UPSIDA Industrial Plots in Uttar Pradesh: Prices, Nivesh Mitra and E-Auction Routes, and Operating Manual Rules

1. At a glance

2. What UPSIDA is and how big it is

• The state's industrial land agency. UPSIDA develops industrial areas and allots plots, sheds and bulk land for industry, warehousing and support services across Uttar Pradesh.
• Leasehold, not freehold. According to the CAG's 2025 audit of UPSIDA, it allots industrial plots on 90-year leases under its Operating Manual.
• Scale of allotment. The same audit found that UPSIDA (including UPSIDC) allotted 1,585 industrial plots between 2017-18 and 2021-22.
• E-auction since 2020. The CAG notes that UPSIDA introduced e-auctions in March 2020 for industrial areas where 75% or more of the developed plots were already allotted.
• Not the same as the Noida authorities. Noida, Greater Noida and YEIDA are separate authorities with their own rules; UPEIDA runs the new expressway clusters. See the comparison table below.

3. UPSIDA plot prices by industrial area

UPSIDA's vacant-plot portal lists vacant plots with a premium rate per Sq.Mt. We downloaded its plot list on 14 November 2026 and grouped it by industrial area. These are the premium rates before location charges; in an e-auction they are the starting point. The PDF had 161 entries; the table groups the 154 we could read cleanly, and Kosi Kalan figures come from the vacant-plot portal web table.

• Kosi Kotwan Extension-3 near Mathura had by far the most land on the list: 63 plots totalling about 3.83 lakh Sq.Mt. (about 94 Acre).
• The highest rates were in the TDS City regional office's D-1 plots, and the lowest in the Jhansi region.
• UPSIDA's Advertisement page separately lists plots at Growth Centre Jhansi at Rs 3,830 per Sq.Mt.
• Plot lists change daily as plots are booked. Check the vacant-plot portal before you plan around a plot.

4. How UPSIDA allots plots

Two routes, decided by how full the area is

Applications that arrive without an advertisement and fall outside these categories are returned within 7 working days (Operating Manual, Chapter 2).

Fees and deposits (§2.02)

For e-auctions the processing fee is Rs 2,000. If fewer than three applicants register for a catalogue, the date is extended by 7 working days; bids in the last five minutes extend the auction by 15 minutes, up to 10 times (UPSIDA e-auction catalogue).

5. Payment, interest and lease deed

• Balance premium: six equal half-yearly instalments with simple interest on the reducing balance (Chapter 3). The first instalment falls on the next 1 January or 1 July after six months.
• Interest: the manual quotes 9% for allotments from 1 July 2022 to 30 June 2023; older orders used 14% and 8.5%. Check the rate in your allotment letter. Penal interest is 3%, compounded half-yearly.
• Rebate: 2% if the full premium is paid within 60 days of allotment.
• Small shortfalls: a payment short by up to 1% of dues, capped at Rs 10,000, does not make you a defaulter (§3.03).
• Lease deed: to be executed within 120 days of allotment (§2.14). Lease rent is collected annually in advance.
• Use and occupation charges: UPSIDA's e-auction catalogue sets these at Rs 1 per Sq.Mt. a year until the lease is granted, after which lease rent applies.

Location charges (§2.03C)

Location charges apply only to the first 5 Acre of a plot and are not charged in "No Industry Districts".

6. Applying step by step

Nivesh Mitra route

1. Find a plot in an area under 75% allotted on UPSIDA's vacant-plot portal and note its plot number and premium.
2. Register on the Nivesh Mitra single-window portal and apply for the plot with your project details.
3. Pay the application fee, processing fee and earnest money online.
4. Applications received in a week are processed together as one lot; the allotment committee evaluates them.
5. On allotment, pay reservation money within 60 days and execute the lease deed within 120 days.

E-auction route

1. Watch UPSIDA's e-auction notices for catalogues in areas over 75% allotted.
2. Register on the e-auction portal, upload documents and pay the Rs 2,000 processing fee and earnest money.
3. Bid on the auction date. Bids in the last five minutes extend the auction by 15 minutes, up to 10 times.
4. The highest bidder (H1) receives the allotment letter after approval and pays the balance on the manual's schedule.

7. Worked example: a 1,000 Sq.Mt. plot at Kosi Kotwan Extension-3

Kosi Kotwan Extension-3 had the most land on UPSIDA's list, at Rs 3,520 per Sq.Mt. (about Rs 2,940 per Sq.Yd.). Here is how the money flows for a 1,000 Sq.Mt. (about 1,196 Sq.Yd.) plot, using the Operating Manual's rules. Area is an e-auction area here, so the final rate is your winning bid; the figures below use the listed premium.

Add location charges if the plot is on a 30-metre road or a corner, GST where applicable, stamp duty on the lease deed, lease rent and maintenance charges. A plot in a slow-moving area needs only 5% earnest money and 25% reservation money, and its transfer levy is lower.

8. Deadline to start production and time extension

If production does not start in time, a Time Extension Fee (TEF) is charged every year, pro-rata by month (§2.04.3). Chapter 8 of the manual sets the rates:

9. Transfer levy, subletting and family transfers

Transfer levy (§6.06)

The levy is a percentage of the prevailing premium per Sq.Mt., excluding location charges. Units with 5% to 30% covered area pay pro-rata.

• Family transfers to a spouse, children, real siblings, grandchildren or in-laws are allowed; outsiders joining a family partnership may hold at most 49% (§6.07.01).
• Death or permanent disability: no levy. Third-party transfers qualify for two years after the event; transfers to heirs have no time limit.
• 100% export-oriented units get a 50% reduction in the levy, subject to five years of annual statements.
• Sub-divided plots carry a transfer levy of 15% in NCR districts and 10% elsewhere, of the prevailing premium or circle rate, whichever is higher; amalgamation costs 3% (Subdivision Policy 2023).

Subletting (Chapter 9)

• Processing fee Rs 2,000 (fast areas) or Rs 1,000 (slow areas), plus taxes.
• Subletting rent: 2% of the prevailing premium per Sq.Mt. a year, paid a year in advance. Maximum term 15 years.
• Lower rates apply for dedicated ancillary units in which the allottee holds at least 51% and buys at least 80% of the output.

10. Sub-division, amalgamation and bank loans

• Sub-division: under UPSIDA's 2023 Subdivision Policy, sub-divided plots can be transferred only after the completion certificate for the phase. A sub-divided plot cannot be transferred again until the unit has run for at least two years.
• Deadline to transfer sub-divided plots: within 2 years of the phase completion certificate for plots up to 30 Acre and 3 years above that, or time extension charges apply.
• Lease rent on sub-division: if the original allottee paid one-time lease rent, nothing is refunded and the sub-divided plots pay no further lease rent.
• Amalgamation: buying adjoining plots costs 3% of the prevailing premium or circle rate, whichever is higher.
• Mortgage: the lease deed can go to a bank for an equitable mortgage only if you are not in default and the loan is sanctioned to you (Operating Manual §2.22).

11. Surrender, cancellation and restoration

• Surrender before reservation money: UPSIDA keeps 1% of the earnest money and the processing fee (§4.04A).
• Surrender later: deductions include interest on the balance premium, use and occupation charges, lease rent, TEF and maintenance charges. If possession was not given within 6 months, the full deposit is refunded with 6% simple interest.
• Cancellation: after three consecutive unpaid legal notices the Regional Manager must cancel or recommend recovery (§3.04.7).
• Restoration: apply within 30 days of cancellation. The restoration levy is 30% of the premium rate if under 5 years since allotment, 50% for 5–10 years, and 75% above 10 years. Running units pay half. You get two years from restoration to complete the project.

12. What the UP industrial policy adds on land

The UP Industrial Investment and Employment Promotion Policy 2022 names Invest UP and UPSIDA as nodal agencies for land. Its land measures include:

• Fast-track allotment for qualifying projects, which UPSIDA can make without advertisement.
• Help with land assembly: once a developer has aggregated 80% of the land for a project, UPSIDA will acquire the rest if issues arise, against a bank guarantee of equivalent amount.
• Gram Samaj land: barren Gram Samaj and other eligible government land can be offered on 30-year leases.
• Unlocking idle land: land owned by government or sick state units can be brought back into use, and a web platform is planned for leasing or selling encumbrance-free industrial land.
• Land pooling: the policy commits to strengthening the Land Pooling Policy 2020 to build land banks.

13. Plug-and-play sheds: the 2026 alternative

Uttar Pradesh's Plug and Play Industrial Shed Policy (DBFOT Model) 2026 lets MSMEs rent ready-built factory sheds instead of buying land. Developers build and run the sheds; the land premium is a one-time upfront payment of 5 to 10% of the prevailing industrial land value. For small manufacturers who want to start quickly, compare a shed with the cost of a plot plus construction and TEF risk.

14. UPSIDA or another UP authority?

15. When a UPSIDA plot makes sense

• You want developed land at a set price outside NCR. Most UPSIDA rates on the current list are well below Noida, Greater Noida and YEIDA, and the land comes with roads and services.
• Your project is small to mid-size. Most listed plots are a few hundred to a few thousand Sq.Mt., which suits MSMEs, ancillaries and warehousing.
• You can start production quickly. The 2 to 5 year set-up limit and the Time Extension Fee reward projects that are ready to build.
• Less suited if you need a very large contiguous parcel next to an expressway (look at UPEIDA's clusters), or a Delhi-NCR address for customers and staff (look at Noida, Greater Noida or YEIDA).
• Consider a shed instead if land and construction capital are the constraint; the 2026 plug-and-play shed policy is designed for that case.

16. Common mistakes we see with UPSIDA plots

1. Budgeting only the premium. Location charges, GST, stamp duty, lease rent and maintenance can add a meaningful share to the cost.
2. Missing the 60-day reservation deadline. Unpaid reservation money leaves the allotment incomplete, and such a cancellation cannot be restored.
3. Underestimating the set-up period. The 2-year limit for projects up to Rs 25 crore is tight once building plans, power and pollution consents are counted.
4. Buying a vacant resale plot without pricing the levy. Vacant and non-vacant plots attract higher transfer levy than functional ones.
5. Treating the advertised rate as final. Allotment is made at the rate on the allotment date or the final bid.
6. Not checking the area category. Fast and slow-moving areas differ on earnest money, reservation money and transfer levy.

17. Before you apply or buy a resale UPSIDA plot

1. Find the plot on the vacant-plot portal and open its GIS land locator and site plan.
2. Check whether the area is fast or slow moving: it changes the earnest money, reservation money and transfer levy.
3. Work out the full cost: premium, location charges, GST, stamp duty and lease rent.
4. Match your investment to the set-up deadline and budget for TEF if approvals may be slow.
5. For a resale plot, ask for the lease deed, a no-dues statement and UPSIDA's transfer approval, and work out which transfer-levy row applies.

Our land title checklist covers the document checks.

18. UPSIDA terms explained

• VFMA, FMA and SMA: very fast moving, fast moving and slow-moving areas. UPSIDA's category for an industrial area, which sets fees, deposits, instalments and transfer levy.
• Reservation money: the payment after allotment that secures the plot, 50% of cost in fast areas and 25% in slow areas, less earnest money.
• Time Extension Fee (TEF): the yearly charge for not starting production within the permitted period.
• Use and occupation charges: a charge per Sq.Mt. payable from allotment until the lease is granted, after which lease rent applies.
• Transfer levy: the percentage of the prevailing premium UPSIDA charges when it approves a transfer.
• Restoration levy: the charge to restore a cancelled plot, 30% to 75% of the premium depending on age.
• Nivesh Mitra: Uttar Pradesh's single-window portal for investor applications, including UPSIDA plots in areas under 75% allotted.

19. Talk to our industrial land team

Farmland India's industrial land team can shortlist parks across Uttar Pradesh by plot size, budget and pollution category, and line up site visits. Browse industrial parks listed on Farmland India or compare nearby belts: Ghaziabad–Hapur–Meerut, Noida, Yamuna Expressway.

Frequently Asked Questions

Sources

• UPSIDA: vacant-plot portal (vacant plots and prices)
• UPSIDA: Industrial plot list (PDF), downloaded 14 November 2026
• UPSIDA: Operating Manual for Industrial Area 2023
• UPSIDA: Operating Manual page
• UPSIDA: Catalogue and process for industrial plot allotment through e-auction
• UPSIDA: Subdivision Policy (Industrial), 2023
• UPSIDA: Advertisement for plots (G.C. Jhansi)
• CAG: Performance audit of UPSIDA, Chapter IV, Allotment of Plots (2025)
• Invest UP: Plug and Play Industrial Shed Policy 2026
• Invest UP: UP Industrial Investment and Employment Promotion Policy 2022

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