Published On:
January 30, 2026
Updated On:
January 30, 2026
If you're planning to invest in real estate in one of India's fastest-growing regions, understanding circle rates is crucial.
If you're planning to invest in real estate in one of India's fastest-growing regions, understanding circle rates is crucial. The Yamuna Expressway Industrial Development Authority (YEIDA) and Jewar area have become hotspots for property investment, especially with the upcoming Noida International Airport. This comprehensive guide covers everything you need to know about circle rates in YEIDA and Jewar for 2026.
Circle rate, also known as the minimum rate or ready reckoner rate, is the minimum value at which a property can be registered in a particular area. Set by the state government, these rates serve multiple purposes:
The actual transaction value can be higher than the circle rate, but it cannot be lower. Property registration and stamp duty are calculated based on either the circle rate or the actual transaction value, whichever is higher.
The YEIDA circle rate varies significantly based on location, sector, and proximity to key infrastructure like the Yamuna Expressway and the upcoming Noida International Airport at Jewar. As of 2026, YEIDA has established different rate categories for various zones within its jurisdiction.
Key Factors Affecting YEIDA Circle Rates
The Yamuna Expressway circle rate has witnessed steady growth over the years due to improved connectivity and infrastructure development. The 165-km expressway connecting Greater Noida to Agra has transformed the real estate landscape along its route.
Yamuna Expressway Zone Categories
The expressway region is divided into multiple zones, each with distinct circle rates:
The circle rate of land in Jewar has experienced remarkable appreciation since the announcement of the Noida International Airport. Jewar, located in Gautam Buddha Nagar district, has become one of the most sought-after investment destinations in the National Capital Region.
Jewar Circle Rate 2026: Current Trends
As of 2026, the Jewar circle rate reflects the area's transformation from agricultural land to a developing urban hub. The rates vary significantly based on distance from the airport site, village classification, road frontage, and plot size.
Current Land Prices in Jewar
Land prices in Jewar are categorized by their distance from key landmarks. In the Airport Vicinity (0-5 km), circle rates range from ₹3,500–5,000/sq.m, while market rates are between ₹5,000–8,000/sq.m. Properties Near the Expressway (5-10 km) carry circle rates of ₹2,000–3,500/sq.m and market rates of ₹3,000–5,500/sq.m. In Peripheral Villages (10-15 km), circle rates range from ₹1,200–2,000/sq.m with market rates at ₹1,800–3,500/sq.m. Finally, Remote Areas (15+ km) have circle rates of ₹800–1,500/sq.m and market rates of ₹1,200–2,500/sq.m. Market rates typically exceed circle rates by 30-50% or more depending on specific plot characteristics.
Different villages within Jewar tehsil have varying circle rates based on their proximity to the airport and existing infrastructure:
The circle rate of YEIDA plots varies considerably across different sectors, including residential, commercial, and industrial zones.
Residential Plots
Residential pricing is determined by the development stage of the sector. In Developed Sectors (16, 18, 20), circle rates are ₹3,200–4,500/sq.m, while market rates are ₹5,000–7,000/sq.m. In Developing Sectors (22, 29, 32), circle rates range from ₹2,500–3,500/sq.m, with market rates between ₹3,500–5,500/sq.m. Upcoming Residential Sectors offer circle rates of ₹1,800–2,800/sq.m and market rates of ₹2,500–4,000/sq.m.
Commercial Plots
Commercial plots command premium rates due to income potential. Expressway Facing Commercial plots have circle rates of ₹6,000–9,000/sq.m and market rates of ₹10,000–15,000/sq.m. Sector Commercial Centers feature circle rates of ₹4,500–7,000/sq.m and market rates of ₹7,000–11,000/sq.m. Retail & Mixed-Use Plots have circle rates between ₹3,500–5,500/sq.m, with market rates from ₹6,000–9,000/sq.m.
Industrial Plots
Industrial rates are structured to encourage manufacturing. IT/Tech Park Plots have circle rates of ₹3,000–4,500/sq.m and market rates of ₹4,500–7,000/sq.m. Light Industrial Plots range from ₹1,800–2,800/sq.m in circle rates and ₹2,500–4,000/sq.m in market rates. Heavy Industrial/Manufacturing plots have circle rates of ₹1,200–2,000/sq.m and market rates of ₹1,800–3,200/sq.m.
The land prices in both Jewar and YEIDA have shown remarkable growth over the past decade:
This represents an overall appreciation of 500-800% in prime locations over an 8-year period.
Understanding circle rates is essential for calculating the total cost of acquisition.
Real Investment Cost Example
For a 200 sq.m plot in Jewar with a circle rate of ₹3,000, the plot value for calculation is ₹6,00,000. Stamp duty (7%) would be ₹42,000 and registration (1%) would be ₹6,000, totaling ₹6,48,000. However, if the market rate is ₹4,500 per sq.m (₹9,00,000 total), you pay stamp duty on the higher market value, bringing the total cost to approximately ₹9,72,000.
Several factors drive appreciation, including airport development, infrastructure projects, corporate interest, and government initiatives. Experts project that land prices in prime Jewar locations could increase by another 40-60% over the next 3-5 years, while YEIDA plots along the expressway may see 30-50% appreciation.
Tips for Success:
Mistakes to Avoid:
Understanding the circle rate of land in Jewar and YEIDA is fundamental to making sound real estate decisions. As the region transforms into a major economic hub, these rates provide a baseline for valuation and legal compliance. While circle rates offer transparency, remember that market rates are often significantly higher. Always verify current rates from official YEIDA and UP government sources before committing to an investment.
