Industrial land near Noida International Airport is in demand from manufacturers, and YEIDA’s way of allotting it has changed: smaller plots that were once allotted by draw now go by e-auction. This guide walks through the process using YEIDA’s most recent industrial brochure (scheme YEA/IND8000(2025-26)-14, January 2026). Each scheme sets its own terms, so treat these as a guide to what to expect, not a substitute for the brochure you apply under.
Key facts at a glance
- Plots up to 8,000 sq m are allotted by e-auction; larger plots by evaluation including interview, under the unified policy for the three authorities
- Apply on Nivesh Mitra; a screening committee checks eligibility before the auction
- 2026 reserve rate: ₹15,670 per sq m for the first 4,000 sq m, lower for larger slabs
- 90-year lease, annual lease rent of 2.5% of the bid amount (or a one-time payment)
- Build and become functional within 48 months of the lease deed, or face penalties and possible cancellation
How plots are allotted
- The policy. In December 2024, a common industrial allotment policy for Noida, Greater Noida and the Yamuna Expressway region was approved: plots up to 8,000 sq m by e-auction, larger plots by an evaluation that includes interviews.
- The 2026 scheme. Scheme -14 offered plots up to 8,000 sq m in Sectors 29, 32 and 33 for a toy park, general industry and MSMEs, an apparel park and a handicraft/furniture park, all for non-polluting units. Applications ran from 21 January to 19 February 2026, with the e-auction on 12 March 2026. Plot sizes in the brochure’s table ranged from 300 sq m start-up plots to about 7,050 sq m.
- Auction rules. A plot is auctioned only if it has at least three eligible bids; a single bid is never accepted. The highest bid above the reserve price wins, and the allotment letter follows within 30 days.
- Before 2026. The 2023 industrial scheme (plots up to 4,000 sq m in Sectors 28, 29, 32 and 33) allotted by draw, a reminder that methods change between schemes.
Who can apply, and what you need
- Eligible: proprietorships, partnerships, trusts, societies, private and public limited companies, LLPs, PSUs and government bodies. Consortiums and proposed companies are not eligible, and only one application is allowed per controlling group.
- GST: GST registration, with manufacturing as the core business in the GST profile.
- Financials: audited accounts for the last three years, and positive net worth or investable funds equal to the project cost (with an in-principle bank sanction if borrowing).
- Project report: feasibility, three-year cash flow, sources of funds, land use and implementation schedule. Start-ups need DPIIT or UP start-up registration.
- Fees: a non-refundable processing fee of ₹25,000 plus GST, and earnest money of 10% of the bid.
Rates and payment (2026 brochure)
| Plot area slab | Reserve rate (₹ per sq m) |
|---|---|
| Up to 4,000 sq m | 15,670 |
| 4,000–8,000 sq m (for that part) | 13,350 |
| 8,000–20,000 sq m | 11,330 |
| 20,000–40,000 sq m | 10,270 |
| 40,000–80,000 sq m | 9,920 |
| Above 80,000 sq m | 9,550 |
- Payment. 40% of the bid (after adjusting the earnest money) within 60 days of the allotment letter; the remaining 60% in four half-yearly instalments with 10% annual interest, or all upfront. Missing three consecutive instalments can lead to cancellation.
- Location charges. 5% for each preferential feature (wide road, corner or park-facing) capped at 15%.
- Lease. 90 years from the lease deed. Annual lease rent is 2.5% of the bid amount, revisable by up to 50% every ten years, or a one-time payment of eleven years’ rent.
After allotment: the obligations
- Build and become functional within 48 months of the lease deed, achieving the minimum FAR and obtaining a functional certificate (completion certificate, utility bills and first sales invoice). Limited extensions are available on payment of penalties.
- Miss the deadlines and the allotment can be cancelled, with 20% of the bid forfeited and the plot taken back.
- Transfer is allowed only to an eligible party in the same category, and only after the unit is functional or five years from allotment, whichever is later; transfer charges are 5% of the bid (a nominal fee for blood relatives). No sub-division or amalgamation.
What you can build
The YEIDA Building Regulations, 2010 set these limits for industrial plots, though the brochure says the regulations in force at allotment or map sanction apply, and draft unified regulations for industrial authorities were published for objections in 2026:
| Plot area | Max ground coverage | Max FAR | Max height |
|---|---|---|---|
| Up to 1,000 sq m | 60% | 1.50 | 18 m |
| 1,000–12,000 sq m | 60% | 1.30 | 24 m |
| Above 12,000 sq m | 55% | 1.00 | No limit |
Near the airport, height is also subject to AAI limits. See the height NOC guide.
Incentives and sector parks
Under the UP Industrial Investment and Employment Promotion Policy, 2022, eligible units in Gautam Buddh Nagar get a 50% stamp-duty exemption on land, against a bank guarantee released when commercial production starts. YEIDA’s industrial page lists dedicated parks including a medical devices park and data centre park in Sector 28, an electronics manufacturing cluster in Sector 24, a semiconductor and electronics zone in Sector 10, apparel, MSME and handicraft parks in Sector 29, a toy park in Sector 33 and a logistics park at Tappal-Bajna. See our industrial plots page and Film City, Toy Park and Medical Device Park.
Common questions
Plots up to 8,000 sq m are allotted by e-auction after a screening committee checks eligibility; applications are made on Nivesh Mitra. Larger plots are allotted through an evaluation that includes an interview.
The January 2026 brochure set a reserve rate of ₹15,670 per sq m for the first 4,000 sq m, falling for larger slabs. The final price is set by the auction, plus any location charges.
Registered businesses and institutions (proprietorships, partnerships, companies, LLPs, trusts, societies and PSUs) with GST registration showing manufacturing as the core business, audited accounts and a project report. Consortiums and proposed companies are not eligible.
Under the 2026 terms, 48 months from the lease deed to complete the building and obtain a functional certificate. Extensions are limited and carry penalties; failure can lead to cancellation and forfeiture of 20% of the bid.
Only to an eligible party in the same category, and only after the unit is functional or five years from allotment, whichever is later, with transfer charges of 5% of the bid amount.
Please verify before you bid. Each scheme brochure sets its own terms, and regulations and policies change. Read the brochure you apply under and take professional advice.
Looking for industrial land near the airport? Talk to our team.
Sources
- YEIDA: industrial plots brochure, scheme YEA/IND8000(2025-26)-14 (20 January 2026)
- YEIDA: industrial scheme YEA/IND4000(2023)-12 (2023)
- YEIDA: industrial parks page
- The Realty Today: unified industrial allotment policy (February 2025)
- Daily Jagran: May 2025 industrial scheme (13 May 2025)
- YEIDA Building Regulations, 2010 (Regulation 24.3)
- Indian Masterminds: draft unified regulations for industrial authorities (April 2026)
- UP Industrial Investment and Employment Promotion Policy, 2022