How to Buy Noida Authority–Approved Plots (2025)

A practical, investor-grade playbook for homebuyers and investors

Quick take:
Most residential land in Noida is leasehold from the New Okhla Industrial Development Authority (Noida Authority). You can buy plots either directly from the Authority (via e-auction/lottery/scheme) or in the resale market from an existing allottee. Because it’s Authority land, your paperwork runs through familiar steps like allotment → lease deed → permission to mortgage (PTM) → transfer memorandum (TM) → mutation. Done right, this gives you a clean, bankable trail.

Route 1: Primary Purchase (Direct from Noida Authority)

Step 1: Track an Active Scheme

• Watch for Residential Plot Schemes or e-Auctions announced by Noida Authority.
• Each brochure lists sectors, plot sizes, reserve price, eligibility, EMD, payment schedule, time to execute lease deed, and building by-laws applicable to that sector.

Pro tip: Shortlist sectors that already have motorable access, water/sewer lines, and habitation. “Paper-ready” isn’t the same as “house-ready.”

Step 2: Create Account & Complete KYC

• Register on the official portal, fill your profile, upload PAN, Aadhaar/Passport, photo, and other KYC as required.
• Ensure your email & mobile are active (OTP + auction alerts come here).

Step 3: Deposit the EMD & Buy the Brochure

• Pay the Earnest Money Deposit (EMD) per brochure (often a % of reserve price).
• Read the brochure end-to-end: payment milestones, forfeiture clauses, cancellation rules, interest/penalty for delay, and timelines for lease deed execution.

Step 4: Bid (e-Auction) or Apply (Lottery/Draw)

• E-Auction:

• Understand bid increment, auto-extension, and tie-breaker rules.
• Don’t bid emotionally, set a ceiling based on all-in math (see cost table below).

• Lottery/Draw:

• Submit application, pay application money, and await draw results.

Step 5: Provisional Allotment

• If you win, you receive a Provisional Allotment Letter with:

• Plot details (sector, pocket, plot no., area)
• Allotment rate, amount payable, and payment schedule (e.g., 10% within X days, balance in tranches)
• Possession timeline and conditions

Pro tip: Calendar all due dates on day one. Authority timelines are strict.

Step 6: Make Scheduled Payments

• Pay as per the installment schedule. Delays usually attract interest or may risk cancellation/forfeiture of EMD/initial deposit as per brochure.

Step 7: Execute the Lease Deed

• On meeting the payment threshold (per brochure), you’ll execute the Lease Deed with the Authority.
• Tenure is typically 90 years (verify the exact tenor in your scheme).
• After deed registration, apply for mutation in Authority records (sometimes bundled later; follow current process).

Step 8: Take Possession (Site Hand-over)

• Obtain the Possession Letter and take physical possession.
• Demarcation: A site engineer/Authority rep will mark boundaries, measure the plot physically.

Step 9: Building Plan Sanction & Construction

• Hire an architect familiar with Noida Building By-Laws (FAR/ground coverage, setbacks, height, parking, rainwater harvesting, fire norms).
• Apply for Building Plan Approval.
• After construction, obtain Completion/Occupancy as applicable.

Route 2: Resale (Buy from an Existing Allottee)

Step 1: Title & Dues Diligence

Ask the seller for:

• Allotment Letter, Lease Deed & any subsequent deeds (chain of documents)
• No-Dues Certificate from Noida Authority (lease rent/ground rent, penalties cleared)
• Transfer Eligibility confirmation (some lock-in or dues must be cleared before transfer)
• Site Plan / Sector Layout, latest property tax receipts (if applicable)
• Encumbrance check: if there’s a bank loan, you’ll need lender NOC and to follow release procedures.

Step 2: Apply for Transfer Memorandum (TM)

• In Noida, transfers of leasehold plots require Authority’s TM.
• Buyer and seller submit documents; transfer charges are payable as per prevailing policy.

Step 3: Execute Transfer & Register Deed

• On TM approval, execute the Transfer/Conveyance at Sub-Registrar.
• Pay stamp duty & registration (separate from GST; plots typically don’t attract GST).
• If you’re taking a home loan, bank may require Permission to Mortgage (PTM) from the Authority, apply early.

Step 4: Mutation (Name Change) in Authority Records

• Post-registration, file for mutation so all Authority records reflect your name.
• Keep mutation order and updated ledger in your “Authority file.”

Cost Heads to Budget (Indicative)

Cost head	Primary (Authority)	Resale (from allottee)	Notes
Bid/Application Money / EMD	✅	—	As per brochure
Allotment/Transfer Charges	✅ (none for resale)	✅ (Transfer charges)	Policy-driven
Lease Rent / Ground Rent	✅ (ongoing per terms)	✅ (ensure dues cleared)	Verify arrears
Stamp Duty & Registration	✅	✅	State taxes (check current rates/rebates)
Mutation Fee	✅	✅	Payable on name change
PTM (Permission to Mortgage)	If loan post-allotment	If loan on resale	Apply early
Architect & Approval Fees	✅ (when building)	✅	Plan sanction, services
Construction & Compliance	✅	✅	RCC, services, RWH, fire (if reqd.)
Utilities	✅	✅	Water/sewer/electricity connections

Women buyers: UP often offers a stamp duty rebate for registrations in a woman’s name (subject to cap & current policy). Check the latest rate before you budget.

Timeline (Typical)

1. Scheme announcement → EMD & application: 2–4 weeks
2. Auction/Draw → Provisional Allotment: 1–2 weeks post-window
3. Payment schedule & Lease Deed: 1–6 months (varies by scheme/payment plan)
4. Possession & Demarcation: After deed and dues as per letter
5. Plan Sanction → Construction → Completion: Your build schedule

Resale: TM approval can take a few weeks; registration and mutation add time. Build a realistic buffer.

Plot-Buyer Due-Diligence Checklist (Copy-Paste)

Identity & Title

• Allotment letter, Lease Deed, chain of title (if resale)
• No-Dues Certificate; lease/ground rent clear?
• TM eligibility (resale) and policy charges noted

Site & Services

• Sector layout & plot demarcation match on ground
• Width of approach road, storm water drain, water & sewer lines status
• Surrounding habitation (street lights, school/clinic/market within 10–15 mins)

Compliance

• Building by-laws (FAR/coverage/setbacks/height) understood
• For corner/park-facing plots: confirm PLC or norms that may apply
• Environmental requirements (rainwater harvesting, tree norms) planned

Finance

• If loan: PTM timeline, banker’s technical/legal checks, sanctioned LTV
• Insurance after construction; society/association norms if gated

Resale-specific

• Bank NOC if mortgaged; confirm release process
• Encumbrance search at Sub-Registrar
• Mutation immediately post-registration

Building By-Laws: What Matters for Your Design

Parameter	Why it matters
FAR/FSI	Dictates how much you can build (total floor area)
Ground Coverage & Setbacks	Impacts footprint, parking, light/ventilation
Height Limits	Affects floors you can plan; check fire norms if applicable
Parking	Minimum car parking within plot; don’t leave it to chance
RWH & Services	Mandatory rainwater harvesting & utility rooms placement

Pro tip: What looks like a “big plot” can feel small if setbacks and parking eat the footprint. Have an architect sketch carpet-level layouts before you buy.

Primary vs Resale: Which Route Suits You?

Factor	Primary (Authority)	Resale
Price Discovery	Policy price / auction	Market-driven
Paper Trail	Clean from day one	Depends on seller diligence
Time to Build	May be quicker if possession is prompt	Similar once you take possession
Ticket Size Flexibility	Depends on scheme sizes	Wider range across sectors
Speed to Close	Scheme timelines apply	TM + registration + mutation (plan 4–8 weeks)

Common Pitfalls (and How to Avoid Them)

1. Ignoring dues/penalties: Unpaid lease/ground rent or restoration penalties can stall TM or mutation. Ask for No-Dues early.
2. Boundary surprises: Always do physical demarcation; take photos and get the measurement memo signed.
3. Access roads & drains: A pretty sector map doesn’t guarantee a finished approach road or storm drain, walk it.
4. Plan-sanction shock: Some buyers discover FAR/setback limits late. Study by-laws first, then bid.
5. Documentation drift: Keep one digital “Authority File” (all letters, receipts, deeds, mutation, PTM/TM). Lenders and future buyers love tidy paper trails.

FAQs

Q1. Is Noida land freehold or leasehold?
Ans- Mostly leasehold under Noida Authority. You transact via TM/PTM and keep lease rent current. Banks are comfortable with clean Authority files.

Q2. Can I get a home loan for a plot?
Ans- Yes, subject to bank LTV and PTM from Noida Authority. Construction loans roll out after plan sanction and foundation milestones.

Q3. Do I pay GST on plot purchase?
Ans- Typically no GST on bare land/plot purchases. You do pay stamp duty & registration to the state. (GST may apply to certain bundled services, read your invoice.)

Q4. How soon can I build?
Ans- After possession and plan sanction. Schemes often prescribe time limits to commence/complete construction; non-compliance may invite penalties, check your brochure.

Q5. Can I sell before construction?
Ans- Subject to lock-in/transfer policy and dues clearance. You’ll need TM; transfer charges apply as per policy.

Simple All-In Calculator (What to Tally Before You Bid)

• Allotment rate × plot area
• PLC (corner/park/wider road), if any
• Authority charges (processing/transfer where applicable)
• Stamp duty & registration
• Architect/approval fees
• First-fit site costs (boundary wall, gate, temporary electricity/water)
• = Landed plot cost (before construction)

(Keep a 5–10% contingency for unknowns.)

Bottom Line (Investor View)

Noida Authority–approved plots can be clean, bankable, and future-proof if you follow the Authority rails: allotment/auction → lease deed → TM/PTM → mutation → plan sanction. Your edge comes from three habits:

1. Buy where daily life works (access, drains, utilities, schools/hospitals close by).
2. Know the by-laws (FAR, coverage, setbacks) before you bid.
3. Keep a perfect Authority file, it protects your loan today and your resale tomorrow.

If you want, I can turn this into a printable checklist pack (primary & resale routes) and a one-page costing sheet you can plug numbers into during auctions.
Avoid fraud and ensure a safe investment, learn how to check property ownership details online in UP