Current rents by configuration for Sector 22D and the wider Yamuna Expressway, and the charges that sit against them.
Read this first. This page prints no yield figure, no return figure and no price forecast. It prints the rent bands we can evidence, with the date we gathered them, and it points you at the developer’s dated cost sheet for the purchase side. Vidastu Advisory is a UP-RERA registered channel partner (UPRERAAGT000309/01/2026), not an investment adviser, and we quote no assured return, guaranteed rent or buyback on any property.
One timing note worth being upfront about: this tenant pool fills in over the months after a new airport starts commercial operations, not on day one — ground staff, airline crews and hospitality hiring ramp up in stages as flight frequency and surrounding commercial space come online. If your plan is to buy and rent out immediately, budget for a longer initial gap than the bands above would suggest. That is a normal feature of any first-generation development near a newly-commissioned airport, not a project-specific problem.
By Vidit KaushikFounder, VidastuUpdated 12 Jul 20269 min readInvestor math
The short answer
This page sets out what apartments on the Yamuna Expressway rent for in 2026, by configuration, and the charge heads that sit against rent. It prints no yield figure, and it does not forecast rents or prices. For the numbers on a specific unit, ask our desk for the developer’s dated, itemised cost sheet.
Two numbers decide a rent conversation on this corridor: what a unit lets for, and what the unit costs all in. The first is below, by configuration, with the date it was gathered. The second reaches you on the developer’s dated cost sheet, itemised. This page does not join them into a yield for you.
Where rents actually sit in 2026
The cleanest way to estimate Yamuna Expressway rentals is to triangulate across three sources — corporate HRA stipends, listed rental ads on 99acres / MagicBricks, and owner-broker conversations. The numbers below are a conservative mid-point as of April 2026.
Config
Monthly rent (unfurn.)
Monthly rent (semi-furn.)
Monthly rent (fully-furn.)
Studio / 1 BHK
₹10,000–13,000
₹13,000–16,000
₹16,000–20,000
2 BHK
₹15,000–20,000
₹20,000–25,000
₹25,000–32,000
3 BHK (Sector 22D premium)
₹25,000–32,000
₹32,000–40,000
₹40,000–55,000
4 BHK premium
₹35,000–45,000
₹45,000–55,000
₹55,000–70,000
Rent ranges are for the broader Jewar–Greater Noida cluster. Sector 22D delivered availability sits at the upper end of each band.
What this page does not print
Let’s work a concrete example — an Eldeco Echoes of Eden (RERA UPRERAPRJ125342/02/2026) Caelum-tower 3 BHK at today’s BSP, to ground the math in a specific unit an investor might actually book. Caelum is the only tower with current availability — Haven and Elysian are fully booked.
All-in acquisition cost
BSP₹10,999/sq.ft* super area, plus other charges, 24 September 2026
Super area (assumed)1,750 sq.ft
Base coston the dated sheet
+ GST @ 5%on the dated sheet
+ Stamp duty & reg @ 8%on the dated sheet
+ IBMS, PLC, parking, clubon the dated sheet
All-in acquisition coston the dated sheet
Net rental yield
Annual rent (mid-point)₹6,00,000
Gross yield (÷ all-in cost from the dated sheet)on the dated sheet
− Maintenance + property tax (~15% of rent)(₹90,000)
− Vacancy buffer (5% of rent)(₹30,000)
Net rental yieldon the dated sheet
Where rentals will actually come from, post-Jewar
The rental thesis isn’t speculative. Jewar brings a specific, identifiable tenant pool to Sector 22D:
Airport operations staff — Zurich Airport International India Private Limited directly employs ~800–1,200 at ops stage.
Airline ground crew & cabin crew — 5–7 carriers announced, 200–400 crew per carrier within 20 km.
Hotel and hospitality — 5 five-star hotels planned near the airport; hospitality rental demand typically 1,500+ units within 15 km.
Film City talent & technical crew — a 1,000-acre project, peak employment 50,000+ with sub-contractors.
Corporate relocation nearby — Noida-based corporates whose staff’s preferred airport shifts from IGI to Jewar will relocate southward.
There is also a route for YEIDA plot allottees: build a stilt-plus-floors house and let one or two floors to the same airport tenant pool. The cost of that turns on build cost per sq.ft, so start with the Yamuna Expressway construction cost guide for 2026.
Risks worth pricing in
Over-supply in the corridor — 8 active new launches is a lot of availability; it could take time for homes to sell.
Tenant pool assumptions may under-materialise if airline scale-up is slower than projected.
Tax structure changes — long-term capital gains indexation rules have changed historically.
Developer-specific risk — a stuck project does not equal corridor failure; pick RERA-registered projects with listed/vetted developers.
What’s a realistic rental yield on a Sector 22D apartment?
This page does not publish a yield figure for Sector 22D. What it publishes is the rent bands it can evidence, triangulated in April 2026 from corporate HRA stipends, listed rental advertisements and owner-broker conversations, and the developer's dated cost sheet for the purchase side. This page also does not forecast rents or prices.
Is Yamuna Expressway a better investment than Noida Sector 150 or Gurgaon?
That depends on your horizon and on whether you need to move in. The Yamuna Expressway has the lower entry ticket and an airport that opened for domestic flights on 15 June 2026. Noida Sector 150 and Gurgaon are more mature markets with deeper rental pools. This page does not forecast prices in any of the three.
What’s the best unit size for an investor?
A 2 BHK has the widest tenant pool on this corridor: corporate singles, couples and small families. A 3 BHK carries the higher rent per unit in the bands above. Which configurations are actually open on a given day is a question for the desk, and it comes back with the developer's dated cost sheet for that configuration.
Should I take a home loan for a Yamuna Expressway investment?
That is a decision for you and your lender, against your own cash flow. What this page can give you is the mechanic: on a construction-linked plan the bank disburses in stages, so you pay pre-EMI, interest only, on the amount drawn so far. Our home loan guide covers the bank-by-bank rate comparison.
Disclaimer: Vidastu Advisory (UP-RERA Agent UPRERAAGT000309/01/2026) is an authorized channel partner for Eldeco Echoes of Eden (UPRERAPRJ125342/02/2026). The rent bands on this page are a conservative mid-point triangulated from corporate HRA stipends, listed rental advertisements and owner-broker conversations as of April 2026, and are not guaranteed. GST, PLC, IFMS, car parking, stamp duty and registration charges are additional and subject to change. Verify all details on the UP-RERA portal before purchase. This is not financial or investment advice.