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Buying Land in YEIDA Areas: Master Plan Status and Parcel Checks (2026)
What YEIDA's 2041 plan is, what is approved versus notified, and how to check a parcel near Jewar and the Yamuna Expressway.
The YEIDA Master Plan 2041 (mukhya yojana, เคฎเฅเคเฅเคฏ เคฏเฅเคเคจเคพ) guides land use around Noida International Airport and the Yamuna Expressway. Reports say it was approved by the Uttar Pradesh government in September 2024, but we could not confirm a gazette notification or a single area figure. This guide separates what YEIDA's page shows from what the press says.
What the YEIDA Master Plan 2041 is
YEIDA is the Yamuna Expressway Industrial Development Authority, a Uttar Pradesh government body that plans and develops land along the Yamuna Expressway and around the Noida International Airport at Jewar. Its master-plan page lists two plans: the YEIDA Master Plan 2041 (Phase-I) and the YEIDA Master Plan 2031 (Phase-II), Raya Urban Centre near Mathura. The page showed a last-updated stamp of 8 October 2026 when we opened it.
The page lists a Phase-I report (file name suggests 2 September 2024), a Raya 2031 report marked amended (file name suggests 16 September 2024) and a Phase-I master-plan map image (file name suggests 25 April 2025). Those dates are inferred from file names; the page does not print them. The page also still carries older wording, saying a perspective plan and a "Draft Master Plan 2031" for the NCR portion were prepared in the first phase, and it describes the 2041 plan as "conceptualized" to guide development. It does not state on its face whether the plan has been approved or notified.
This is not the Noida Authority Master Plan 2041, which is a different plan for a different authority. Some articles mix the two, so land-use percentages from such articles cannot be assigned to YEIDA.
Status: approved, notified, or draft?
Press reports in our research dossier say the YEIDA board approved the draft at its 78th meeting around 13 September 2023, the plan went to the state in early 2024, the state asked for changes in July 2024, and the state approved it in September 2024 (one report points to 17 September, another report says 17 October, probably an error). We could not find a gazette notification or Housing Department order for the plan. So the careful wording is "reported approved by the Uttar Pradesh government in September 2024", not "notified in the Gazette".
No single area figure is safe to quote
Reports give a Phase-I area of 583.97 sq km across 171 villages (the 2023 draft), 759 sq km (after state approval, 2024) and 769 sq km (one trade report). We could not read the official report PDF, so we could not tell which figure the approved plan uses. Our older Jewar pages quote different numbers still. Ask YEIDA for the figure in the approved report.
Beyond the Phase-I area, reports describe a much larger notified area of the authority: about 3,352 sq km across six districts (Bulandshahr, Gautam Buddh Nagar, Aligarh, Mathura, Hathras and Agra) after the 2024 approval, against 2,689 sq km and 1,187 villages in 2023 reports. We have not confirmed any of these totals from an official document.
What the plan says, as far as we could confirm
From YEIDA's own page, the concept is an aerotropolis around Noida International Airport, a central commercial centre, logistics and freight zones, metro-style and bus rapid transit corridors, a peripheral road for heavy traffic, green buffers along the Yamuna and canals, affordable housing for industrial workers, and flexible land use.
Press reports of the state approval named projects such as a medical device park, a semiconductor park, an electronic city, an Olympic park, a film city and a central business district, and a Heritage City at Raya near Mathura. These are proposals in news reports, not a land-use table.
The land-use percentages (industrial, residential, green and so on) in circulation are not safe to use. One trade article that gives industrial 40 per cent and residential 13 per cent mixes the Noida Authority and YEIDA plans. Another website gives different numbers and says they come from an earlier plan. We could not read the report PDF, so we give no land-use share and no sector list. Sector numbers that appear in news (for example sectors where acquisition or allotment has been reported) are allotment or acquisition sectors, not a table from the plan.
Notified villages versus plan area
Two lists matter and they are not the same thing. First, the villages notified as the industrial development area under the Uttar Pradesh Industrial Area Development Act, 1976. YEIDA publishes the state notifications on its land page, dated between 2001 and 2009 (notification 697 of 24 April 2001, followed by notices in August 2001, August and November 2007, February 2008 and 21 July 2009). Second, the area covered by the 2041 plan map. A village in the plan area should also appear in the notified lists; if it does not, ask YEIDA why.
YEIDA also publishes building rules, the Industrial Development Area Building Regulations, 2010, and abadi rules (the "7% abadi niyamawali" and later village abadi regularisation rules). Whether private sale of agricultural land is permitted inside notified but unacquired areas is something we could not confirm. Read the Jewar airport land guide with that caution.
Acquired land cannot be bought privately. Reports from 2025 describe acquisition for new sectors, with farmers receiving compensation and a percentage developed plot. We do not repeat the rates because they come from news and may change. For the general framework of compensation, see the land acquisition compensation guide and compensation by state.
Airport and expressway links
The airport is part of the planning logic, but airport dates change. Our dossier records the aerodrome licence on 6 March 2026, Phase I inauguration on 28 March 2026 (citing a Prime Minister's Office page) and commercial flights from June 2026. A rename reported in October 2026 appears only on an encyclopedia page and should be checked before use. A "10 km airport zone" rule appears only on an older page of our own and has not been checked against the airport regulator; see AAI and DGCA height and funnel rules instead.
The Jewar link to the Ganga Expressway has a reported land freeze on the alignment (56 villages in our dossier) that overlaps YEIDA's area. See the Delhi-Mumbai expressway page for the neighbouring corridor, and how infrastructure moves land prices for the general effect. We make no price or return claim.
How to check a specific parcel
- Identify the village and khasra from the seller's record. In Uttar Pradesh use UP Bhulekh and the UP bhu-naksha page.
- Is the village in a YEIDA notification? Check the district lists on YEIDA's land page.
- Is it inside the Phase-I map? Open the map on the master-plan page and note the file date. The map file was dated April 2025 while approval was reported in September 2024, so confirm you hold the latest.
- Ask YEIDA in writing for the land-use designation of the khasra and whether acquisition or allotment has begun in that sector.
- Check the expressway alignment and any acquisition notice. See this guide.
- Check floodplain and forest overlays near the Yamuna, which the plan reportedly buffers.
- Check building rules. New construction follows the 2010 regulations unless replaced.
- Keep paper. Save the map, date, and reply from YEIDA.
Land-use change inside the area follows the authority's rules rather than the usual district CLU route; the UP rules are discussed in land use conversion in Uttar Pradesh. We could not confirm how a private owner applies for a change inside a YEIDA sector.
What is unconfirmed
We could not confirm: the Phase-I area in the approved report; the land-use table and the sector list; any gazette notification; the exact state-approval date; whether YEIDA OneMap carries master-plan layers or a downloadable GeoPDF; whether private sale is allowed in notified, unacquired areas; and the airport rename. We will update this page once the report PDF is read directly.
