Once you hold a YEIDA residential plot, the next question is how much house you can put on it. The answer is set by YEIDA’s own building regulations, not by what a neighbour has built or what a contractor promises. This guide reads the YEIDA Building Regulations, 2010 and sets out the ground coverage, floor area ratio (FAR), height, setbacks, number of dwelling units, and the basement and stilt rules for an individual residential plot, with the minimum you must build to get an occupancy certificate. The approval process itself (the BPMS portal, the architect, the fees) is in our guide to what happens after a YEIDA plot allotment.
Key facts at a glance
- Ground coverage and FAR fall as the plot grows. Up to 300 sq m you get 75% ground coverage and an FAR of 1.80; larger plots step down to 40% coverage and an FAR of 1.00.
- Height is capped at 15 metres for an individual residential plot, counted from the top of the drain to the top of the building, with no exemption.
- Dwelling units are limited: two up to 100 sq m, three above 100 and up to 500 sq m, four above 500 sq m, plus a servant quarter counted as half a unit.
- One basement equal to the ground coverage is allowed for parking, services or storage and is not counted in FAR. Stilt parking up to 2.4 m is free of FAR on plots of 112 sq m and above.
- You cannot sub-divide a residential plot or the building on it, and you cannot occupy the house before the occupancy certificate.
Ground coverage, FAR and height by plot size
Table No. 1 of the 2010 Regulations sets the limits for residential plots (other than flatted group housing). These are the common bands:
| Plot size | Max ground coverage | Max FAR | Max height | Front setback |
|---|---|---|---|---|
| Up to 53.3 sq m | 75% | 1.80 | 15 m | 1.5 m |
| Above 53.3 up to 75 sq m | 75% | 1.80 | 15 m | 1.5 m |
| Above 75 up to 125 sq m | 75% | 1.80 | 15 m | 2.0 m |
| Above 125 up to 200 sq m | 75% | 1.80 | 15 m | 3.0 m |
| Above 200 up to 300 sq m | 75% | 1.80 | 15 m | 3.25 m |
| Above 300 up to 400 sq m | 65% | 1.80 | 15 m | 4.0 m |
| Above 400 up to 500 sq m | 65% | 1.80 | 15 m | 4.5 m |
Above 500 sq m the limits keep stepping down: ground coverage falls through 60%, 55%, 50% and 45% to 40% for the largest plots, and FAR drops to 1.50 and then 1.00, with larger front setbacks (5 m, 6 m, 7 m and more). The full 16-band table is in the regulations. A worked example: on a 200 sq m plot at 75% coverage you can build on up to 150 sq m of the ground, and at an FAR of 1.80 the total built-up area across floors can reach about 360 sq m.
Setbacks are not one fixed number. The table gives the front setback, but the regulations say the specific setbacks follow the sector’s zonal or layout plan and the setback rules that applied when the sector was first allotted. Side and rear setbacks come from that envelope plan, and they grow with plot size. If the permissible coverage cannot be achieved within the setbacks, the regulations let you follow the setbacks of the preceding (smaller) category. Confirm your plot’s setbacks against YEIDA’s layout plan for your sector before you design.
How many dwelling units and floors
- Dwelling units. Up to a 100 sq m plot, two dwelling units and a servant quarter. Above 100 and up to 500 sq m, a maximum of three. Above 500 sq m, a maximum of four. A servant quarter counts as half a dwelling unit, and density is worked out at 4.5 persons per dwelling unit.
- No sub-division. You cannot sub-divide an individual residential plot or the building on it.
- Floors follow FAR and height, not a fixed number. With a 15 m height limit and the FAR above, a plot typically supports stilt plus three or four floors, depending on floor heights and the FAR you use.
Basement, stilt and what counts in FAR
- Basement. One basement, up to the ground-coverage area, is allowed for parking, services and storage, and is not counted in FAR. It must stay within the building envelope, can go up to 2.0 m from the adjacent plot with a structural stability certificate, and its floor-to-ceiling height can be up to 4.5 m.
- Stilt parking. Stilt up to 2.4 m to the bottom of the beam is free of FAR on plots of 112 sq m and above. Where there is no stilt, parking can go in the setbacks.
- Counted in FAR: mezzanine, a pergola closed on three or more sides, and the part of a balcony wider than 1.5 m (a quarter of its area).
- Not counted in FAR: the single basement, the stilt, a loft up to 1.5 m, a chajja or cantilever projection of 0.75 m, a canopy, balconies up to 1.5 m, a cupboard up to 0.6 m, the staircase, lift and mumty, and bay windows.
- Projections beyond the setback are limited: a 0.75 m chajja at lintel or roof level, an underground water tank flush with the ground, a 1.5 m by 1.5 m guard porta-cabin on plots of 200 sq m and above (with approval), canopies, open plinth steps, and a balcony up to 1.5 m (1.0 m where the setback is under 3 m). A balcony cannot be enclosed.
The minimum you must build
You cannot leave the plot empty or part-built indefinitely. Under the RPS10/2026 brochure you must build and obtain the occupancy certificate within three years of the lease deed, with extension charges after that; see our guide to the clauses in a YEIDA lease deed. To qualify for the occupancy certificate, the 2010 Regulations require at least 40 sq m or 50% of the permissible ground coverage, whichever is more, with:
- a functional toilet or bathroom and a kitchen, with plumbing and fittings in at least one toilet and the kitchen;
- flooring and electrical wiring (fittings are not mandatory);
- a mandatory boundary wall, a number plate, and a lockable house (external doors and windows fitted);
- trees as required, and no violation of the building, zonal or master plan rules.
Occupancy certificate first. No building may be occupied, in whole or part, until YEIDA issues the occupancy certificate. If YEIDA neither issues it nor raises objections within 90 days of your application, you may send an intimation and occupy. Unauthorised construction can be demolished, sealed or prosecuted, so do not build beyond the sanctioned plan; the lease deed’s own re-entry clauses are in the lease deed guide.
The airport height zone
Height near Noida International Airport is a separate constraint on top of the 15 m plot limit. Group housing buildings above 30 m need Airport Authority clearance under the 2010 Regulations, and YEIDA decided in 2025 to apply AAI height restrictions within 20 km of the airport. If your plot is in that zone, an AAI height NOC may be needed; see our guide to the AAI height NOC near Noida airport.
Group housing, for comparison
Flatted group housing is governed by different limits: a minimum plot of 2,000 sq m, ground coverage of 35% (40% above 40,000 sq m), an FAR of 3.0, and no fixed height limit, except that buildings above 30 m need Airport Authority clearance. That is why group housing towers are tall while an individual plot is capped at 15 m. How a flat in such a project is held is covered in our guide to buying a flat in a YEIDA group housing project.
Common questions
Under the 2010 Regulations, 1.80 for plots up to 500 sq m, stepping down to 1.50 and then 1.00 for larger plots. FAR is the total built-up area across floors as a multiple of the plot area.
Up to 15 metres on an individual residential plot, measured from the top of the drain to the top of the building. Near the airport, height may be further limited and an AAI NOC may be needed.
Two dwelling units up to 100 sq m, three up to 500 sq m, and four above 500 sq m, plus a servant quarter counted as half a unit. You cannot sub-divide the plot.
Yes. One basement equal to the ground coverage, for parking, services or storage, not counted in FAR; and stilt parking up to 2.4 m, free of FAR, on plots of 112 sq m and above.
At least 40 sq m or 50% of the permissible ground coverage, whichever is more, with a functional toilet and kitchen, flooring, wiring, a boundary wall, a number plate and a lockable house, and no rule violations.
Please verify before you commit. These figures are from the YEIDA Building Regulations, 2010; YEIDA may have revised them, and the setbacks that apply to your plot depend on your sector’s zonal or layout plan and the rules at the time of its allotment. Confirm the current regulations and your sector’s plan with YEIDA or your architect before designing. This is general information, not professional advice.
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