What this page is
A transparent data-reference index for the Jewar–YEIDA corridor: every metric is attributed to its source, dated, and given an honest confidence rating. Government and authority data are clearly separated from broker estimates. No return is implied or guaranteed. Vidastu compiles this index as a due-diligence resource for NRI investors; it is general information, not legal, tax or financial advice. Consult your CA and a FEMA advisor before transacting.
Headline Index — key data points at a glance
These are the five most-cited metrics for the Jewar–YEIDA corridor. Each is attributed below; click through to the Master Data Table for full sourcing and confidence ratings.
Master Data Table — every metric, attributed and confidence-rated
This table is the core asset of this page. Every row carries a Value, a Source and date, and a Confidence rating (High / Medium-High / Medium / Low). Government and authority figures are rated High or Medium-High; broker and analyst forward estimates are rated Low. Read the confidence ratings before drawing conclusions.
| Metric | Value | Source · Date | Confidence | Notes |
|---|---|---|---|---|
| YEIDA authority residential plot rate — 2024 scheme | ₹ 25,900 /sq m | YEIDA plot scheme data (RPS scheme, 2024) | High | Authority-set allotment rate; not a resale market price |
| YEIDA authority residential plot rate — 2026 scheme | ~₹ 36,260 /sq m | YEIDA plot scheme data (2026 scheme) | High | ~40% increase over 2024 authority rate (RPS-10, Apr–May 2026); verify against official scheme brochure |
| Noida residential apartment appreciation, 2020 → Q1 2025 | +92% | ANAROCK Research, 2025–26 | Med-High | Historical apartments only; 2020 is a COVID-depressed base year |
| Greater Noida residential apartment appreciation, 2020 → Q1 2025 | +98% | ANAROCK Research, 2025–26 | Med-High | Same caveats as above; YEIDA plot resale data with equivalent attribution not available |
| Yamuna Expressway apartment price — 2020 | ~₹ 3,200 /sq ft | MagicBricks via Business Today, Nov 2025 | Medium | Portal-aggregated data; not a transaction-verified benchmark |
| Yamuna Expressway apartment price — 2025 | ~₹ 8,923 /sq ft | MagicBricks via Business Today, Nov 2025 | Medium | ~179% gain over the 2020 price per same source; portal data, not NIC/stamp-duty records |
| Airport operational catalyst — analyst view | Qualitative: “strong demand catalyst” | Knight Frank India & CBRE, April 2026 | Med-High | Analyst opinion, not a price forecast; does not specify quantum or timeline |
| Airport opening date | 15 Jun 2026 (domestic); intl targeted late Oct 2026 (not yet operating) | Official YIAPL / airport authority announcement, Jun 2026 | High | Domestic confirmed; international targeted late Oct 2026, not yet operating, no airlines confirmed; ~4 yrs later than 2022 target |
| Forward corridor appreciation estimate, 2026–27 | ~20–30% (estimate) | Broker/analyst estimates (e.g. ERM Global, 2026) | Low | Forward-looking estimate only. Not a guarantee. Prices can fall as well as rise. |
| Dubai gross residential rental yield — benchmark | ~6.7% gross | Engel & Völkers, April 2026 | Med-High | Gross; net runs ~1.5–2.5% below after fees, vacancy, charges. UAE average, not building-specific |
| Dubai residential price appreciation — 2025 | ~10% YoY | Engel & Völkers, April 2026 | Med-High | Market-level average; location-specific outcomes vary significantly |
Appreciation Chart — YEIDA plot rate and corridor apartment price series
The two price series for which we have anchor data points: the YEIDA authority plot allotment rate (2024 and 2026 scheme) and the Yamuna Expressway apartment price series (2020 and 2025, per MagicBricks via Business Today). Intermediate values are interpolated estimates — only the anchor data points below carry the confidence ratings above.
Chart sources: YEIDA plot scheme data (authority rates, High confidence); MagicBricks via Business Today Nov 2025 (Yamuna Expressway apt price, Medium confidence). Intermediate points are Vidastu estimates. This is an illustrative visualisation, not a transaction-verified price index. Past trends are not a forecast.
Verified facts vs broker estimates — separated explicitly
Why this section exists
The most common source of NRI investor error in this corridor is treating broker marketing figures as verified facts. This table makes the distinction explicit. Government and authority data are listed separately from broker and analyst estimates. Knowing which is which is the whole point of this index.
Category A — Government / authority / officially-announced data
| Figure | Source | Status |
|---|---|---|
| Airport open for domestic ops: 15 Jun 2026 | Official YIAPL / airport authority, Jun 2026 | Verified fact |
| International flights targeted: late Oct 2026 (winter schedule; not yet operating, no airlines confirmed) | Official YIAPL announcement | Verified target — not yet delivered as of Jun 2026 |
| Airport originally targeted ~2022; ~4 yr delay | Publicly documented timeline history | Verified fact |
| YEIDA plot rate ₹ 25,900/sq m (2024) | YEIDA scheme data | Authority-set rate — verified per scheme |
| YEIDA plot rate ~₹ 36,260/sq m (2026, RPS-10) | YEIDA scheme data | Authority-set rate — verify against latest scheme brochure |
Category B — Published research / attributed reports (Medium-High / Medium confidence)
| Figure | Source | Status |
|---|---|---|
| Noida apts +92%, Greater Noida +98% (2020–Q1 2025) | ANAROCK Research, 2025–26 | Attributed research data; historical only; not independently verified |
| Yamuna Expwy apt price ₹ 3,200 (2020) → ₹ 8,923 (2025) | MagicBricks via Business Today, Nov 2025 | Portal-aggregated, cited by named publication; Medium confidence |
| Airport is “strong demand catalyst” | Knight Frank India & CBRE, April 2026 | Attributed analyst opinion — qualitative, not a return forecast |
| Dubai gross yield ~6.7%; Dubai 2025 appreciation ~10% | Engel & Völkers, April 2026 | Attributed market report; gross figures, not net |
Category C — Broker / analyst forward estimates (Low confidence — NOT guaranteed)
| Figure | Source | Status |
|---|---|---|
| Forward appreciation ~20–30% (2026–27) | Broker/analyst estimates, e.g. ERM Global (2026) | Estimate only. NOT a guarantee. NOT a commitment. Prices can fall. |
| Any specific % gain quoted in developer marketing | Project-specific developer/broker material | Promotional estimate — not an authoritative figure |
Methodology & sources
How this index is built
Vidastu compiles publicly available, attributed data from named primary and secondary sources. We do not generate original research. We do not have access to YEIDA’s raw transaction database, NIC stamp-duty records, or private researcher datasets. Our role is to identify the most credible public sources, attribute them with full specificity, and apply honest confidence ratings so readers can weigh each figure appropriately.
Source details
- YEIDA scheme data: Yamuna Expressway Industrial Development Authority official scheme brochures (Residential Plot Schemes, 2024 and 2026). Primary government source; confidence: High. Rates are allotment prices set by a statutory authority, not resale market prices.
- ANAROCK Research: A leading Indian residential real-estate research firm. The +92% (Noida) and +98% (Greater Noida) figures are from ANAROCK’s NCR market research covering 2020 to Q1 2025. Vidastu has not independently verified ANAROCK’s underlying data or methodology — we cite their published, attributed figures. Confidence: Medium-High.
- MagicBricks via Business Today (Nov 2025): The Yamuna Expressway apartment price series (₹ 3,200/sq ft in 2020 to ₹ 8,923/sq ft in 2025) is from MagicBricks portal data as cited by Business Today in November 2025. Portal data aggregates listings and may not represent transaction-verified prices. Confidence: Medium.
- Knight Frank India & CBRE (April 2026): Both firms published commentary describing the Noida International Airport as a strong demand catalyst for the surrounding corridor in April 2026. These are qualitative analyst opinions. Neither firm specified a quantified return forecast for the corridor. Confidence: Medium-High (as attributed analyst views).
- ERM Global / broker estimates (2026): The 20–30% forward appreciation estimate is drawn from broker and analyst market commentary circulating in 2026, including reports attributed to ERM Global. Vidastu has not independently verified these projections, which are forward-looking and carry material uncertainty. Confidence: Low.
- Engel & Völkers (April 2026): The Dubai gross yield (~6.7%) and 2025 appreciation (~10%) figures are from Engel & Völkers’ April 2026 Dubai residential market report. Gross yield; net runs lower after fees, vacancy, and service charges. Confidence: Medium-High.
- Official airport sources (YIAPL / AAI, Jun 2026): The 15 June 2026 domestic opening date is from official airport authority and YIAPL communications. Confidence: High.
What this index does not include
- Transaction-verified stamp-duty or NIC registration data (not publicly accessible in comparable, aggregated form for this corridor).
- YEIDA plot resale market price series with High confidence (the secondary market is thin; no equivalent attributed dataset comparable to ANAROCK apartment data is publicly available for this asset class).
- Net rental yield data for the YEIDA corridor (the rental market is nascent; no credible attributed figure is available).
- Project-specific or developer-specific price data (varies by project, not meaningful at a corridor level).
How to read this index — caveats and honest context
1. Past appreciation does not predict future appreciation
The ANAROCK figures (+92%, +98%) reflect a specific historical cycle: 2020 was a COVID-depressed base year, and the 2020–2025 run benefited from demand recovery, structural supply shortage, and historically low interest rates in the early part of the cycle. These conditions have partially normalised. A 2026 buyer starts from a substantially higher base than a 2020 buyer. The same compounding does not repeat.
2. YEIDA plots are illiquid
Unlike an apartment in a developed society, a YEIDA leasehold plot trades on a thin secondary market. Price discovery is opaque; forced-sale discounts can be significant. YEIDA’s transfer permission process adds friction to every resale. If your investment horizon is under five years or if you may need to exit on short notice, this asset class carries material liquidity risk.
3. Infrastructure timelines have historically slipped by approximately four years
The Noida International Airport opened roughly four years after its originally stated 2022 target. The same slippage pattern applies to planned metro extensions, the YEIDA Film City, and several institutional anchors in the corridor. Every infrastructure catalyst you factor into your return model should be stress-tested with a 2–4 year delay scenario.
4. The 20–30% forward estimate is a Low-confidence broker figure — not guaranteed
This figure appears in broker and analyst materials because it is optimistic and useful for marketing. It is not a contractual commitment. It reflects a best-case scenario modelled by professionals with an interest in transactions. Real estate prices in emerging corridors can and do fall — particularly if supply outpaces demand, if infrastructure is further delayed, or if macroeconomic conditions shift.
5. Currency risk for NRIs
NRIs investing AED, GBP, USD or CAD into Indian property face INR/foreign-currency exchange rate risk. A 15% depreciation in the INR over a 7–10 year hold reduces your foreign-currency return by 15 percentage points when proceeds are repatriated. Factor this into your return model, not just the INR property price movement.
6. YEIDA plot allotment rates are not resale market prices
The YEIDA authority rate (₹ 36,260/sq m in 2026, RPS-10) is the price at which YEIDA allots plots through its scheme lottery. The secondary market — where existing allottees sell their plots — operates at its own prices, which may be above or below the authority rate depending on sector, plot size, and demand. Do not assume the authority rate equals the resale market value.
7. Dubai comparison is illustrative, not prescriptive
The Dubai benchmark (gross yield ~6.7%, appreciation ~10% in 2025) is included because many NRI investors considering the Jewar corridor are Dubai-based and hold or are considering Dubai property. These are different markets with different risk profiles, liquidity, regulatory frameworks, and currency exposures. Neither is universally superior; neither return can be applied to the other market.
8. This index is general information, not financial advice
Nothing in this index is, or should be read as, legal, tax or financial advice. Rules change; individual circumstances differ. Consult a qualified CA, a FEMA-specialised advisor, and your authorised-dealer bank before making any investment decision. UP-RERA registration (UPRERAAGT000309/01/2026) does not constitute an endorsement of any specific investment decision.
Related guides and tools on Vidastu NRI
- NRI Overview — the full picture of buying and building in India as an NRI or OCI
- NRI Investment Case — NCR appreciation data and the case for investing in the region
- Jewar Airport & Property Values Guide — the full narrative guide: airport context, verified vs estimate, risks, plot vs apartment, FEMA rules
- Plot + Build — how Vidastu builds your home on a YEIDA plot while you stay abroad