YEIDA Residential Lease Deed: Key Clauses Explained

A YEIDA plot is held on a lease, and the lease deed is the contract that sets out what you may and may not do with it for the next 90 years. Most buyers read the allotment letter and skip the deed. This guide reads two lease deed formats that YEIDA publishes for residential plots: the format for the residual residential plot schemes (RRPS 01, 02 and 03), uploaded in April 2025, and an earlier residential format dated 2019. The clauses we cover are the same in both. The deed you sign is the one that binds you, so treat this as a guide to what to look for, not a substitute for reading it.

Key facts at a glance

90-year lease from the date the lease deed is executed. The formats describe a lease and contain no clause converting it to freehold.
Lease rent: paid once, in a lump sum, at 10% of the total premium of the plot.
Residential use only, built to a plan approved by YEIDA. The RRPS format requires 50% of the maximum permissible FAR to be built, with an occupancy certificate, within three years of the lease deed.
No transfer, sub-letting or part-transfer without YEIDA’s prior permission; transfer charges as fixed by YEIDA are payable at the time.
A clause worth asking about: on a sale or foreclosure of mortgaged or charged property, YEIDA may claim 25% of the “unearned increase” in the land’s value and has a right of pre-emption.
Breach can end the lease: if the plot is unbuilt, YEIDA may reallot it and the deposit stands forfeited.

What you are signing

The deed is between YEIDA as lessor and you, and any co-applicant, as lessee. It recites that the land was acquired under the Land Acquisition Act, 1894 and developed by YEIDA for an urban and industrial township, and that the plot is leased for building a residential house to a plan approved by YEIDA. The term is 90 years from the execution of the lease deed. YEIDA reserves a right to lay water mains, drains, sewers and electric wires under or about the plot, and keeps title to mines, minerals and similar rights, with reasonable compensation for damage directly caused when it exercises them, the amount to be decided by the CEO.

The money clauses

Premium and instalments. The format has a table of instalments for the balance of the premium. Late instalments carry interest at 14% a year compounded half-yearly, and failing to pay three consecutive instalments, or paying nothing for six months, lets YEIDA determine the lease. Under the RPS10/2026 brochure the full premium is due within 60 days and no instalment plan is listed, so check whether your deed has one.
One-time lease rent. 10% of the total premium, paid in a lump sum, as in the RPS10/2026 brochure.
Rates and charges. You pay all rates, assessments, beneficiation levy and user charges on the plot and the building, and you pay for your own sewerage, electricity and water connections.
Costs of the deed. The cost of preparing, stamping and registering the deed and its copies is yours, as is any stamp duty or other duty levied. See our guide to stamp duty and registration in Uttar Pradesh.
Higher farmer compensation. If a court, the government or YEIDA increases the compensation paid to farmers for the land, the increase is recovered from the allottee or lessee.
Arrears payable to YEIDA are recoverable as arrears of land revenue.

Building and use

Residential building only, to the plan, elevation and design YEIDA approves, and within its architectural and elevation controls.
No alterations or additions and no new building without YEIDA’s written permission. If you deviate from the approved plan and do not correct it within one calendar month of YEIDA’s notice, YEIDA can correct it at your cost.
No stables, cattle sheds or poultry sheds without YEIDA’s written permission, and no nuisance to neighbours.
Maintenance: keep the plot and building in good repair and sanitary condition. If YEIDA finds maintenance unsatisfactory it can do the work and charge you.
Inspection: YEIDA’s officers may enter after three days’ notice.

The map approval process and the building rules are in our guide to what happens after a YEIDA plot allotment.

The building deadline

The RRPS format requires the lessee to complete 50% of the maximum permissible FAR and obtain an occupancy certificate within three years of the lease deed. If you do not, YEIDA can grant an extension on payment of charges: 4% of the total premium for the first year, 5% for the second, 6% for the third, and beyond three years 4% of the sector rate per sq m at the time of the extension. The 2019 format adds that if the completion certificate is not obtained within the extended time, action for cancellation and forfeiture of the deposited money can follow, and the RPS10/2026 brochure gives the same three-year period and extension charges.

Transfer, mortgage and sub-division

Transfer. You may not assign, relinquish (except to YEIDA), sub-let, transfer or part with possession without YEIDA’s prior permission. Transfer to a legal heir is allowed with prior permission. Transfer charges as fixed by YEIDA are payable at the time. See our guide to transferring a YEIDA residential plot.
The transferee is bound by every covenant in the deed, and you must give YEIDA an attested copy of the registered transfer deed with a notice within a month of registration.
Mortgage. With prior permission and on YEIDA’s conditions, you may mortgage the plot to a government or semi-government body or a financial institution to secure a loan for buying the plot or building the house. YEIDA has a first charge on the plot for unpaid dues. See loans for a YEIDA plot.
No part transfers or sub-division. You cannot transfer, mortgage or sub-let part of the plot or building, or divide the plot.

The “unearned increase” clause

Both formats say that on a sale or foreclosure of the mortgaged or charged property, YEIDA is entitled to claim and recover 25% of the unearned increase in the value of the land as a first charge, and has a pre-emptive right to buy the property after deducting that share. They add that these rights apply equally to involuntary sales, including through a court decree or insolvency. We found no YEIDA document explaining how or whether this is applied to ordinary resales, or how “unearned increase” is measured. Ask YEIDA in writing, and ask your advocate to read this clause, before you buy a plot that is already mortgaged.

When YEIDA can end the lease

Breach of any covenant, in YEIDA’s opinion, which the deed says is final and binding. The formats name transferring, mortgaging or assigning the plot before building within the construction period as a ground for re-entry.
Re-entry on an unbuilt plot: YEIDA may reallot the plot, and the 2019 format says the entire deposit stands forfeited.
Re-entry on a built plot: you must remove all buildings, fixtures and things within three months, failing which they become YEIDA’s property without compensation. YEIDA may instead agree to buy them at a mutually agreed price.
Misrepresentation, misstatement or fraud in obtaining the allotment or lease: the lease may be cancelled, possession taken and the total deposits forfeited, with no compensation.
Losses YEIDA suffers on a fresh grant after your breach can be recovered from you.

Disputes and who decides

The CEO can add to or alter the terms as he considers just and expedient, and his interpretation of the terms is final and binding. Disputes about the deed fall under the District Court at Gautam Budh Nagar or the Allahabad High Court. This is general information; use a local advocate for a specific plot.

Common questions

No. The formats grant a 90-year lease from the date of execution and contain no clause converting it to freehold. The RPS10/2026 brochure also describes a leasehold allotment and says nothing about freehold.

Only with YEIDA’s prior written permission and on payment of the transfer charges it fixes. A transferee takes the plot bound by all the covenants in the deed.

You can seek an extension by paying extension charges of 4%, 5% and 6% of the premium for years one to three, and a further charge beyond that. If the building is still not completed, the formats allow cancellation and, in the 2019 format, forfeiture of the deposit.

The lessee. The deed says the cost of preparation, stamping and registration, and any duty levied, is borne by the allottee.

A clause in the formats giving YEIDA the right to claim 25% of the unearned increase in the land’s value on a sale or foreclosure of mortgaged or charged property, plus a pre-emptive right to buy. We could not find how YEIDA applies it, so get it explained in writing before you buy.

Please verify before you commit. These are YEIDA’s published formats. The deed you sign may differ, because terms vary by scheme, and the 2025 format was read from a scanned copy. Read your own deed in full and confirm any clause that affects a sale, a loan or a building plan with YEIDA or an advocate.

Looking at land or plots on the Yamuna Expressway? Talk to our team. We check records before you commit.

What a YEIDA Residential Lease Deed Says: The Clauses That Matter Before You Buy, Build or Sell