The numbers for a 260 sqm plot
Everything on this page follows from the Table 1 band the plot falls in. The figures in the middle column are the band limits; the areas are our arithmetic on them, indicative and not a sanctioned envelope.
| Rule | On a 260 sqm plot | Where it comes from |
|---|---|---|
| Table 1 band | Above 200 and up to 300 sqm | Regulation 24.1, Table 1 |
| Maximum ground coverage | 75 per cent: about 195 sqm (2,099 sq ft) of footprint | Table 1, as transcribed on our regulations page |
| Maximum FAR | 1.80: about 468 sqm (5,038 sq ft) across all floors | Table 1 |
| Maximum height | 15 m, counted from the top of the drain to the top of the building | Table 1 and its notes |
| Front setback | 3.25 m | Table 1 |
| Side open space | A side pocket of 3.0 m x 4.5 m in front of the ramp; the plain side open space follows the sector zonal plan | Table 1 and its note on the zonal plan |
| Minimum rear open space | An envelope pocket of 5.5 m x 3.0 m on the envelope plan | Table 1 |
| Dwelling units | Up to three dwelling units (the band above 100 and up to 500 sqm) | Regulation 24.1(2) |
| Certificate minimum | About 97.5 sqm (1,049 sq ft) built, with a working toilet or bath and a kitchen | Regulation 24.1(2)(x): the higher of 40 sqm and 50 per cent of permissible coverage |
Band figures from Regulation 24.1, Table 1 of the YEIDA Building Regulations 2010 (Notification No. 311/77-3-09-8X/09, 20 December 2010), as transcribed on our regulations page and gathered on YEIDA plot construction rules. Table 1 notes that specific setbacks follow the zonal plan, and that where the permissible coverage cannot be reached within the setbacks, the setbacks of the next smaller category may be followed. YEIDA has amended its rules since 2010; your sector zonal plan and the current byelaws govern.
What the FAR buys: floors on a 260 sqm plot
FAR 1.80 divided by 75 per cent coverage pays for about 2.4 full-footprint floors. Two full floors use about 390 sqm and leave about 78 sqm for a third, roughly 40 per cent of the footprint: a set-back top floor opening onto a terrace, not a third full floor. The Regulations set no fixed floor count; the 15 m cap and the FAR do the limiting. Our build guides plan G+1 or G+2 homes inside the sanctioned FAR, coverage and height.
Stilt parking up to 2.4 m to beam bottom is FAR-free on plots of 112 sqm and above (Regulation 24.1(2)), so a stilt ground floor moves the living floors up without spending FAR. A single basement equal to the ground coverage is excluded from FAR when it is used for parking, services or storage, and balconies up to 1.5 m wide are excluded too; a wider balcony counts one fourth of its area. Enclosing a balcony in any form is prohibited and cannot be compounded (Regulation 24.8(16)). The method behind these figures is worked through on how much can I build on a YEIDA plot.
Setbacks and the buildable rectangle
Coverage says how much of the plot the house may cover. Setbacks say where. On this band the front setback is 3.25 m. For the side, a side pocket of 3.0 m x 4.5 m in front of the ramp; the plain side open space follows the sector zonal plan. The minimum rear open space is an envelope pocket of 5.5 m x 3.0 m on the envelope plan. If the setbacks leave a rectangle smaller than 195 sqm, the rectangle wins and the coverage percentage is academic.
Two things this page cannot hold: your plot’s frontage and depth, which are on the YEIDA-issued site plan, and your sector’s zonal plan. Bring both to a Council of Architecture registered, YEIDA-empanelled architect and the buildable rectangle is a short calculation. Open vehicle ramps are permitted in the side setback only, which decides where a basement entry can go.
The certificate minimum on this plot
Regulation 24.1(2)(x) sets the floor, not the ceiling: at least 40 sqm, or 50 per cent of the maximum permissible ground coverage, whichever is more, with a functional toilet or bath and a kitchen. On a 260 sqm plot at 75 per cent coverage that is about 97.5 sqm (1,049 sq ft), indicative only. An empty plinth or a bare frame does not count.
The occupancy certificate adds flooring and electrical wiring (fittings not mandatory); plumbing and fittings in at least one toilet and the kitchen; trees per Table 6 or current directions and a number plate; a boundary wall; internal and external finishing (plastering and whitewashing not mandatory); a lockable house with all external doors and windows fitted; and no violation of the Regulations, the Zonal Plan or the Master Plan at the time of the certificate (Regulations 20.1.1 and 20.1.2, as read on our regulations page). For allottees with an executed lease deed, YEIDA’s 87th board meeting extended the no-charge construction window to 31 December 2026, and the certificate itself, not the filing, is what meets it. With under two months left as this page is published, the route our deadline guide sets out is a phased build: the qualifying block built and certified first, the remaining floors finished under the same sanctioned plan. Who issues the certificate, the steps and the documents are on YEIDA completion certificate.
Where 260 sqm YEIDA plots are
260 sqm is the largest of the five sizes in the Sector 24A scheme of 451 plots (120, 162, 200, 250 and 260 sqm) on a 90-year lease, as our Sector 24A page reports from scheme coverage; our how much can I build guide names the scheme as RPS-08(A)/2024, registered under UPRERAPRJ653132/10/2024. Your plot area comes from your allotment letter, not from a scheme brochure or this page.
From allotment to certificate on a 260 sqm plot
- Lease deed and dues. Execute and register the lease deed, mutate the plot to your name and clear YEIDA dues on PIMS; a sanction cannot proceed while dues are pending (lease deed guide; BPMS guide).
- Design inside the band. Footprint up to about 195 sqm, total area up to about 468 sqm, height within 15 m, setbacks per Table 1 and the zonal plan, dwelling units within the cap.
- Map sanction on BPMS. Only an architect registered with the Council of Architecture and with YEIDA can file; Smart-DCR checks the drawing before an officer does; the sanction is valid for 5 years (BPMS guide, drawing requirements).
- Build to the sanctioned plan. Any departure from it is the first ground on which a certificate is refused (completion certificate guide).
- Completion on BPMS. At least about 97.5 sqm built to the occupancy list, the architect’s certification, YEIDA’s inspection, and the certificate (completion certificate guide).
Plot size, floors, soil and finish level drive the cost; the next section works them through for this plot against dated published ranges, and the fixed price comes as one itemised quote after a free site walk.
What it costs to build on a 260 sqm plot
A generic rate does not fit a plot, so this section starts from the plot: the area a house here can have under Table 1, the per-sq-ft ranges three publishers print for Greater Noida and Noida applied to that area, what those ranges leave out, and what moves the number. None of it is a Vidastu rate or a quote.
The built-up area
| Build | Built-up area | How it is worked out |
|---|---|---|
| G+1, two full floors | 390 sqm (4,198 sq ft) | 2 x 195 sqm footprint at 75 per cent coverage; inside the FAR area of 468 sqm |
| G+2, to the FAR cap | 468 sqm (5,038 sq ft) | FAR 1.80 caps the total at 468 sqm, so the second floor is about 78 sqm, roughly 40 per cent of the footprint |
Our arithmetic on this page’s own Table 1 figures (75 per cent coverage, FAR 1.80), at 1 sqm = 10.7639 sq ft. A stilt floor (FAR-free on plots of 112 sqm and above), a basement and balconies up to 1.5 m wide sit outside FAR but are still built, and a contractor may bill them: ask any quote to state the area it charges on.
At published per-sq-ft ranges
| Publisher, range, basis, date and exclusions | G+1, 4,198 sq ft | G+2, 5,038 sq ft |
|---|---|---|
| Aarna Constructions, Greater Noida, basic to premium: Rs 1,650 to 2,400 per sq ft of built-up area, with material (turnkey); updated 7 November 2026 Excludes: land, government fees (map approval, development charges), compound wall and gate, overhead water tank and boring, landscaping and driveway, interiors and architect fees, which the page lists as usually not included; GST extra | Rs 69 to 101 lakh indicative* | Rs 83 to 121 lakh indicative* |
| Bajaj Finance, Noida, economy to premium (standard Rs 1,800 to 2,200): Rs 1,400 to 3,000 per sq ft of built-up area (BUA); no date on the page, read 11 November 2026 Excludes: Noida Authority approval fees, architect fees and soil testing, which the page says are additional to its construction-only rate | Rs 59 to 126 lakh indicative* | Rs 71 to 151 lakh indicative* |
| BrickNBolt, Noida, overall, basic to premium (turnkey Rs 2,500 to 4,500): Rs 1,900 to 4,500 per sq ft; the page's cost-by-size tables are by built-up area; updated 9 June 2026 Excludes: architectural design and approval fees, waterproofing, soil testing, material transportation, boundary wall, staircase railing and facade detailing | Rs 80 to 189 lakh indicative* | Rs 96 to 227 lakh indicative* |
| BrickNBolt, Noida, grey structure only: Rs 1,300 to 2,000 per sq ft; the page's cost-by-size tables are by built-up area; updated 9 June 2026 Excludes: the exclusions above plus electrical, flooring, paint and kitchen: a shell of foundation, RCC frame, brickwork, plaster, staircase, underground tank and basic piping | Rs 55 to 84 lakh indicative* | Rs 65 to 101 lakh indicative* |
*Indicative: each publisher’s per-sq-ft range multiplied by this plot’s built-up area above, rounded to the nearest lakh. Basis: per sq ft of built-up area, as each publisher states it. Dates: Aarna Constructions, updated 7 November 2026; Bajaj Finance, no date on the page, read 11 November 2026; BrickNBolt, updated 9 June 2026; all three read on their pages on 11 November 2026. The ranges are published for Greater Noida and Noida; none is specific to YEIDA sectors, and Aarna’s rate card says it assumes a 200 to 300 sqm plot built G+2 with stilt parking. Not a quote, not a Vidastu rate, and no statement about what any builder charges you. Every input is in data/construction.json.
What a quote for this plot must itemise
On a 260 sqm plot the completion certificate needs about 97.5 sqm built with a working toilet or bath and a kitchen, and the occupancy list adds a boundary wall, trees, a number plate and finishing (Regulations 24.1(2)(x), 20.1.1 and 20.1.2). The published ranges do not all cover those lines. A quote you can compare names each one, with brand, quantity or allowance:
| Line item, and why it is its own line | Aarna, 7 Nov 2026 | Bajaj Finance, read 11 Nov 2026 | BrickNBolt, 9 Jun 2026 |
|---|---|---|---|
| Structure: foundation, RCC frame, slabs The engineered part, set by the structural drawing. Aarna Constructions puts structure at 40 to 45 per cent of total cost (7 November 2026). | In the rate | Not itemised: construction only | In the rate, grey and turnkey |
| Masonry: brick or block walls Brick or AAC block, and the wall thickness, should be named on the quote. | In the rate | Not itemised | In the rate, grey and turnkey |
| Plaster, inside and outside Internal and external plaster, with the number of coats, should be a line of its own. | In the rate | Not itemised | In the rate, grey and turnkey |
| Flooring Aarna says the flooring choice alone can swing cost by Rs 100 to 200 per sq ft (7 November 2026); name the tile or stone and its allowance. | In the rate: vitrified tile at basic | Not itemised | Turnkey only |
| Doors and windows Door type (flush or engineered) and window make and section (aluminium or UPVC) belong in writing. | In the rate | Not itemised | Turnkey only |
| Electrical: wiring, switches, MCB, earthing Wire and switch brands, the number of points and the earthing should be listed. | In the rate | Not itemised | Turnkey only |
| Plumbing and sanitary Pipe type, fitting brands and the number of bathrooms; Aarna's basic tier assumes two bathrooms (7 November 2026). | In the rate | Not itemised | Turnkey only; grey has basic provision |
| Kitchen A platform with tiles is not a modular kitchen; the quote should say which. | Platform and tiles; modular extra | Not itemised | Turnkey: modular kitchen setup |
| Waterproofing: roof and wet areas Roof and bathroom waterproofing protect the slab and the floor below. | Bathrooms in; roof not stated | Not itemised | Excluded |
| Boundary wall and gate The occupancy certificate needs a boundary wall (Regulations 20.1.1 and 20.1.2), so a quote without it leaves a certificate item unpriced. | Excluded: compound wall and gate | Outside the rate: its own 3 BHK example adds it | Excluded |
| Water tanks and boring Underground sump, overhead tank and any boring are separate lines. | Excluded: overhead tank and boring | Not stated | Underground tank in grey scope; overhead not stated |
| Septic tank or sewer connection Whether the plot connects to a sewer line or needs a septic tank decides this line; none of the three ranges states it. | Not stated: internal drainage only | Not stated | Not stated |
| Soil test The soil report decides the foundation, and Aarna Constructions prices a pile foundation as an adder on top of its range. | Not stated: pile foundation is an adder | Additional | Excluded |
| BPMS sanction and architect Only a Council of Architecture registered, YEIDA-empanelled architect can file on BPMS; the fees and the architect's charge are separate lines. | Excluded: government fees; architect fees usually separate | Additional: approval and architect fees | Excluded: design and approval fees |
| Completion certificate Only the certificate meets the 31 December 2026 deadline for executed lease deeds; its filing and the occupancy list's items (trees, number plate, boundary wall) belong in scope. | Not stated: government fees excluded | Not stated | Not stated |
| GST Whether the total is before or after GST changes it by the tax; the quote should show GST as its own line. | Extra | Not stated | Not stated |
Each cell is what that publisher’s page states its per-sq-ft range includes or excludes; “not stated” means the page does not say. The schedule belongs in the quote too: a straightforward G+1 takes typically 5 to 8 months on site (build timeline).
What moves this plot’s cost
- Soil. Aarna Constructions adds Rs 150 to 250 per sq ft for a pile foundation where soil bearing capacity is below 8 t/m², which it says is common in pockets of Jewar and parts of YEIDA (7 November 2026): on this G+1 that is Rs 6 to 10 lakh, indicative*. Bajaj Finance and BrickNBolt leave soil testing outside their ranges. Only a soil test on your plot settles it.
- Basement. Aarna adds Rs 350 to 550 per sq ft of basement area, with waterproofing, ventilation and a dewatering pump (7 November 2026). A single basement up to the 195 sqm (2,099 sq ft) ground coverage is FAR-free for parking, services or storage; built to that size it adds Rs 7 to 12 lakh, indicative*.
- Finish tier. On Aarna’s own ladder (7 November 2026, built-up area, GST extra) this G+1 reads Rs 69 lakh at basic, Rs 78 lakh at standard, Rs 88 to 101 lakh at premium and Rs 101 to 118 lakh at its luxury-villa tier, each indicative*; Aarna prints the top of its premium and luxury-villa tiers as open-ended.
- Floors. Going from G+1 to G+2 adds 840 sq ft: Rs 14 to 20 lakh more at Aarna’s basic-to-premium range, indicative*. A stilt floor is FAR-free on this plot size but it is still built: ask how the quote prices it.
Your fixed price comes as one itemised quote after a free site walk. Get my fixed quote · Holding a builder’s quote already? Check it line by line.
- YEIDA plot construction rules: every band of Table 1 on one page.
- How much can I build on a YEIDA plot: the arithmetic for each common size.
- YEIDA building regulations: the notified table against its regulation numbers.
- YEIDA building plan approval: the BPMS route to a sanctioned map.
- YEIDA BPMS application status: where the file is and what each stage means.
- YEIDA building plan approval vs the completion certificate: two documents, one timeline.
- YEIDA completion certificate: who issues it, the steps and the documents.
- YEIDA deadline 2026: the countdown and the phased build.
- Other sizes: 60 sqm · 90 sqm · 120 sqm · 162 sqm · 183 sqm · 184 sqm · 200 sqm · 223 sqm · 250 sqm · 290 sqm · 300 sqm · 500 sqm · 1,000 sqm · 2,000 sqm · 4,000 sqm.