NRI guide · updated June 2026
The Noida International Airport at Jewar (IATA: DXN) opened for domestic operations on 15 June 2026 — the first time the Yamuna Expressway corridor has genuine airport connectivity. For NRIs evaluating a YEIDA residential plot, the airport's arrival shifts the question from "will this corridor develop?" to "which sector should I be in?" This guide compares the residential sectors NRIs ask about most — Sectors 18, 20, 22D, 24A, 16 and 17 — across the factors that actually matter: distance to the airport terminal, residential allotment status, plot sizes available, on-ground infrastructure, and suitability for a plot-and-build strategy versus a longer hold. All appreciation figures are from sourced data in our NRI data file and are explicitly disclaimed. This is general information — not legal, tax or investment advice. Consult your CA / FEMA advisor before transacting.
Choosing a YEIDA sector is not just about picking the closest one to the airport. NRI buyers have a specific set of constraints — they are managing a plot from abroad, they may want to build without visiting frequently, and they are typically working with a 5–15 year horizon. The relevant factors break down as follows:
The Noida International Airport at Jewar is the anchor catalyst for the Yamuna Expressway corridor. Sectors within 10–15 km of the terminal are in the airport's primary influence zone — the zone that historically attracts the first wave of commercial, hospitality and residential demand as an airport becomes operational. Sectors 10–25 km from the terminal fall in the secondary influence zone — still connected, but the airport premium is diluted by distance and local market conditions. Distance from the expressway itself also matters: a sector adjacent to the expressway has better connectivity than one set back from it.
Not all YEIDA sectors that appear on a map are currently in residential scheme status. YEIDA releases sectors for residential allotment in phases — a sector must be gazetted, master-planned and included in a scheme brochure before you can apply. Sectors already offered in prior schemes (e.g. Sectors 18, 22D, 24A) have a more established regulatory track record than sectors being launched for the first time. Always confirm sector status from the current YEIDA scheme brochure — not from a broker's claim.
YEIDA scheme plots can be acquired in two ways: (a) fresh allotment via the authority draw, at the authority rate (approximately Rs 35,000/sq m in 2026); or (b) resale from an existing allottee, at a market-negotiated price that typically runs significantly higher than the authority rate in established sectors. For NRIs, fresh allotment gives you the lowest entry price but requires navigating the draw lottery. Resale is more certain but more expensive, and due diligence on the existing allotment, outstanding dues to YEIDA, and transfer process is essential.
A YEIDA plot is raw land — you need to construct a home on it within YEIDA's stipulated construction period (typically 3–5 years from possession). Build-readiness depends on whether the sector has demarcated and accessible plots, internal roads, water supply, sewerage, drainage and electricity connections available or imminent. A sector where YEIDA has completed civil infrastructure allows construction to begin promptly. A sector where civil works are still years away means your construction timeline is deferred, even if you hold a valid allotment letter.
YEIDA's own authority allotment rate is the most verifiable appreciation signal: it rose from approximately Rs 25,900 per sq m in the 2024 scheme to approximately Rs 35,000 per sq m in the 2026 scheme — a roughly 35% step-up over two years (source: YEIDA scheme data, 2024–2026). Resale prices in established sectors are reported to trade significantly higher than the authority rate, per broker data — but broker-reported resale prices are less verifiable and vary by plot, location and seller urgency. All appreciation figures are past data, not a guarantee of future performance.
The Noida International Airport at Jewar (IATA: DXN) opened for commercial domestic operations on 15 June 2026 with IndiGo and Akasa Air. International flights are targeted for the October 2026 winter schedule and are not yet operating. The airport opened approximately four years later than its original 2022 target. Phase 1 design capacity is approximately 12 million passengers per year. Source: Government of India / PIB and newsonair.gov.in, June 2026.
The airport's opening is a genuine milestone — it converts the corridor from a speculative story into a functioning connectivity story. However, two cautions apply for NRI buyers:
The following covers the residential sectors NRIs ask about most. Sector facts are drawn from YEIDA scheme brochures, YEIDA's published civil works data, and third-party broker/listing sources where attributed. Where a fact is uncertain or sourced from secondary data, it is marked. Always verify sector boundaries, distances, and available plot sizes from the current YEIDA scheme brochure before making any decision.
NRI view: Sector 22D is the sector most frequently cited by brokers and advisors as having the most on-ground progress. The civil works reporting (roads, sewerage, three underground reservoirs) is from YEIDA's own published infrastructure data and is the most verifiable. If you intend to build in the near term, this sector warrants serious attention. Note: "most advanced" is relative — YEIDA infrastructure is still being developed across the corridor.
NRI view: Sector 18's scheme history across multiple rounds means allottees and builders have more precedent to work from. It is in the same distance band from the airport as Sector 22D. Active resale market means better price discovery if you later need to sell — though liquidity is still thin compared to apartments.
NRI view: Sector 24A is often discussed alongside Film City. Be clear-eyed: the Film City project has its own timeline uncertainty. Sector 24A is a reasonable sector on its own merits — scheme history, proximity to airport, established allotment track — without needing the Film City thesis to be correct.
NRI view: Sector 20 shows up in broker resale listings with reasonable activity. Specific infrastructure details are less publicly documented than Sectors 22D or 18 — use this as a reason to do direct due diligence with YEIDA or through an on-ground advisor before purchase.
NRI view: Sectors 16 and 17 are earlier in their development cycle, which typically means lower entry prices relative to more established sectors. For an NRI with a longer horizon who can tolerate infrastructure uncertainty, this band may offer better price-per-sq-m at allotment. For an NRI who wants to build in 2–4 years, the infrastructure gap makes these riskier.
YEIDA's own authority residential-plot allotment rate rose from approximately Rs 25,900 per sq m in 2024 to approximately Rs 35,000 per sq m in the 2026 scheme — a roughly 35% increase over two years. Source: YEIDA scheme data (RPS 2024 → RPS-10 2026). This is a government-set rate, not a market price — it is the most reliably sourced figure available.
For broader corridor context: according to ANAROCK Research (cited via OutlookMoney, 2025–26), apartment capital values in Noida appreciated approximately 92% and in Greater Noida approximately 98% between 2020 and Q1 2025. These are city-level averages for apartments — not YEIDA plot data and not the Yamuna Expressway sub-market specifically. They are included for corridor context only.
Market analysts cited in broker/analyst reports (e.g. ERM Global Investors, 2026) have forecast 20–30% further price appreciation along the corridor in 2026–27, citing the airport becoming operational as the catalyst. This is a forward-looking estimate with low confidence — the airport catalyst is real, but the magnitude and timing of any price movement is uncertain.
For a modelled estimate of total cost and indicative value in your currency, use the NRI value projector →
Given the sector comparison above, here is a practical framework for narrowing down your choice. It covers three variables: budget, hold horizon, and whether you intend to build soon.
At the 2026 authority rate of approximately Rs 35,000/sq m, a 200 sq m plot costs roughly Rs 70 lakh in land before stamp duty, registration and development charges. A 250 sq m plot runs approximately Rs 87.5 lakh. Resale plots in established sectors carry a market premium above the authority rate. Start with what you can realistically fund from NRE/NRO in the application window — then choose the sector and size that fits that budget, rather than over-extending for a "better" sector.
| Your horizon | What to prioritise | Sectors that fit |
|---|---|---|
| Build in 2–4 years | Infrastructure completeness: internal roads, water, sewerage on the ground | Sector 22D (most reported progress); Sector 18 (established scheme history) |
| Hold 5–10 years, then build or sell | Airport proximity + scheme track record; willing to absorb infrastructure lag | Sectors 18, 22D, 24A; potentially 20 with due diligence |
| Longer-term hold (10+ years) | Lower entry price per sq m; earlier-stage sector is acceptable | Sectors 16, 17 (earlier stage, typically lower authority-rate entry) |
A YEIDA plot comes with a construction obligation — typically you must begin and complete construction within 3–5 years of possession (confirm the exact period from your allotment letter). If you are buying to eventually build a home for yourself or family, factor in the full plot + build cost. A 2,000 sq ft home on a 200 sq m YEIDA plot requires: YEIDA building plan approval, civil construction (10–16 months with Vidastu's in-house team), and finishes. Use the NRI Value Projector to model the total outlay.
If you are buying purely as an investment without intent to build, understand YEIDA's construction penalty clause before applying — the authority can levy penalties or issue notices if construction obligations are not met.
Vidastu is a Greater Noida-based real estate developer and UP-RERA registered agent (UPRERAAGT000309/01/2026) operating in the Noida/Greater Noida market since 2012. Founder Vidit Kaushik is a BITS Pilani civil engineer; co-founder Ravi Shankar Sharma brings over 30 years of construction and Vastu experience. The firm holds a 4.8-star rating across 54 Google reviews.
For an NRI deciding between YEIDA sectors, Vidastu's involvement covers two areas:
Once you own the plot, Vidastu handles the full construction cycle — entirely manageable from abroad:
Talk to the Vidastu NRI desk about sector selection →
The YEIDA residential sectors typically closest to the airport terminal are in the Sectors 18, 22D and 24A belt — broadly within a 10–18 km band from the terminal along the Yamuna Expressway. Exact distances depend on the specific plot location within a sector, which can be large. Always verify from the official YEIDA sector map rather than broker approximations. Sectors 16 and 17 are generally further from the terminal — approximately 18–28 km on an indicative basis.
Yes. An NRI can buy a YEIDA plot on resale from an existing allottee. The transaction must be conducted through YEIDA's formal transfer process: the seller applies for transfer permission, YEIDA verifies outstanding dues and issues a no-objection, transfer charges are paid, and the transfer is registered at the sub-registrar's office. Payment must be in INR from NRE/NRO/FCNR through banking channels (same as a fresh scheme purchase). Due diligence is essential — verify the allotment letter, that all YEIDA instalments are clear, and that there are no legal encumbrances before committing any funds. Vidastu can assist with this process.
Based on YEIDA's own published civil works data, Sector 22D has reported completion or substantial advancement of internal roads, sewerage, drainage systems and underground reservoirs — making it the sector with the most documented on-ground infrastructure progress among the YEIDA residential zones. That said, "more build-ready" is relative: the Yamuna Expressway corridor as a whole is still developing, and even in Sector 22D, individual plot access, utility connections and YEIDA authority approvals all require verification plot-by-plot. Do not assume a sector-level headline applies uniformly to every plot within it.
A fresh scheme allotment gives you the authority rate (approximately Rs 35,000/sq m in 2026), plus stamp duty, registration and development charges — typically adding 10–15% to the base cost. A resale plot from an existing allottee is priced by the market, which in established sectors runs well above the authority rate (resale prices vary significantly by sector, size and demand). The resale premium reflects the certainty of a specific plot and the absence of draw risk. Use our NRI Value Projector to model both scenarios in your currency, and ask Vidastu on WhatsApp for current indicative resale levels in sectors you are evaluating.
YEIDA sector advisory
We're opening WhatsApp so you can send it directly. We'll call you at a convenient hour for your timezone.
Vidastu NRI — explore by country