Buying Agricultural Land in Bulandshahr District on the Yamuna Expressway Belt: Khurja, Sikandrabad, YEIDA Villages and the Ganga Link Expressway

Bulandshahr has fewer YEIDA villages than most districts on the belt, but its part of the belt is changing: YEIDA’s area here was reported extended in 2023, and the state has approved a link expressway from Gautam Buddh Nagar to the Ganga Expressway through the district. This guide sets out what a farmland buyer should know, from official records and dated reports.

Where the YEIDA villages are

Bulandshahr has seven tehsils: Bulandshahr (Sadar), Sikandrabad, Syana, Anoopshahr, Debai, Shikarpur and Khurja, according to the district website. YEIDA’s notified villages are in two of them:

Almost all of these were notified on 12 November 2007, with one more in 2010. YEIDA’s overview gives 40 villages over 13,014 hectares. In February 2023 the state was reported to have added 55 more villages from the Khurja and Sikandrabad areas to YEIDA’s territory, so the current total depends on which list you read. Treat the notification and the khatauni as the authority for any specific village, and see the notified village list.

What YEIDA is doing in Bulandshahr

• October 2024: YEIDA was reported to be preparing to acquire land in Gautam Buddh Nagar and Bulandshahr for 13 new industrial sectors, mainly warehousing and logistics, and a freight corridor with a parallel road.
• June 2025: a YEIDA committee proposed buying land in 55 Bulandshahr villages at ₹3,800 per sq m with a 7% residential plot, or ₹4,300 per sq m without, subject to board approval. The stated aims included a warehousing and logistics hub and stopping unauthorised projects.
• 17 August 2026: YEIDA’s board raised its consent purchase rate for Phase 1 areas of Gautam Buddh Nagar and Bulandshahr by 6% to ₹4,558 per sq m, or ₹4,037 per sq m plus a 7% abadi plot.

Which rate applies where is not clear. The sources do not say which Bulandshahr villages count as “Phase 1 areas”, and we found no report of actual YEIDA purchases or sectors in Bulandshahr villages in 2025 or 2026. If you are buying in one of the added villages, ask YEIDA whether the land is planned for purchase. See land acquisition and compensation and the 7% abadi plot explained.

The Jewar to Ganga link expressway

On 4 August 2026 the state Cabinet approved a link expressway from Bhaipur Brahman in Gautam Buddh Nagar to near Bahapur in Bulandshahr, on the Ganga Expressway, at a cost of ₹8,585.51 crore. UPEIDA is acquiring the land, at rates set by the district administration.

• In March 2026, 39 villages in five Bulandshahr tehsils were reported affected, about 677 hectares and about 8,700 farmers. The Khurja villages named include Amanullapur urf Marhara, Inayatpur urf Madhupura, Kapna, Bhagwanpur, Bighepur, Bhadaura, Vartauli, Dinaul and Dharaun.
• When circle rates were revised in August 2025, villages on the route were left out of the increase. In May 2026 the District Magistrate ordered rates re-fixed for land acquired for the expressway.
• By 1 July 2026 only about 70 of 677.80 hectares had been acquired, according to the ADM.

Reported village counts for the route range from 39 to 56, and an earlier cost of ₹1,734 crore was reported in December 2025. Some names on the route resemble villages on YEIDA’s list (Kapna, Inayatpur), but we could not confirm they are the same villages. If a parcel is in a route village, ask the tehsil whether its khasra is being acquired.

Colony demolitions

In September 2025 YEIDA was reported to have demolished three colonies in Jhajhar and Kakod, freeing about 250 bigha of notified land, and warned the public about fake colonisers. YEIDA’s schedule lists both villages under Sikandrabad tehsil. Inside the notified area, construction needs YEIDA’s approval, and agricultural land is not buildable by default. See farmland and farmhouse rules and how to avoid land fraud.

Registering a deed in Bulandshahr

The national land-records portal lists eight sub-registrar offices for the district: Anupshahar, Debai, Khurja, Sadar First, Sadar Second, Shikarpur, Siana and Sikandrabad. Register at the office covering the land; confirm which one on igrsup.gov.in.

Circle rates were raised by 2 to 20%, with deeds at the new rates from 19 August 2025. It was the first rise since 2022, 65 villages got only 2%, and no separate figure for farmland was reported. Check the current rate for your village on igrsup.gov.in, and see our guides to circle rates and stamp duty and registry.

Farming in Bulandshahr

Bulandshahr lies in Uttar Pradesh’s western plain agro-climatic zone, according to its 2012 agricultural contingency plan. Its soils are mostly loamy sand, with sandy loam, and its crops include wheat, rice, maize, sugarcane, mustard, barley and potato. The same plan rated groundwater over-exploited in 8 of the district’s 16 blocks, so ask about the borewell and water table before buying land to farm. Under the state’s One District One Product scheme, Bulandshahr’s product is ceramic products.

Before you buy in Bulandshahr

1. Confirm the village, and its tehsil, against YEIDA’s notification and the khatauni.
2. Check the khatauni, land category and every co-sharer on UP Bhulekh: see checking khatauni and land categories.
3. Ask the tehsil whether the khasra is on the Ganga link expressway route or planned for YEIDA purchase.
4. Do not buy a “plot” in an unapproved colony; check for YEIDA approval in writing.
5. Get a 12-year encumbrance search and certified copies of earlier deeds: see registry search.

Common questions

Please verify before you commit. Acquisition, rates and village lists change. This is general information, not legal advice; check the position for your specific khasra with the tehsil, YEIDA and an advocate.

Looking for farmland in Bulandshahr? Browse Bulandshahr villages or talk to our team.