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Area guide
Farmland in Jewar, Gautam Buddha Nagar
Where a documented 400%+ six-year price rise actually happened — not a projection, a measured fact.
Zurich Airport Intl. AG
Concessionaire:
₹8,914 Cr
Phase 1 Investment:
12M passengers/year
Capacity:
Ranhera, Parohi, Rohi, Kishorepur, Dayanatpur, Banwari Bas
Named Villages:
*Indicative range across districts and land types. Stamp duty, registration and conversion charges are additional. Local measurement units vary — every listing states the unit it is priced in. Not a valuation or an offer.
IGRS UP — Registration & Land Records PortalSub-area record — Jewar
Rev. 2026 · Farmland India desk
District
Gautam Buddh Nagar, UP
Airport phase 1
1,239 hectares, 6 villages
Total project
~5,000 hectares, 39 villages
Price appreciation
400%+ (2018-2024, documented)
Land law is state law. These rules are maintained on the Uttar Pradesh page and apply to every district within it.
Jewar — 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
Sub-area overview
Jewar — the corridor's biggest single catalyst
Jewar is where the Noida International Airport is being built — a 5,000-hectare project across 39 villages, with the six villages of the Phase 1 footprint (Ranhera, Parohi, Rohi, Kishorepur, Dayanatpur, Banwari Bas) already having transferred over 1,239 hectares to the Yamuna Expressway Industrial Development Authority (YEIDA). The concessionaire developing the airport is Zurich Airport International AG, with a first-phase investment of ₹8,914 crore and an initial handling capacity of 12 million passengers a year.
The land-price movement here is one of the most extraordinary, independently documented appreciation stories in Indian real estate: industry estimates put 2018 land prices around ₹25-28 lakh per hectare, rising to ₹1.25-1.5 crore per hectare by mid-2024 — over 400% in six years. This has drawn real developer capital: Nimbus Realty and Gulshan Group, in partnership with Jaypee Group, are developing a 1.5 million sq ft luxury residential project along the expressway here.
The history of this project has not been smooth — land acquisition negotiations in 2018 were genuinely contentious, with a YEIDA official stating the project could be scrapped if farmers didn't agree to hand over land, and offered rates of ₹2,300-2,500 per sq metre. That history is worth knowing, not to alarm, but because it shapes how seriously title and compensation-history checks should be taken on any parcel in this specific footprint.
- Noida International Airport
- Zurich Airport Intl. AG
- YEIDA
- Yamuna Expressway
- 400%+ Appreciation
Connectivity
How Jewar connects
Jewar's connectivity story is genuinely twofold — the airport itself, plus a new Haryana road link that expands the buyer base.
🚗 By road
✈️ The airport project itself
Two runways initially, ₹8,914 crore first-phase investment, 12 million passenger capacity. Full status: Jewar Airport land guide.
Infrastructure & growth
The airport's own timeline
The airport itself is the story here — split by construction milestone versus still-planned expansion.
Phase 1 land acquisition
Physical possession of the large majority of the required Phase 1 footprint has already been handed to YEIDA.
Terminal and runway completion
The project has a documented history of timeline revisions — confirm current status directly rather than assuming a specific opening date.
Aircraft MRO hub
India's first dedicated aircraft repair and maintenance hub, planned adjacent to the airport site.
Farmland India view
Why investors specifically target Jewar
Three reasons, held alongside an equally honest look at what's already priced in.
An independently documented case study
The 400%+ appreciation figure comes from industry reporting, not marketing — a real, measured outcome.
Real developer capital already committed
Named developers (Nimbus, Gulshan, Jaypee) have deployed real capital here — a market validation signal.
Multiple catalysts stacking, not just one
The airport, the Haryana road link and the MRO hub are three separate, compounding drivers.
Confirm DNGIR freeze status and title/compensation history directly — these are not certified by Farmland India's review.
STRAIGHT TALK
Risks & challenges specific to Jewar
Jewar-specific risks — read alongside the district-level DNGIR note, which applies here directly.
Compensation and title history
Land acquisition negotiations here were historically contentious, with disputed compensation rates. Verify a parcel's ownership and compensation history thoroughly, especially for land near the direct airport footprint villages.
Fully priced-in appreciation
A 400%+ six-year rise means current prices already reflect the airport's promise. Model returns from today's price, not the 2018 baseline.
Timeline slippage history
The airport has missed earlier target opening dates before. Do not underwrite a purchase assuming a specific completion date.
DNGIR freeze may apply directly
Given Jewar's proximity to the frozen zone, confirm the specific village's DNGIR status before assuming registration is possible.
KEEP EXPLORING
Explore more areas
Other areas in Gautam Buddha Nagar
Guides & research
COMMON QUESTIONS
Frequently asked questions
Everything buyers, NRIs and investors ask before their first reviewed farmland purchase in Jewar.
Visit full wiki01 of 02
Which villages make up Jewar's Phase 1 footprint?
Ranhera, Parohi, Rohi, Kishorepur, Dayanatpur and Banwari Bas.
02 of 02
Has the airport actually delivered value yet, or is this speculative?
The 400%+ price rise from 2018-2024 is already documented and realized — the appreciation has happened, though it's also already priced in.
Ready to look at what is available?
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Sources for this page
- Land acquisition figures, village names, hectares — YEIDA, Millennium Post, Hindustan Times (contemporaneous reporting)
- Land-price appreciation (2018-2024, ~400%+) — industry real estate reporting
- Airport investment, capacity, concessionaire — Ministry of Civil Aviation, Business Standard
- Developer activity (Nimbus, Gulshan, Jaypee) — public real estate market reporting
- Full legal, DNGIR and conversion sourcing — see the Gautam Buddh Nagar district and Uttar Pradesh state pages
Report inaccuracies to wiki@farmlandindia.com.
For developers
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Browse reviewed projects and individual land parcels across Jewar — or if you own land here, list it with platform review and reach serious buyers.