Buying a Residential Plot Near Jewar Airport: Authority Plots, Resale and Illegal Colonies

With Noida International Airport at Jewar now open, “plot near Jewar airport” has become one of the most heavily marketed phrases in North Indian real estate. Not all of it is the same product. A plot near the airport can mean a leasehold plot allotted by the Yamuna Expressway Industrial Development Authority (YEIDA), the resale of such a plot, or a plot carved out of farmland by a private coloniser, and the last of these is where most of the risk sits.

This guide explains the three routes and the checks that decide whether a purchase is sound.

Route 1: a new plot from a YEIDA scheme

YEIDA does not sell residential plots on demand. It launches residential plot schemes for a fixed window, collects applications with registration money, and allots plots by draw of lots. The most recent completed scheme shows how this works in practice.

The previous scheme, RPS-09/2025, offered 276 plots of 200 sq m in Sector 18 at ₹35,000 per sq m and drew more than 54,000 applications, a useful reminder that a draw is a lottery, not a purchase.

What the scheme terms commit you to

• Eligibility. Individuals aged 18 or over, one plot per applicant. Anyone who (or whose spouse or minor children) already holds a YEIDA residential plot or flat is not eligible. Joint applications are limited to immediate family.
• Reservations. In RPS10/2026, 17.5% of plots were reserved for farmers whose land was acquired for YEIDA or the airport, and 5% for working industrial units allotted by YEIDA, alongside other category reservations.
• Location charges. Park-facing, corner and wide-road plots attract a preferential location charge of 5% each, capped at 15%.
• Lease rent. Paid once, as 10% of the total plot cost, before the lease deed. There is no annual lease rent under these terms.
• Possession and construction. Possession is offered after development (the brochure indicates about five years from allotment), and the house must be built, with an occupancy certificate, within three years of the lease deed. Extensions are charged.
• Future compensation. Allottees must also pay any later increase in land-acquisition compensation passed on by the Authority.

Rates change. The figures above are from the April 2026 brochure. Each scheme sets its own rate, sizes and terms, and the next one will not necessarily match. Read the brochure for the scheme you are applying to. Our guide to how YEIDA plot schemes work covers the process step by step.

Route 2: buying a YEIDA plot on resale

Because a YEIDA plot is leasehold, a resale is a transfer of the lease, and it runs through the Authority. Under the scheme terms:

• Transfer to anyone other than a legal heir requires a written request and the prior written permission of YEIDA’s CEO, who may refuse it.
• The permission takes effect only after the transfer charges in force at the time are paid. Ask YEIDA for the current charge on the specific plot, do not rely on a figure quoted by a seller.
• Plots allotted under the farmer and industrial quotas carry a five-year lock-in from allotment.
• A mortgage on the plot needs the Authority’s prior written permission, and the Authority retains first charge.

Before paying a token amount on a resale, check that the seller is the recorded allottee, that all dues to YEIDA are clear, whether the lease deed has been executed, and whether construction deadlines have lapsed, extension charges on an unbuilt plot pass to you in practice. Our guide to resale versus new-scheme allotment compares the two routes in more detail.

Route 3: “airport plots” in private colonies: the red flags

This is where buyers get hurt. Large parts of the land around the airport fall inside YEIDA’s notified area. Under the Uttar Pradesh Industrial Area Development Act, 1976 (the law YEIDA operates under), no one may erect or occupy a building in the industrial development area in contravention of its building regulations. A plot sold from farmland inside the notified area without YEIDA approval can therefore be impossible to build on legally.

This is not a theoretical risk:

• In February 2026, YEIDA cleared illegal plotting and structures on notified land in Dayanatpur and Sabauta near Jewar, covering about 1,00,000 sq m, and officials warned that FIRs would be registered against illegal colonisers.
• In July 2025, 35 illegal housing projects between Dankaur and Jewar were identified for action, with reports that buyers had been drawn in by cheap rates.
• Also in July 2025, reports said the district administration had restricted construction near the airport without the required approvals and an Airports Authority of India height NOC. Reports differed on the radius (10 km and 20 km were both published), so check the current position for any specific site.

How to check a colony before you pay

1. Find out whether the village is notified. Our YEIDA notified village list shows which villages fall in the notified area.
2. Ask for the approval, in writing. If the land is inside the notified area, ask the seller for YEIDA’s layout or building-plan approval for the colony. “Registry ho jayegi” is not an approval, a sale deed can be registered on land that cannot legally be built on.
3. Check UP RERA. Under Section 3 of the RERA Act, 2016, a promoter cannot advertise, book or sell plots in a project without registering it, unless the project is below the statutory threshold (500 sq m of land or eight units, counting all phases). Search the project and promoter on up-rera.in using “Verify RERA Registration” and the registered-projects search.
4. Check the land records. Match the seller to the khatauni and check the land use before anything else. See our due-diligence checklist.
5. Be wary of price. A plot “near the airport” at a fraction of the authority rate is usually cheap for a reason.

Where the residential sectors are

YEIDA’s residential plots sit in planned sectors along the expressway. Recent schemes have offered plots in Sectors 15C, 18 and 24A. For an overview of each sector, see our residential sectors guide, the master plan page, and the full directory of sectors and areas. The airport itself is covered in what the airport opening means.

Common questions

Please verify before you commit. Scheme terms, rates, charges and approvals change, and official notifications override anything summarised here. Always check the current position with YEIDA or your legal adviser before making a purchase decision.

Looking at plots near the airport? Talk to our team. We verify approvals and records before you commit.

Related: what you can build on a YEIDA residential plot, and the full cost beyond the rate.