A Practical Guide to YEIDA Commercial Plots in Sector 20 & 22A
YEIDA's commercial plots in Sector 20 and 22A have become one of the most talked-about opportunities along the Yamuna Expressway — largely thanks to their proximity to the newly operational Noida International Airport at Jewar. Here's what you need to know before you consider bidding.
Key Takeaways
Plot sizes range from 1,500–9,100 sq. m., allotted on a 90-year lease via e-auction.
Reserve pricing starts around ₹70,000 per sq. m.; final prices depend on bidding.
Permitted uses: retail, malls, food courts, offices, clinics, gyms, and cinemas.
Proximity to Jewar Airport is the main driver of rising demand.
Always verify live schemes on the official YEIDA portal before applying.
What Are These Plots?
YEIDA commercial plots are government-designated land parcels meant strictly for business use — not housing or manufacturing. In Sector 20 and 22A, they're earmarked for neighborhood shopping centers and mall-style developments, sized to fit anything from a single showroom to a larger commercial complex.
Each plot comes with building norms — Floor Area Ratio (FAR), ground coverage limits, and height restrictions — that keep development consistent and help protect long-term property value.
Why the Location Matters for YEIDA Commercial Plots
Three factors are driving interest in this stretch of the Yamuna Expressway:
Connectivity
Direct expressway access to Delhi, Noida, Greater Noida, Agra, the Eastern Peripheral Expressway, and the Delhi–Mumbai Expressway.
An Operational Airport
Jewar Airport has been running commercial flights since June 2026. A 2026 Square Yards report found apartment prices along the corridor have nearly tripled since 2020, while plot values have risen roughly 1.5x on average — with select micro-markets up to 5x. Growth is projected to continue, though pace varies sharply by micro-market.
Planned Infrastructure
YEIDA's roadmap bundles commercial sectors, residential townships, an industrial corridor, a proposed Film City, and logistics hubs — reducing the uncertainty that usually comes with undeveloped land.
What Can You Build?
Permitted formats include shopping complexes, retail showrooms, food courts and restaurants, office spaces, clinics and gyms, and cinemas — as long as the project fits YEIDA's approved land-use categories.
How to Buy YEIDA Commercial Plots
Allotment: E-auction, not first-come-first-served.
Pricing: The listed rate is a starting point; competitive bidding usually pushes it higher.
Ownership: 90-year leasehold, not freehold.
Where to apply: Check the official YEIDA e-auction portal for currently open schemes.
Is It a Safe Investment?
Government backing and a transparent auction process make this lower-risk than informal private land deals — but it's not risk-free:
Infrastructure-driven price growth takes time and isn't guaranteed to move at a fixed pace.
Popular plots often sell well above the reserve price, so set a maximum bid in advance.
Confirm scheme details and land-use permissions directly with YEIDA rather than relying on brochures or resale claims.
Final Thoughts
YEIDA commercial plots in Sector 20 and 22A stand out because of timing: a newly active international airport, a planned commercial corridor, and organized infrastructure are converging in one place. But like any growth-driven investment, returns depend on how that growth actually unfolds — not just on location. Before committing, check the live scheme for YEIDA commercial plots on the official YEIDA portal and speak with someone experienced in the auction process.
FAQs
Q1. How much do these plots cost?
Ans. Reserve pricing starts around ₹70,000/sq. m., though auctions often push final prices higher.
Q2. Where exactly are they located?
Ans. Sectors 20 and 22A of YEIDA City, along the Yamuna Expressway, near Jewar Airport.
Q3. How do I apply?
Ans. Register on the YEIDA portal, download the scheme brochure, submit your application with the registration fee and EMD, then join the auction.
Q4. Auction purchase vs. resale — which is better?
Ans. Direct auction gives a clean first-owner title. Resale offers faster possession but needs extra checks on transfer permissions and dues.
Q5. What can I build on these plots?
Ans. Retail showrooms, malls, food courts, offices, clinics, gyms, and cinemas — any use approved under YEIDA's commercial land-use category.
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