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District guide
Farmland in Gautam Buddha Nagar, Uttar Pradesh
Home to the corridor's single biggest catalyst — and its most important legal caveat.
5,000 ha, 39 villages
Total Project
1,239 ha, 6 villages
Phase 1
400%+ (2018-24)
Price Rise:
DNGIR, 84 villages
Active Freeze:
District land record — Gautam Buddha Nagar
Rev. 2026 · Farmland India desk
State
Uttar Pradesh
Key sub-areas
Jewar · Noida · Greater Noida
Nodal authorities
YEIDA · NIAL · Noida/Greater Noida Authority
Active freeze
DNGIR, 84 villages
Distance from Delhi
~25-75 km depending on sub-area
Land records portal
IGRS UP
Land law is state law. These rules are maintained on the Uttar Pradesh page and apply to every district within it.
Gautam Buddha Nagar — land purchase legal rules
⚠ Uttar Pradesh is open to all buyers, but a specific area around the Jewar airport corridor carries an active purchase freeze — this is the single most important fact for anyone looking at Gautam Buddh Nagar land right now.
Who can buy agricultural land? Any Indian citizen — a March 2014 amendment to the UP Imposition of Ceiling on Land Holdings Act, 1960 removed the earlier non-agriculturist bar. No domicile or residency test applies.
Ceiling limit: a family (self, spouse and minor children) may hold up to 12.5 acres of agricultural land in aggregate across UP under the 1960 Act. The Sub-Registrar cannot register a deed that pushes a buyer above this ceiling. Residential, commercial and industrial land carry no ceiling.
DNGIR purchase freeze — Jewar corridor: 84 villages inside the Dadri-Noida-Ghaziabad Investment Region carry a temporary purchase freeze while development planning is finalised; RERA-registered projects are exempt. Confirm a parcel's DNGIR status directly on the UP Board of Revenue portal before proceeding — a freeze means the Sub-Registrar will not register a private sale deed at all.
SC/ST allotted land: land originally allotted to an SC/ST beneficiary requires District Magistrate permission before transfer to a non-beneficiary, via the same UP Board of Revenue portal (typically a ~45-day process). A transfer without this permission is void.
NRI & OCI buyers: FEMA 1999 prohibits NRIs and OCIs from purchasing agricultural land, plantation property or farmhouse land anywhere in India, UP included. NRIs may purchase residential or commercial property.
- Open since March 2014
- Ceiling: 12.5 acres/family
- DNGIR freeze: 84 villages
- SC/ST land: DM permission
- NRI agri: barred (FEMA)
- IGRS UP
Gautam Buddha Nagar — where the DNGIR freeze actually is
The full Uttar Pradesh legal framework above (inherited from the state record) applies to Gautam Buddh Nagar in full — including the DNGIR purchase freeze already flagged there.
⚠ This district is the physical location of the Dadri-Noida-Ghaziabad Investment Region (DNGIR) purchase freeze — 84 villages across this district and its neighbours where private sale-deed registration is currently paused pending finalisation of the master development plan. Confirm any specific village's freeze status directly on the UP Board of Revenue portal before treating a parcel as purchasable — a freeze means the Sub-Registrar will not register a deed at all, regardless of price agreed.
- DNGIR freeze active
- 84 villages
District overview
Gautam Buddha Nagar — the single biggest catalyst in the corridor
Gautam Buddh Nagar contains Noida, Greater Noida, and Jewar — three of the most-searched land destinations in the entire Farmland India corridor, unified by one project: the Noida International Airport at Jewar, spread over roughly 5,000 hectares across 39 villages, with Phase 1 alone requiring 1,239 hectares from six villages (Ranhera, Parohi, Rohi, Kishorepur, Dayanatpur, Banwari Bas).
The scale of price movement here is genuinely extraordinary and independently documented: industry estimates put 2018 land prices around ₹25-28 lakh per hectare in the Jewar catchment, rising to ₹1.25-1.5 crore per hectare by mid-2024 — over 400% appreciation in six years, driven directly by the airport project's progress. Real estate commentators have explicitly framed the airport's effect as bringing Noida and Greater Noida "at par with Gurugram."
This is a genuinely different scale of catalyst from anywhere else in the corridor — but it comes with the DNGIR freeze noted above, meaning the highest-upside villages are, for now, also the ones where a private transaction cannot actually be registered.
- Jewar Airport
- Noida
- Greater Noida
- YEIDA
- 400%+ Price Rise (2018-24)
Market bands
Sub-area price bands — Gautam Buddha Nagar
Figures are admin-curated market bands, not live-listing computed. DNGIR freeze status varies village-to-village even within the same sub-area — confirm before assuming a band is actionable.
* Indicative market range compiled from listed inventory and public circle-rate references. Not a valuation, an offer, or a guarantee of transaction price. Verify current DLC / circle rates with the sub-registrar before transacting.
Connectivity
How Gautam Buddha Nagar connects
Delhi/NCR is the dominant and genuinely correct buyer geography for this district.
🚗 By road
✈️ The airport itself
The Noida International Airport at Jewar — Phase 1 investment ₹8,914 crore, first-phase capacity 12 million passengers/year, concessionaire Zurich Airport International AG. Full status and land-impact detail: Jewar Airport land guide.
Infrastructure & growth
What's already here, and what's genuinely still coming
Split by what's already delivering value versus what's still to come.
✓ Already delivering
Yamuna Expressway
The backbone connectivity the entire Jewar thesis is built around.
400%+ land-price appreciation
Independently reported, not a marketing claim — a genuine, already-realized re-rating.
◐ On the horizon
Noida International Airport full operations
The project has seen multiple timeline revisions historically — treat any specific opening date as provisional until confirmed.
Haryana-Jewar connecting road
A ₹2,415 crore project linking Haryana directly to the airport — expands the buyer geography beyond pure Delhi/NCR.
Aircraft MRO hub near Jewar
India's first dedicated aircraft repair and maintenance hub, planned adjacent to the airport.
Farmland India view
Why investors look at Gautam Buddha Nagar
Three reasons, with an explicit note on the freeze that tempers all of them.
The single largest catalyst in the corridor
No other announced project across all six states matches the airport's documented land-value impact.
Independently documented appreciation, not a projection
400%+ over six years is a reported fact, not a forecast — though past appreciation doesn't guarantee future returns.
Buyer-eligibility open since 2014
No non-agriculturist bar — the real constraint is the DNGIR freeze, not who can buy.
Confirm DNGIR freeze status directly for any village — this is not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges in Gautam Buddha Nagar
The freeze is the headline risk here — read it alongside the state-level DNGIR note.
DNGIR freeze applies village-by-village
A "deal" in a frozen village cannot actually be registered, regardless of price agreed. Confirm freeze status for the exact village before paying any advance.
Historical timeline slippage
The airport project has seen multiple past delays from its original expected dates. Price a parcel on today's fundamentals, not an assumed opening date.
Speculative pricing already reflects the catalyst
400%+ appreciation is already priced in — this is not an undiscovered opportunity.
Standard UP due diligence still applies
Ceiling limits and SC/ST-allotted-land checks apply here exactly as elsewhere in the state.
Who to contact
Local revenue & registration offices
DNGIR freeze status and land-acquisition queries route through YEIDA (Yamuna Expressway Industrial Development Authority) for the Jewar catchment, and the relevant District Magistrate office for the broader DNGIR area. Sale-deed registration is handled through IGRS UP at the local Sub-Registrar — where a freeze is in effect, registration will not proceed.
KEEP EXPLORING
Explore more areas
Other districts in Uttar Pradesh
Guides & research
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Gautam Buddha Nagar.
Visit full wiki01 of 02
What's the actual scale of the Jewar airport project?
,000 hectares across 39 villages total; Phase 1 alone required 1,239 hectares from six named villages.
02 of 02
Is the DNGIR freeze the same everywhere in this district?
No — it applies village-by-village; confirm status for the specific parcel, not the district generally.
Ready to look at what is available?
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Sources for this page
- Jewar Airport land acquisition, villages, hectares, phase details — YEIDA, NIAL and contemporaneous press coverage (Millennium Post, Hindustan Times, Business Standard)
- Land-price appreciation data (2018-2024) — industry real estate market reporting
- Airport investment figures, concessionaire, capacity — Ministry of Civil Aviation, Business Standard
- Haryana-Jewar road approval — Ministry of Road Transport and Highways
- DNGIR freeze status — UP Board of Revenue (bor.up.nic.in)
- Full legal, ceiling and conversion sourcing — see the Uttar Pradesh state page
Report inaccuracies to wiki@farmlandindia.com.
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