Buying Agricultural Land in Jewar and Gautam Buddh Nagar on the Yamuna Expressway: YEIDA Villages, Airport Land, Circle Rates and the 10 km Rules

Gautam Buddh Nagar is the district of Noida International Airport, which was inaugurated on 28 March 2026 and has flown commercial passengers since 15 June 2026. Most of its YEIDA villages are in Jewar tehsil, and farmland there comes with airport-related rules as well as YEIDA’s. This guide sets out what a buyer should know, from official records and dated reports.

Where the YEIDA villages are

Gautam Buddh Nagar has three tehsils: Sadar, Dadri and Jewar, according to the district website, which lists 423 villages in all. YEIDA’s notified villages in the district fall in Jewar and Sadar:

That is 144 villages in the schedules, against 131 in YEIDA’s overview, and YEIDA’s own lists sometimes disagree on the tehsil: Dhanpura is under Sadar in the English schedule and under Jewar in the Hindi summary. The villages were notified mainly in 2001 and 2007, with a few more in 2008 and 2010. Treat the notification and the khatauni as the authority for any specific village, and see the notified village list.

Airport land: the phases

The airport’s land has been taken in stages, and farmland in the villages around it may still be acquired. As reported:

• Phase 1: about 1,334 hectares, from Kishorpur, Dayanatpur, Banwaribas, Ranhera, Rohi and Parohi. Displaced families were resettled at a township at Jewar Bangar under the 2013 land acquisition law. Phase 1 is designed for 12 million passengers a year.
• Phase 2: land from Ranhera, Kureb, Karauli Bangar, Dayanatpur, Veerampur and Mudharh was handed to YEIDA in December 2024 (reported as 1,181 hectares).
• Phase 3: in December 2024 the Chief Minister raised the compensation rate from ₹3,100 to ₹4,300 per sq m. A Section 19 notice reported in October 2025 covered 1,857.77 hectares in 14 villages, including Thora, Neemka Shahjahanpur, Khwajpur, Ramner, Jewar Bangar and Rohi.

The figures do not agree. Phase 2 has been reported as 1,310, 1,181 and 1,365 hectares, and Phase 3 as 2,053 or 1,857.77 hectares; one October 2025 report gives a rate of 1,550 per sq m for Phase 3 where others give ₹4,300. If a parcel is in one of these villages, ask the tehsil and YEIDA whether its khasra is notified for acquisition before paying anything. See our guide to land acquisition and compensation.

YEIDA’s purchase rate and farmers’ demands

Outside formal acquisition, YEIDA also buys land from farmers by consent. On 17 August 2026 its board raised the rate by 6% to ₹4,558 per sq m, or ₹4,037 per sq m plus a 7% abadi plot, for Phase 1 areas of Gautam Buddh Nagar and Bulandshahr. On 14 September 2026 farmers at a mahapanchayat at YEIDA’s gate demanded 34% additional compensation. See the 7% abadi plot explained.

Construction rules around the airport

• Within 10 km, no construction without an NOC. In July 2025 a committee chaired by the District Magistrate directed that no construction take place within 10 km of the airport without an NOC, and barred the dumping of garbage and dead animals. A later report said projects in YEIDA sectors with approved plans were unaffected, and that building in village abadi without an AAI NOC was the target.
• Height NOC. The airport and AAI advised in July 2025 that building or planting trees within 20 km needs an AAI height NOC under the 2015 height rules, checked against the colour-coded zoning map or through NOCAS. See our AAI height NOC guide.
• Bird-hazard rule. Rule 91 of the Aircraft Rules, 1937 bars slaughtering, flaying and dumping garbage within ten kilometres of an aerodrome’s reference point unless the DGCA permits it.
• YEIDA approval. Inside the notified area, construction needs YEIDA’s approval, and agricultural land is not buildable by default. See farmland and farmhouse rules.

YEIDA also acts against unapproved plotting. In February 2026 it cleared about 1,00,000 sq m in Dayanatpur and Sabauta, including a plotted colony sold as “Aero Green City”, and warned that FIRs would follow. See how to avoid land fraud near Jewar.

Registering a deed and circle rates

The national land-records portal lists six sub-registrar offices in the district: Dadri, Jewar, Sadar First, Sadar Second, Sadar Third and Sadar Greater Noida. Register at the office covering the land; confirm which one on igrsup.gov.in.

For Jewar, the district website still shows the 2019 circle-rate list as the last final one. A revision was proposed in March 2025, with objections invited until 5 April 2025; the draft reportedly put Jewar agricultural land at ₹900 to ₹1,550 per sq m, rises of up to 70%. As of late September 2026 only the proposal was posted, and in April 2026 the Jewar MLA was still asking for higher circle and compensation rates. Check the rate for your village on igrsup.gov.in, and see our guides to circle rates and stamp duty and registry.

Farming in Gautam Buddh Nagar

The district lies in Uttar Pradesh’s western plain agro-climatic zone, according to its 2012 agricultural contingency plan. Its soils are mainly clay loam, with loam and sandy loam, and the main crops listed are wheat, rice, sorghum (fodder) and toria. Under the state’s One District One Product scheme, its product is readymade garments.

Before you buy in Jewar

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 and YEIDA whether the khasra is notified for airport or YEIDA acquisition.
4. Before planning any structure, check the airport NOC rules and 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 airport rules 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 Jewar? Browse Jewar and Gautam Buddh Nagar villages or talk to our team.