The investment case · sourced, not hyped
Here are the real numbers — each one attributed and dated — plus an honest comparison with Dubai, so you can decide with clear eyes, not a sales pitch.
Look at the line
Toggle between government plot rates and corridor apartment prices.
Every figure, with its source
| Metric | Figure | Source · date | Confidence |
|---|---|---|---|
| Noida apartment values, 2020→Q1 2025 | +92% | ANAROCK Research, 2025–26 | Med-High |
| Greater Noida apartment values, 2020→Q1 2025 | +98% | ANAROCK Research, 2025–26 | Med-High |
| YEIDA authority plot rate | ₹25,900 → ₹35,000/sq m (~+35%, 2024→26) | YEIDA plot schemes (RPS → RPS-10) | High |
| Yamuna Expwy apartment price | ₹3,200 → ₹8,923/sq ft (2020→25) | MagicBricks via Business Today, Nov 2025 | Medium |
| Forward outlook 2026–27 | ~20–30% (estimate) | Broker/analyst views (e.g. ERM Global, 2026) | Low |
City-level averages differ from specific sub-markets; resale prices in prime sectors run above authority rates and carry speculation risk. Forward figures are estimates, not guarantees. Past performance is not a guarantee of future returns.
Why analysts watch this corridor
The Noida International Airport (Jewar) began commercial domestic operations on 15 June 2026 (IndiGo, Akasa); international flights are targeted for the October 2026 winter schedule and are not yet operating. It opened about four years after the original target — we state that openly.
Knight Frank India
Describes the commencement of the airport as “expected to act as a strong catalyst for residential real estate development” (April 2026). A qualitative view, not a return forecast.
CBRE
Notes airport-led development “has consistently been one of the most powerful catalysts for real estate growth” (April 2026).
Knight Frank — supply
Greater Noida’s share of NCR residential launches rose to 28% in 2025 (from 19% in 2021) — capital is following the corridor.
Two ways in
An honest comparison
Both are valid. No spin — here’s the straight version.
*ANAROCK apartment data 2020→Q1 2025; Dubai figures from Engel & Völkers (Apr 2026) and Knight Frank. Dubai net yields run ~1.5–2.5% below gross. Past performance is not a guarantee.
Project it yourself
Adjust the inputs and switch between AED, USD, GBP and INR. Indicative estimate, not a guarantee.
The honest part
Real estate is illiquid — selling a plot or home takes time, unlike Dubai’s deep market. Infrastructure timelines slip (the airport itself opened ~4 years late). Forward projections are estimates, not promises, and prices can fall as well as rise. Construction has real carrying costs and its own risks. We’d rather you buy with clear expectations than oversell you — that’s why every figure on this page is sourced and every forecast is flagged as such. Please take independent financial and tax advice.
Questions NRIs ask
ANAROCK reports Noida apartments ~+92% and Greater Noida ~+98% from 2020 to Q1 2025. The YEIDA authority plot rate rose from ₹25,900 to ₹35,000/sq m (2024→26, ~35%). Resale prices in prime sectors run higher and carry speculation risk. Past performance is not a guarantee.
Different goals. Dubai gives verifiable rental income (~6.7% gross) and liquidity; Jewar is a longer-hold land-appreciation play plus a home you own and can use. Many NRIs hold both.
Yes — NRIs/OCIs may buy residential and development-authority residential plots (not agricultural land) under FEMA, paying via NRE/NRO/FCNR. See our FEMA guide. Consult your CA/FEMA advisor.
Knight Frank India and CBRE (Apr 2026) call the operational airport a strong demand catalyst — qualitative views, not guaranteed returns. The airport opened ~4 years later than first targeted.
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