Building a house in Noida
Building on an allotted plot in Noida is a different exercise from building in Ghaziabad. Your plot is leasehold, your authority depends on your sector, and the Authority wants a completion certificate before you move in. Here is what that means in practice.
Structure
Essential
Our rates are the same in Noida as in Ghaziabad. Both exclude GST at 18%, and are anchored to a 200 sq yd plot, ground plus one, under standard site conditions. The full specification is published, brand by brand.
First question: which authority is your plot under?
People say "Noida" for a region that is governed by three separate authorities. Getting this wrong wastes weeks.
Noida Authority
The numbered sectors of Noida city.
GNIDA
Greater Noida, and Greater Noida West — the area most buyers call Noida Extension. If your plot is in Gaur City or anywhere in that belt, you are under GNIDA, not Noida Authority.
YEIDA
The Yamuna Expressway belt, including the sectors around the new airport.
Each has its own byelaws, its own charges and its own submission process. Before anything else, we confirm which authority your plot sits under — because the answer changes the drawings, the fees and the timeline.
Who signs your building plan
Different from Ghaziabad, and worth understanding before you hire anyone.
In Ghaziabad, a map cannot reach GDA unless a Licensed Technical Person signs it. Noida has no LTP equivalent. Plans are submitted through the Authority's online portal by an architect registered with the Council of Architecture, and the architect signs them under their COA number.
At GNIDA the mechanism goes further: a COA architect's signed plan, submitted with a declaration on stamp paper and an indemnity bond, is deemed sanctioned on submission. The Authority scrutinises afterwards, within about a month, and holds the architect liable for anything wrong in the drawings.
That shifts the question you should be asking. In Ghaziabad you ask who will sign the map. Here you ask which COA-registered architect is putting their registration behind your drawings — because under a deemed-sanction system, their liability is what the approval rests on. Confirm the exact route for your sector with the architect before submission; the two authorities do not work identically.
Your plot is leasehold, and it changes the build
Almost nobody writing about construction in Noida mentions this. It affects your sanction, your timeline and your home loan.
Authority plots in Noida are allotted on a long lease — typically 90 years — not sold freehold. Freehold conversion was approved in principle years ago and residents were still asking for it through 2024; as far as we can establish it has not been implemented. Check the term on your own lease deed rather than assuming.
- You need the lease deed and possession certificate before sanction. No deed, no submission — this is the first thing we ask for.
- The lease sets a construction deadline. Build past it and the Authority levies extension charges. If you have been holding the plot for years, find out where you stand before you start.
- Resale needs a Transfer Memorandum from the Authority, plus transfer charges.
- A buyer will want the occupancy certificate — without it, extension charges typically follow the plot.
- A home loan needs the Authority's permission to mortgage. Factor that into your timeline, not the bank's.
We handle the construction, not your lease. But a build that ignores the lease deadline can cost you more in extension charges than it saves anywhere else, so we read the deed before we schedule the work.
What the Authority charges you
Paid by you, directly, at actuals — as in Ghaziabad, these never pass through our accounts.
Noida's structure is simpler than Ghaziabad's. Where GDA stacks several heads — sanction fee, metro cess, elevated road cess, labour cess, development charges — Noida's August 2023 board decision set a flat per-square-metre charge on covered area:
| Charge | Rate |
|---|---|
| Building licence fee | ₹30 / sq m |
| Completion certificate fee | ₹35 / sq m |
Covered area counts across all floors, so a roughly 4,000 sq ft build — about 372 sq m — works out near ₹11,000 for the licence and ₹13,000 at completion. A processing charge applies on top. Labour cess, and transfer or extension charges where the lease triggers them, sit outside this.
These figures come from the 2023 board decision and we state them so you can budget. Confirm the current schedule with the Authority before you pay anything — fee tables are revised, and we would rather you check than take our word for a number.
The completion certificate, and what it actually requires
This is where Noida builds differ most from Ghaziabad, and where an unfinished house becomes an expensive one.
The Authority sets a minimum you must build before it will issue a completion certificate: 40 sq m, or half the permitted ground coverage, whichever is greater — with a working toilet and kitchen. Below that, your plot is not considered built on.
For an occupancy certificate, more is required: flooring, electrical wiring, plumbing to at least one toilet and the kitchen, trees planted per the schedule, a house number plate, lockable doors and windows, and a boundary wall, which is mandatory, not optional. GNIDA's own guidance is to obtain it before moving in.
Two consequences for how we scope a Noida build. The boundary wall sits outside our per-square-foot rate but is not optional here, so we price it into your BOQ from the start rather than letting it surface later. And if you are building in phases, we plan the first phase to clear the completion minimum — otherwise you hold an incomplete house that the Authority will not certify.
What the regulations fix, and what varies
Deliberately without a table of numbers. Here is why.
- Setbacks follow the rules in force when your sector was allotted. They are not uniform across Noida — an older sector and a newer one can differ, which is why a generic byelaw table is close to useless for your plot.
- Plots cannot be subdivided.
- Dwelling units are capped by plot size — two units plus a servant quarter up to 100 sq m, three up to 500 sq m.
- Stilt parking up to 2.4 m is free of FAR from 112 sq m, with a later relaxation for smaller plots.
- One basement level is allowed, equal to ground coverage, free of FAR when used for parking, services or storage. It must stay inside the building envelope, the slab bottom no more than 1.5 m above the external drain, with a maximum 4.5 m floor to ceiling. It can extend to within 2 m of the adjoining plot with a structural stability certificate.
We do not publish a FAR and ground coverage table, and you should be wary of builders who do. UP released draft Unified Building Regulations in April 2026 covering Noida, GNIDA and YEIDA, linking FAR to road width and relaxing coverage and setbacks. As of October 2026 they were still described as draft. Your numbers come from the Authority's current table for your sector and plot size, read at the time we draw — not from a figure copied onto a website a year ago.
What a Noida site does to your build
Two things here that do not apply the same way in Ghaziabad.
You cannot use groundwater
The NGT restriction on groundwater for construction across Noida and Greater Noida is being enforced harder, with penalties for sites that breach it. Construction water comes from treated supply, which is a real line in the budget and a real logistics problem in peak season. We price it in rather than discovering it at slab stage.
Alluvial soil, and a water table that moves
This is Ganga–Yamuna alluvium, sandy loam over clay, with a shallow water table in the stretches near the Yamuna and the Hindon. Foundation design here is genuinely sector-dependent, which is why we test rather than assume — a neighbour's foundation is not evidence about yours.
Plot sizes, and why your rate is quoted the way it is
The Authority allots in square metres, typically between 60 and 450 sq m, with 112, 162, 200 and 300 sq m the sizes you see most often. Our published rates are anchored to a 200 sq yd plot, which is about 167 sq m — so the nearest Noida allotments are 162 sq m (roughly 194 sq yd) and 200 sq m (roughly 239 sq yd).
We quote in square metres for Noida plots, with square yards in brackets, because that is how your allotment letter reads. Your final rate is confirmed by an itemised BOQ after a site survey — the baseline is a starting point, not a quotation.
If you are not in the country
A large share of Noida plots are held by people who are not here, and the leasehold terms make that harder than it looks.
A lease with a construction deadline, an Authority that wants a completion certificate, and a mortgage that needs permission — all of it needs someone on the ground keeping dates. That is the case this firm is organised around: weekly written reports with photographs, dated approvals for every selection, stage photographs of reinforcement before each pour, and one engineer you deal with directly.
Building in Noida? Send your plot details
Tell us the sector and the plot size and we will tell you which authority you are under, and what it means for your build. Quoting costs nothing.