Noida Circle Rates Report, Q3 2026: the 2019 List, the 2025 Draft and the Authority Rate

Summary

Noida’s circle rates are set by the District Magistrate of Gautam Buddh Nagar in a valuation list for the Noida sub-registrar offices. Stamp duty is charged on the list value whenever the price in the deed is lower. The list in force today took effect on 8 August 2019. In more than seven years it has not been revised: every rate line we read is the same in each financial year from FY2024-25 to FY2026-27.

The district did try. A draft list published on 27 March 2025 proposed a median rise of 33% for residential plots, 43% for group-housing plots, 20% for flats and 10% for commercial land. Objections closed on 5 April 2025, but the draft was never notified.

Meanwhile, the Noida Authority raised its own land rate on 12 August 2024. For residential plots it is now a median 21% above the 2019 list, and stamp duty is reported to be charged on whichever is higher. This report shows how the list is built, where each sector sits against the median sector, what the draft would have changed and how far the authority rate is above the list. It prints no rupee rates, which the district lets others reproduce only with permission, and it does not forecast anything.

What a circle rate is in Noida, and how stamp duty uses it

A circle rate is the lowest value the government accepts for a property when its sale is registered. In Uttar Pradesh the District Magistrate fixes it in a valuation list (mulyankan suchi) for each sub-registrar office. Noida’s list covers the offices of Sub-Registrar Noida I, II and III: the Noida Authority’s sectors, Phase 2, the Noida Special Economic Zone, the old urban villages and the road segments through them.

Stamp duty is charged on the higher of two values: the price in the deed, or the value worked out from the list. In Uttar Pradesh that duty is 7% for most buyers, plus a 1% registration fee, and women buyers get a 1% rebate up to a value cap. Our stamp duty calculator does the sum.

Greater Noida, Greater Noida West and the Yamuna Expressway area are priced in other lists, so they are not in this report. A circle rate is a government valuation, not a market price. For asking prices, see our Noida property rates page.

No revision since 2019: the evidence

The list in force took effect on 8 August 2019. All 3,070 rate lines we read carry exactly the same value in FY2024-25, FY2025-26 and FY2026-27. That covers 177 sectors and every property type we read, from residential plots to shops in commercial complexes.

The documents tell the same story. On 28 October 2026, the Rate List section of the district website held the four 2019 lists, a 2021 proposal and five 2025 documents, and all five 2025 documents are titled as proposed. Hindustan Times reported in October 2024 that officials put the last revision in August 2019. In April 2025 Amar Ujala reported that new rates could apply within a week once the District Magistrate signed them, but we found no order or later report that they did. The Tribune reported in October 2026 that the district still uses the 2019 schedule.

So for more than seven years the official floor for stamp duty in Noida has stayed where it was.

How the 2019 list is built

The list gives a few values for each sector, and fixed rules for the rest.

• Residential plots have a basic rate for roads up to 12 m wide. Wider roads add a loading: 5% for over 12 m to 18 m, 10% for over 18 m to 24 m and 15% for over 24 m, rounded up to the next 50. 179 of 180 sector rows follow the rule exactly. Corner and park-facing plots add 5% each.
• Group-housing plots have their own rate in 66 sectors, a median 45% above the residential rate. Elsewhere the list’s instructions value them at 1.5 times the sector’s residential rate.
• Flats are valued per square metre of super area, in 105 sectors. The instructions take 2% off for each floor above the third, up to 20%.
• Commercial land has four plot-size bands. Plots up to 100 sq m are a median 22% above the 100 to 1,000 sq m band; plots of 1,000 to 10,000 sq m are 34% below it, and plots over 10,000 sq m 39% below.
• Shops, offices and godowns in commercial complexes are valued per square metre of carpet area. Offices are a median 22% below shops in the same sector, godowns 24% below, and shops in non-commercial plots 29% below.

The 41 urban villages are valued separately, for non-agricultural land near a residential area. Their median is an index of 25 against the median sector.

Sector by sector: five tiers for residential plots

The list does not price each sector separately. It puts the 177 sectors on five levels for residential plots. As an index to the median sector (= 100), the tiers are 197 (20 sectors), 137 (41), 100 (58), 84 (34) and 76 (24).

The top tier, at 197, holds Sectors 14, 14A, 15A, 16, 16A, 16B, 17, 18, 30, 35, 36, 38, 38A, 39, 44, 50, 51, 52, 94 and 124. The bottom tier, at 76, holds Sectors 66, 102, 115, 138, 139, 140, 140A, 141, 145, 146, 147, 148, 149, 150, 158, 159, 160, 161, 162, 163, 164, 165, 166 and 167. A plot in the top tier is valued 2.6 times a plot of the same size in the bottom tier.

Flats sit on five tiers, from 64 to 110. Flat values spread less than plot values: the top flat tier is 1.7 times the bottom one, against 2.6 times for plots. The tables below list every sector by tier. Because the list has not changed since 2019, sectors that have grown since then still sit where the 2019 list put them.

The 2025 draft that was never notified

On 27 March 2025 the district published a proposed list and invited objections until 5 April 2025. Measured line by line against the list in force, it proposed:

• residential plots: a median 33% in the 94 sectors it prices, against the 2019 rate for roads up to 12 m (32% to 92%). The draft’s basic rate covers roads under 18 m, so against the 2019 rate for roads of 12 m to 18 m the median rise is 27%;
• group-housing plots: 43% where the 2019 list has a rate (29% to 114%);
• flats: 20%;
• commercial land and shops, offices and godowns in sectors: 10%;
• residential land in the urban villages: 23% (20% to 33%), and road-segment land 15%.

The draft also sorts sectors into six categories, A+ to E, and proposes extra charges on land of 5% in sectors near metro stations, 7.5% along the Expressway and 12.5% in sectors near both. It names 96 sectors in its residential categories; 83 sectors with a 2019 rate are not in them. None of this is in force.

The Noida Authority rate and the circle rate

Most land in Noida is leased by the Noida Authority, which sets its own allotment rate for plots. The 2025 draft quotes the authority’s revised rate of 12 August 2024 as the current rate for residential and group-housing plots. That rate is a median 21% above the 2019 list for residential plots in the sectors the draft names (roads up to 12 m), and 30% above it for group-housing plots. In category A+, which covers Sectors 14A, 15A and 44 (Blocks A and B), the gap is 69%; in categories A to E it is 20% to 21%.

Why it matters: Hindustan Times reported in October 2024 that stamp duty in Noida is charged on the circle rate or the authority’s allotment rate, whichever is higher, and the 2025 draft writes that rule into its instructions. So for an authority-allotted plot, the minimum value for stamp duty may in practice be the authority rate, not the 2019 list. In all 94 sectors the draft names that also have a 2019 rate, the authority rate is above the list. The authority rates the draft quotes cover residential and group-housing plots only; flats and commercial property have no such figure in it.

The draft would have gone further again: its residential rates are a median 10% above the authority rate. For Noida’s own allotment rates over five years, see our Noida Infrastructure Impact Report.

How to read this report, and where to find the official rates

Every figure here is an index, a percentage or a count that we worked out from the official list. We do not print the rupee rates: the Gautam Buddh Nagar district website allows its documents to be reproduced only after permission by email, and until that permission is granted we publish derived figures only. An index of 137 means the sector’s rate is 37% above the median sector’s.

To find the rupee rate for a property, open the valuation list for SRO Noida in the Rate List section of the district website (gbnagar.nic.in), or search the IGRS Uttar Pradesh portal (igrsup.gov.in). Find the sector or village, then the column for the property type and road width. The sub-registrar’s office can confirm the value for a deed.

What is not covered: Greater Noida, Greater Noida West and YEIDA sectors (other lists), industrial and institutional rates, agricultural land, and the list’s values for trees, borewells and parking. Sector 103 has a row with no rates. Nothing here is a forecast or advice to buy or sell.

Methodology

Data. The valuation list for the offices of Sub-Registrar Noida I, II and III, District Gautam Buddh Nagar (District Magistrate’s letter of 6 August 2019, in force from 8 August 2019), read for FY2024-25 to FY2026-27; the proposed list of 27 March 2025, including the Noida Authority rates of 12 August 2024 it quotes as the current rate; and the district website’s Rate List section, checked on 28 October 2026 (dataset version 1.0). The lists are scanned images: every value was read from the page images and cross-checked against the rules printed in the list and the current-value columns of the 2025 draft.

Definitions. A rate line is one value for one place (a sector, Phase 2, the NSEZ, an urban village or a road segment), property type and band. Residential tiers use the basic rate for roads up to 12 m. The draft’s categories (A+ to E) are its own groupings of sectors.

Calculations. An index is a sector’s value divided by the median sector’s value, times 100. A loading or gap is one value divided by another for the same sector, minus one; medians are across sectors. A proposed change is the draft value divided by the value in force, line by line. Nothing is estimated.

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