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Area guide
Buying Land in Noida
Land in Noida, Gautam Buddha Nagar, estimated at ₹8–25 crore per acre*: authority-acquired land, farmhouse and floodplain limits and UP Revenue Code checks.
₹8–25 cr/acre*
Estimated price*
12 mppa
Airport phase I
15 Jun 2026
Flights from
About 21,000 ha
New Noida plan
*Indicative range across districts and land types. Stamp duty, registration and conversion charges are additional. Local measurement units vary — every listing states the unit it is priced in. Not a valuation or an offer.
IGRS UP — Registration & Land Records PortalMicro-market record — Noida
Rev. 2026 · Farmland India desk
District
Gautam Buddha Nagar, Uttar Pradesh
Authority
Noida Authority (city); Greater Noida Authority and YEIDA govern neighbouring areas
Land status
Mostly acquired or in authority and farmhouse-policy zones; little freely saleable agricultural land (CONFIRM)
Nearest airport
Noida International Airport, Jewar; commercial flights from 15 Jun 2026 (reported)
Floodplain
Yamuna and Hindon floodplain farmhouse use under scrutiny (reported, 2025)
Distance from Delhi
Adjacent to Delhi (approximate; not route-checked)
Estimated land price*
₹8–25 crore per acre* where freely saleable land exists
Land law is state law. These rules are maintained on the Uttar Pradesh page and apply to every district within it.
Noida — land purchase legal rules
⚠ Two checks come before any advance in Uttar Pradesh: the Revenue Code limit of 5.0586 hectares (about 12.5 acres) on what one person can acquire by purchase or gift, and the registry position in the DNGIR villages near Noida, where a purchase halt was reported in January 2024 and no later word was found. UP Revenue Code 2006, section 89; Sakshi Post, January 2024.
Who can buy agricultural land? The Revenue Code sections we read set a size limit (section 89) and special rules for land held by Scheduled Caste and Scheduled Tribe members (sections 98 and 99). None asks the buyer to be a farmer or to live in the state (UP Revenue Code 2006, IGRS UP). We did not read the whole tenure chapter, so ask the Sub-Registrar whether anything further applies. The Code repealed the Zamindari Abolition and Land Reforms Act 1950 when it was enforced on 18 December 2015 (SCC Online, February 2016).
Holding limit: section 89(2) of the Code bars a purchase or gift that would take the buyer's total holding in Uttar Pradesh above 5.0586 hectares, about 12.5 acres on our conversion (UP Revenue Code 2006). Under the earlier Act the Supreme Court read a company as a person for this limit and let the excess vest in the State (Oswal Fats and Oils, April 2010). The separate 1960 Ceiling Act caps total holdings; the India Code text gives 7.30 hectares of irrigated land for a family of five or fewer, with additions for larger families, and the text mixes acres and hectares, so the current schedule needs checking (India Code).
DNGIR villages: the Dadri-Noida-Ghaziabad Investment Region covers 84 notified villages, 63 in Bulandshahr and 21 in Gautam Buddh Nagar, notified in October 2024 (Swarajya, July 2026). In January 2024 a Noida Authority letter to the Stamp Department halted purchase and sale in the proposed villages, with registration of agricultural land needing the Authority's consent (Sakshi Post, January 2024). Two July 2026 reports on acquisition by mutual consent do not mention the halt (Millennium Post, July 2026), so ask the Noida Authority or the District Magistrate's office whether it still applies to a given village.
Scheduled Caste and Scheduled Tribe land: a Scheduled Caste bhumidhar needs the Collector's previous written permission to transfer land to a non-Scheduled Caste buyer (section 98), and a Scheduled Tribe bhumidhar may not transfer to a non-Scheduled Tribe buyer (section 99) (UP Revenue Code 2006). The Allahabad High Court described a transfer without the permission as void in Omwati v District Collector, Pilibhit, November 2022.
NRI & OCI buyers: the Reserve Bank's Master Direction under FEMA 1999 excludes agricultural land, plantation land and a farm house from what NRIs and OCIs may buy or receive as a gift (paragraphs 3.1.1 and 3.1.2). Inheritance is covered separately in paragraphs 3.1.3 and 3.1.4, without that exclusion (Reserve Bank of India Master Direction FED 12/2015-16).
- Revenue Code 2006
- Purchase limit: 5.0586 ha
- DNGIR: 84 villages
- SC land: Collector permission
- NRI agri: barred (FEMA)
- Ceiling Act 1960
Sub-area overview
Noida — an authority-planned city where agricultural land is rare and the title is the product
Noida is a planned city run by the Noida Authority, not a farmland market. Most of the land inside the authority's limits was acquired from farmers decades ago and has been developed or allotted, so freely saleable agricultural land is rare. What does surface is village land, floodplain land along the Yamuna and Hindon, and farmhouse plots. Where a genuinely saleable plot exists, our estimate is ₹8–25 crore per acre*, indicative only, and per square yard pricing may apply to residential-zone land.
Be conservative. A seller who says land in Noida is agricultural and freely transferable should be asked for the khatauni, the authority's land-use certificate and a no-dues letter. The press reported in August 2025 that a CAG audit criticised Greater Noida for allowing farmhouses on the Hindon floodplain, and the matter reached the National Green Tribunal (OA 437 of 2025); we saw only the case title and did not read the reports, so treat floodplain farmhouses as a high-risk category. CONFIRM.
Farmland buyers more often look beyond the city. See the Gautam Buddha Nagar district page and the state-wise land laws guide first. We did not read the Noida Authority's farmhouse policy, master plan or land-use rules, and we do not recommend buying without a lawyer.
- Authority-planned city
- Acquired land
- Farmhouse policy
- Floodplain risk
- NRI barred
Connectivity
How Noida connects
Noida is a planned city on the Delhi border, with Noida International Airport at Jewar to the south. Distances are approximate and not route-checked.
By road and rail
Read this before relying on a listing
A Noida address does not mean Noida Authority land. Village land, floodplain land and neighbouring-authority land follow different rules. Ask which authority covers the khasra, what land use is recorded, and whether the plot is in a floodplain, a notified acquisition or a purchase-restriction village before you rely on any distance or brochure.
Growth catalysts
Upcoming infrastructure & developments
Status labels maintained by the Farmland India research desk. Government-announced timelines — not guaranteed.
01Airport
Open
03Policy items
Confirm status
Agriculture & terrain
Soil, crops & water in Noida
Farming inside Noida is limited to pockets of village and floodplain land; we have not read village-level data.
Soil & crops
We did not fetch the CGWB or Soil Health Card profile for Noida. The land is part of the Ganga–Yamuna doab alluvial plain, where wheat, paddy and sugarcane are typical western Uttar Pradesh crops (general pattern, CONFIRM locally). Floodplain strips along the Yamuna and Hindon can be fertile but flood-prone. Soil data: Soil Health Card site.
- Wheat
- Paddy
- Sugarcane
- Vegetables
Water
We did not read the current groundwater category for Noida. Groundwater use in a dense city area can be regulated, and the floodplain adds a flood risk. Ask for the borewell permission, depth and water quality. Groundwater categories: CGWB.
Mandi price reference
We did not fetch mandi prices for Noida. Farm income inside the city limits is rarely the reason to buy; compare any crop income with the full land cost. Live prices: Agmarknet.
Farmland India view
Why buyers look at Noida (and what to watch)
Reasons buyers look at this micro-market, stated with the evidence we have. Not a price forecast.
A city on the airport's doorstep
Noida International Airport has opened at Jewar, which is why buyers watch Gautam Buddha Nagar as a whole. That does not make city-limit land cheap or easy to buy.
Scarcity
Because most land inside the authority is acquired or developed, the few freely saleable plots can fetch very high prices. Our estimate is ₹8–25 crore per acre* where such land exists.
Policy is shifting
The authority has been buying land directly from farmers for the New Noida plan and has reportedly restricted registries in some villages. Rules can change, so check the latest order.
Farmland is better sought nearby
Buyers who want agricultural land usually look at the outer Yamuna Expressway belt, where more farmer-owned land remains, after checking title.
Listing data is not legal advice. Confirm title, land use and approvals with the Sub-Registrar and the relevant authority.
STRAIGHT TALK
Risks & challenges specific to Noida
Specific to this micro-market, beyond the Gautam Buddha Nagar and Uttar Pradesh-wide points.
Acquired and allotted land
Most Noida land was acquired by the authority. A farmer cannot sell acquired land, and an allottee holds a lease with conditions. Ask for the khatauni, the authority's land-use certificate, the lease deed if any and a no-dues letter before you pay.
Farmhouse policy and the Hindon floodplain
The press reported in August 2025 that a CAG audit criticised farmhouse permissions on the Hindon floodplain in Greater Noida, and an NGT case (OA 437 of 2025) followed. We saw only the case title and did not read the reports. Do not buy a farmhouse plot without a written answer from the authority on land use, floodplain status and approvals. CONFIRM.
Purchase restrictions in notified villages
In January 2024 the press (IANS, via Sakshi Post) reported that the Noida Authority halted buying and selling of land in villages of the proposed New Noida area and required its consent for agricultural land. We did not read the order, and we do not know which villages it covers. Ask the Sub-Registrar and the authority. CONFIRM.
Two or three authorities
Noida Authority, Greater Noida Authority and YEIDA govern different areas under different rules and charges. A listing that says Noida may sit in another authority's area, so confirm the one that covers the khasra.
Land-use change under the UP Revenue Code
Agricultural land is usually put to other use through a declaration under section 80 of the UP Revenue Code, 2006 (which replaced section 143 of the Zamindari Abolition Act). Confirm the current procedure, fees and any authority-specific rule with the Tehsil and the authority. CONFIRM.
Holding limits and non-farmers
Uttar Pradesh limits how much agricultural land one person may hold and sets conditions on purchase by people who are not farmers. We did not read the current text, so ask a local lawyer before paying a token amount. CONFIRM.
Stamp duty and the circle rate
Stamp duty in Uttar Pradesh is charged on the higher of the deal value and the circle rate. We did not fetch the current percentage or the notified rate for the village, so confirm both with the Sub-Registrar and check whether the land lies inside an authority limit. CONFIRM.
NRIs and OCIs cannot buy agricultural land
FEMA bars NRIs and OCIs from buying agricultural land, plantation land or a farmhouse anywhere in India, Uttar Pradesh included. They can buy residential and commercial land in approved areas, so a farm-land listing is not a route for them. Confirm your status with a lawyer.
KEEP EXPLORING
Explore more areas
Other areas in Gautam Buddha Nagar
Guides & research
- Dakhil Kharij Status UP: Check Mutation Online (2026 Guide)Wiki · P02 Land Records & Documentation
- Buying Agricultural Land in Uttar Pradesh — Rules and RestrictionsWiki · P04 State-wise Land Laws
- Acre to Bigha in Uttar Pradesh: Table (2026)Wiki · P01 Land Measurement Units
- Bigha in Uttar Pradesh: District-wise VariationsWiki · P01 Land Measurement Units
- Jewar Noida International Airport and Land Around ItWiki · P18 Infrastructure & Expressways
- New Noida (DNGIR): Villages and Land Rules (2026)Wiki · P18 Infrastructure & Expressways
- Buying Land Near the Shamli-Gorakhpur ExpresswayWiki · P18 Infrastructure & Expressways
- Delhi-Meerut Expressway and RRTS Land (2026)Wiki · P18 Infrastructure & Expressways
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Noida.
Visit full wiki01 of 04
What does agricultural land in Noida cost?
Where freely saleable land exists, our estimate is ₹8–25 crore per acre*, indicative only. Most Noida land is acquired or allotted, so check the guideline/collector rate with the Sub-Registrar and recent registered deeds.
02 of 04
Can I buy agricultural land in Noida?
Rarely. Most land inside the Noida Authority was acquired and developed, and some villages have had purchase restrictions reported. Ask for the khatauni, a land-use certificate and a no-dues letter, and take legal advice.
03 of 04
Can I build a farmhouse in Noida?
Only with the authority's permission, and floodplain farmhouses have drawn audit and tribunal scrutiny (reported 2025). Get a written answer on land use and approvals before you pay, and read the policy itself.
04 of 04
Can an NRI buy land in Noida?
An NRI or OCI cannot buy agricultural land, plantation land or a farmhouse under FEMA. Residential and commercial land in approved areas is a separate question for a lawyer.
Transparency
Sources for this page
- Airport commercial start — PTI via ETV Bharat, 14 Jun 2026
- Purchase halt in proposed New Noida villages — IANS via Sakshi Post, 9 Jan 2024 (order not read); direct land purchase for New Noida — Swarajya, 27 Apr 2023
- Farmhouses on the Hindon floodplain — National Green Tribunal case OA 437 of 2025 (case titles seen in a search listing only; replies not read); reported CAG audit, press, 18 Aug 2025 (CONFIRM)
- Metro, rail, distances — not checked
- Prices — Farmland India estimate*; guideline/collector rate to be obtained from the Sub-Registrar
- Noida Authority farmhouse policy, UP Revenue Code, holding limits and stamp duty — not read; confirm with a local lawyer and the Sub-Registrar
- Full district and state sourcing: see the Gautam Buddha Nagar page and the Uttar Pradesh page. Sources read October 2026.
General information, not legal advice. Report inaccuracies to wiki@farmlandindia.com.
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