on 28 March 2026, 4.3 years later, and scheduled flights began on 15 June 2026, after 3 official delays or revised target dates.

YEIDA’s residential plot rate rose 96% from FY2022-23 to FY2026-27. Most of that came in two steps: 40% by 2024-25, and 35% in 2025-26, the financial year that ended with the airport’s inauguration. In 2026-27 it rose 3.6%. The group-housing rate rose 62% in 2025-26 alone.

Two cautions. YEIDA sets one rate per land use for its whole area, so these rates say nothing about whether plots near the airport are valued more than plots farther away. And outside 2024-25, the values are the rates YEIDA set for its plot schemes; we found no rate order for 2023-24, so that year is a gap.

Greater Noida: the same rise everywhere, except where zones moved

Greater Noida groups its sectors into four zones, A (dearest) to D, and raises every zone by a board-approved percentage each year. For residential plots the steps were 15%, 5.3%, 5% and 3.6%, so zones A to C rose 32% from FY2022-23 to FY2026-27 and zone D 20%.

The bigger changes came when sectors changed zone. In FY2024-25, Greater Noida moved Sectors 1, 4, 12, 16 and 16C, in Greater Noida West, from zone D to zone A. Their residential rate rose 56% that year. Over five years it rose 77%, against 32% for sectors that were always in zone A and 20% for the sectors left in zone D. All residential moves: Sectors 1, 4, 12, 16 and 16C (zone D → A, 77%), Sectors 2 and 3 (zone B → A, 43%) and Mu-1, Mu-2, Sigma-1, Zeta-1 and Zeta-2 (zone C → B, 40%).

Group-housing plots followed the same pattern: Sectors 1, 2, 3, 4, 12, 16, 16B and 16C (zone D → A, 69%), Sector 10 (zone D → C → A, 69%), Zeta-1 (zone C → A, 48%) and Mu, Mu-1, Mu-2, Sigma-1 and Zeta-2 (zone C → B, 38%). The Aqua Line extension to Knowledge Park V, which would serve Greater Noida West, was approved on 3 December 2019 and again on 29 November 2024 but has not started, so the zone moves cannot be credited to a running metro line.

Noida: steady rises, and a price on location

Noida Authority prices residential plots in six categories, A+ to E. From FY2023-24 to FY2025-26 it raised categories A to E by 6% a year, 12.4% in all. Group-housing and industrial rates rose the same. It held category A+ unchanged (0%) and left its commercial rates unchanged in 2025-26.

Noida also prices location directly. Its FY2024-25 rate order adds 5% to the land rate in 44 sectors near metro stations, and 7.5% in 38 sectors on either side of the Noida–Greater Noida Expressway. Sectors 94, 136, 142, 143B, 144, 145, 146, 148 and 168 are on both lists. The loadings are the authority’s own statement that it values metro and Expressway access; the full sector lists are in the table below.

The three authorities in 2025-26

Set side by side, the rises of 2025-26 show how differently the three boards price land. YEIDA’s group-housing rate rose 62% and its residential rate 35%. Noida raised most rates 6%, and Greater Noida 5.0%. The chart compares percentage changes, not price levels: the three authorities start from different rates.

New projects in Gautam Buddh Nagar

UP RERA’s lists show new projects in the district falling from 35 in 2021 to 28 and 29 in 2022 and 2023, then rising to 51 in 2024 and 62 in 2025. Residential projects followed the same path, from 16 a year in 2021–2023 to 27 in 2024–2025.

The rise lines up with the airport’s last years of construction, but registrations count projects, not homes, and the district has other drivers too. Most UP RERA records do not name a sector, so we cannot say which part of the district the new projects are in.

NHB’s national releases add a market view. NHB named Greater Noida among the fastest-rising cities on the previous quarter in Q4 2024 (4th, 6.1%), Q2 2025 (2nd, 4.4%), Q3 2025 (1st, 5.3%) and Q4 2025 (2nd, 4.4%), and Noida in Q1 2025 (4th, 7.0%) and Q2 2025 (3rd, 4.1%). NHB prints those figures only when a city is among the fastest risers, so other quarters have no public figure.

Infrastructure in Gautam Buddh Nagar

Of the 10 projects we follow, 4 are open: the airport, the Yamuna Expressway (opened 9 August 2012), the Aqua Line between Noida Sector 51 and Greater Noida (opened 26 January 2019) and the industrial township in Greater Noida.

Three Aqua Line extensions are approved or proposed but not under construction: Sector 142 to Botanical Garden (latest approval 13 February 2026), Depot to Boraki (latest approval 26 May 2025) and Sector 51 to Knowledge Park V. The Delhi–Mumbai Expressway link to the airport was first approved on 1 August 2022. Approval is not construction: treat any project without a construction start as a plan.

How to use this report

Allotment rates are what an authority charges for land it allots. Resale homes and builder flats trade at market prices, which can be far above or below them. A rise in an allotment rate is a board decision about the authority’s own land. In Noida, the district’s 2025 circle-rate proposal states that the authority’s allotment rates are the circle rates in force in its sectors.

Before buying near any of these projects, check the project’s own RERA registration and the official status of the infrastructure it advertises. Then compare current prices on our pages for Noida, Greater Noida and the Yamuna Expressway. This report does not forecast prices or recommend buying or selling any property.

Methodology

Data. Land allotment rates from the rate orders of the Noida Authority (2024-25 and 2025-26, with 2023-24 rates as printed in the 2024-25 order), the Greater Noida Authority (2022-23 to 2026-27) and YEIDA (2024-25 rate order; plot scheme rates for 2022-23, 2025-26 and 2026-27), shown as an index with each line’s first year at 100 and as percentage changes (dataset version 1.0). The rupee rates are published in the authorities’ own documents. Every value was read from the scanned orders twice, independently, and compared. UP RERA registrations for Gautam Buddh Nagar (dataset version 1.0), NHB RESIDEX national press releases (dataset version 1.0) and infrastructure milestones from official releases (dataset version 1.0).

Definitions. A zone or category is the group of sectors an authority prices at one rate. Greater Noida redraws its zones, so we also follow each sector through the zone that priced it each year. Greater Noida West (also called Noida Extension) here means the Greater Noida Authority’s numbered sectors 1, 2, 3, 4, 10, 12, 16, 16B and 16C. YEIDA prices its whole area at one rate per land use.

Calculations. A change is the later rate divided by the earlier, minus one. Where an authority prices several zones, a median is across zones. Registration counts are complete calendar years. Nothing is estimated, interpolated or carried forward; a year without an official rate stays a gap.

How we collect, check and publish research data: Property Nivesh research methodology.