How to Buy Agricultural Land Near Noida Airport Safely — The Complete Step-by-Step Guide

The Yamuna Expressway region near Noida International Airport (Jewar) is rapidly transforming into a prime real estate and investment destination. With massive projects such as the Film City, Medical Device Park, and multiple industrial clusters under the Yamuna Expressway Industrial Development Authority (YEIDA), land values have been rising steadily.

But buying agricultural land here requires meticulous due diligence — from verifying ownership and land records to ensuring safe payments and compliance with state land laws. Below is the complete, fact-based investor guide for buying land in and around Jewar safely.

1. From Registry to Reality: The Full Land-Buying Journey in Jewar & YEIDA Region

Step 1: Identify Suitable Land Parcels

Start by identifying plots in villages within 5–15 km of the Noida International Airport boundary. Villages like Rohi, Kishorepur, Dayanatpur, Ranhera, Thora, Karauli Bangar, and Mundhera are among the most sought-after.

Check whether the land falls under YEIDA’s notified sectors (like Sector 22D, 24, 28, 29, 30, 33, 34, 36, or 37). Avoid parcels already under Section 4 or Section 6 notification of the Land Acquisition Act, since those are reserved for public projects.

Step 2: Verify Ownership Documents

Request these key records from the seller:

• Khasra number: The specific identification number for each land plot.
• Khatauni: Record showing ownership and cultivation rights.
• Jamabandi: Ownership register with land history.
• Rent receipt or Bhumidhari certificate: Confirms ownership category under the U.P. Zamindari Abolition and Land Reforms Act, 1950 (UPZALR).

The seller must be a bhumidar with transferable rights — not an asami (tenant), since asami land cannot be legally sold.

Step 3: Verify Online via UP Bhulekh

Go to upbhulekh.gov.in → Search by Khasra/Khatauni number → Select District: Gautam Buddha Nagar and Tehsil: Jewar.
Check if:

• The seller’s name matches the record.
• The land is not marked as Gram Sabha, Sarkari, Jungle, or Talab.
• There are no acquisition notices or disputes listed.

Step 4: Conduct Physical Verification

Hire a local surveyor or revenue lawyer to measure the boundaries and cross-check them with the official bhu-naksha map on the UP Bhulekh site. Confirm access through public or private rasta (road). Landlocked plots without registered pathways face resale and development challenges.

2. Land Verification Made Simple: Understanding Khasra, Khatauni & Mutation

Khasra is a survey number or unique ID for each plot, showing its size, use type, and location.
Khatauni is the register that lists all plots owned by a person or family, confirming ownership and cultivation rights.
Mutation (Dakhil Kharij) is the process of updating government revenue records after a sale.

After your registry, apply for mutation at the Jewar Tehsil Office or online through the UP Revenue portal within six months. The typical fee ranges between ₹200–₹500 per plot. Mutation ensures you are recorded as the new legal owner and eligible for future compensation or development benefits if the land is acquired.

Red Flags:
Avoid buying if:

• The seller’s name on Khatauni doesn’t match registry records.
• The land is marked as “Gram Sabha”, “Jungle”, or “Disputed”.
• Mutation has not been completed after prior sales.

3. Avoiding Scams: Verifying Ownership & Preventing Double-Selling

Rural transactions often carry risks such as:

• Double-selling: Same land sold to multiple buyers.
• Fake power of attorney (GPA) holders: Unverified agents posing as owners.
• Benami transactions: Land registered under another person’s name.
• Undisclosed co-owners: One family member sells land jointly owned by others without consent.

Protection Measures

1. Ask for original sale deeds and Encumbrance Certificate (EC).
2. Verify ownership and dispute status from the tehsil office.
3. Publish a public notice in a local newspaper before registry.
4. Make payments only via bank transfer or cheque, never cash.
5. Register the sale only before the Sub-Registrar Office (Jewar or Dankaur) — not through a notary or GPA deal.

4. Structuring Payments Safely: Token Money, Advance, Stamp Duty & Final Registry

Token and Advance Payments

• Token money: Usually 5% of the total deal value, paid only after verifying all documents.
• Advance payment: About 10–20% at the time of executing a notarized Bayana (agreement to sell).
  All payments should be made through bank channels with references noted in the agreement.

Stamp Duty and Registry

Under the U.P. Stamp Act, 2008:

• Stamp Duty: 5% for male buyers, 4% for female buyers.
• Registration Fee: 1% of the sale value.
• Sale value must be equal to or above the circle rate (minimum government-declared rate).

At the Sub-Registrar Office, both buyer and seller appear with Aadhaar, PAN, two witnesses, and passport-sized photos. The registered sale deed is issued the same day.

5. After You Buy: Fencing, Leasing & Cultivation Rights Before or After Acquisition

Fencing & Boundary Work

After registry, buyers can erect temporary fencing, pillars, or boundary markers. Permanent construction, however, requires land-use conversion (LUC) approval.

Leasing for Agriculture

Land can be leased to another farmer for cultivation through a notarized lease. For leases longer than three years, registration is mandatory. The land must continue to be used for agricultural purposes only unless converted.

Conversion for Non-Agricultural Use

If planning a farmhouse, warehouse, or educational facility, apply for conversion under Section 143 of the UPZALR Act.
Applications are filed with the Tehsildar, Jewar, and forwarded to the District Magistrate.
Typical approval time: 30–90 days.
Conversion fee: ₹50–₹100 per sq. metre, depending on land use.

During Acquisition (YEIDA Sectors)

If your plot falls in an upcoming YEIDA sector, you may receive:

• Cash compensation at ₹4,300 per sq. metre (as per latest YEIDA rate)
• 7% developed abadi plot allotment within the same sector

Keep your registry and mutation updated to ensure your compensation or abadi plot claim is valid when acquisition takes place.

6. Key Legal and Policy Frameworks

Agricultural land transactions in the Jewar–YEIDA zone are governed by multiple regulations. The U.P. Land Revenue Act, 1901 covers mutation, land survey, and record management. The U.P. Zamindari Abolition & Land Reforms Act, 1950 defines ownership categories such as bhumidhar (owner) and asami (tenant) and sets out rules for transfer and conversion.

The Land Acquisition, Rehabilitation & Resettlement Act, 2013 governs compensation, rehabilitation, and land acquisition procedures when YEIDA or the government acquires land for public projects. Stamp duties and registration requirements are outlined in the U.P. Stamp Act, 2008.

The YEIDA Development Regulations guide sector planning, layout approvals, and abadi plot allocations for landowners whose land is acquired for development.

7. Practical Tips for Safe Investment

• Always buy land from a recorded bhumidhar only.
• Avoid buying within 2 km of the airport boundary unless your intent is speculative.
• Hire an advocate to conduct a title search before paying token money.
• Record video evidence of possession handover at the site.
• Keep all bank receipts and transfer proofs for future compensation or resale.
• If buying jointly, clearly mention ownership ratios in the sale deed.
• Visit the lekhpal or patwari after registry to ensure your name appears correctly in local records.
• For any farmhouse or future development plans, initiate conversion approval early to avoid penalties.

8. Frequently Asked Questions (FAQ)

Q1: Can non-Uttar Pradesh residents buy agricultural land in Jewar or YEIDA?
Yes. There is no restriction on individuals from other Indian states buying agricultural land in Uttar Pradesh, provided the buyer is an Indian citizen.

Q2: Can NRIs purchase agricultural land near Noida Airport?
No. Non-Resident Indians (NRIs) are not allowed to buy agricultural land, plantation property, or farmhouses in India as per RBI guidelines under FEMA.

Q3: What is the minimum plot size for agricultural purchase?
There’s no fixed legal minimum, but plots are typically measured in bigha or biswa (1 bigha ≈ 842 sq. metres). For practical and resale purposes, aim for at least half a bigha (≈842 sq. m). This 1 bigha calculation holds true in Yeida only.

Q4: How is compensation calculated if land is acquired by YEIDA?
Compensation is based on the prevailing notified rate (₹4,300 per sq. metre) multiplied by your land area. In addition, you are eligible for 7% of the acquired area as a developed abadi plot within the same sector.

Q5: Can agricultural land be converted into farmhouse or commercial use?
Yes, after obtaining a 143 Conversion Order under the UPZALR Act. Without this approval, construction for non-agricultural use is illegal.

Q6: What is mutation, and why is it necessary?
Mutation (Dakhil Kharij) records you as the new owner in revenue records. Without mutation, you cannot claim compensation, government notices, or future benefits if the land is acquired.

Q7: What documents are needed at registry time?
Aadhaar card, PAN card, passport-size photographs, original sale deed, proof of payment, and two witnesses.

Q8: Is leasing land to another farmer allowed?
Yes, leasing for agricultural use is legal if executed through a notarized agreement. Leases longer than 3 years must be registered.

Conclusion

The Jewar–YEIDA–Noida Airport zone represents one of India’s strongest long-term rural-to-urban transition markets. With proper verification through UP Bhulekh, safe payment structuring, and adherence to UPZALR and YEIDA regulations, investors can secure both legal ownership and future growth benefits.

By following this step-by-step guide — from registry and mutation to fencing and optional conversion — you can confidently invest in agricultural land near the Noida Airport with both security and clarity.

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