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What Determines Property Rates in Your City State
In summary
Property rates in Noida are not represented by one city-wide selling price. Government circle rates provide a registration valuation benchmark, while negotiated selling prices depend on the property and its location.
- The Gautam Buddh Nagar district website lists a proposed Noida circle-rate schedule dated 27 March 2025, not a confirmed final 2026 schedule.
- The latest Noida lists labelled as final on that district page are dated 7 August 2019. Verify whether a later notification applies to your property.
- NHB reported 7.0% year-on-year growth in its 50-city housing-price index for April–June 2026; this is not a Noida-specific selling rate.
- One square metre equals approximately 10.764 square feet. Area units must match before comparing quoted rates.
- Noida, Greater Noida, Dadri and Jewar appear under different Sub-Registrar offices in the district’s published records.
A lender’s property valuation differs from both the circle-rate benchmark and the seller’s asking price.
Before using an estimated property value to plan borrowing, verify the location and ownership records. If you own eligible property, check your loan against property eligibility with Bajaj Finance to explore how much you may qualify to borrow.
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What are property rates in Noida in 2026?
There is no single officially notified market selling rate per square foot for Noida in 2026. A residential plot, apartment, independent house and commercial unit may have different valuation considerations even within the same sector. The official district website separates circle-rate lists by Sub-Registrar office. It displays a Noida 2025 proposal and a Noida list dated 2019. These should not be described as one current notification without further confirmation.
| Valuation measure | What it tells you | What it does not establish |
|---|---|---|
| District circle-rate schedule | Government valuation entries for specified locations and property categories | The actual selling price or the applicability of an unfinalised proposal |
| NHB RESIDEX | Movements in housing prices for covered cities | The sale price of your particular Noida flat |
Last updated: 24th October, 2026
The latest listed NHB RESIDEX release covers April–June 2026. It reports a 7.0% annual increase in the housing-price index based on lender assessments. To calculate a property's indicative value, identify its precise location, type, area measurement and applicable valuation rate.
How have property prices changed in Noida?
Official NHB RESIDEX data shows housing-price index movements, not current Noida asking prices. Its national 50-city composite helps describe broader housing-market conditions but cannot replace a sector-specific comparison.
| Official housing-price indicator | Reporting period | Change |
|---|---|---|
| NHB 50-city composite, lender-assessed values | April–June 2026 versus April–June 2025 | +7.0% year-on-year |
| NHB 50-city composite, lender-assessed values | April–June 2026 versus January–March 2026 | +2.7% quarter-on-quarter |
Last updated: 24th October, 2026
These are national composite results, not Noida-specific growth figures. The NHB index also differs from a transaction-price series or a development authority’s allotment rate. NHB revised the housing-price index base year to FY 2024–25 from the quarter ended March 2026. Use the published growth figures when reviewing periods that involve different index base years. For an individual purchase, the index provides background information. You still need property-specific rates, condition details and legal verification.
Source: NHB RESIDEX
How do property rates differ across Noida sectors?
Sector location, building type, metro access, road frontage and development conditions can produce different asking prices. The examples below describe comparison factors and do not imply verified 2026 selling rates.
| Area | Relevant comparison points |
|---|---|
| Sector 15 and Sector 19 | Established residential surroundings, approach roads, plot or flat specifications |
| Sector 50 | Apartment age, unit area, amenities, maintenance and access |
| Sector 62 | Residential versus commercial use, office connectivity and lawful use |
| Sector 76 and Sector 78 | Apartment tower condition, occupancy, amenities and transport |
| Sector 137 and Sector 143 | Expressway access, apartment specifications and project completion status |
| Sector 150 | Development status, approach roads, possession and project records |
| Noida Extension / Greater Noida West | Different administrative jurisdiction; check the correct Sub-Registrar and development authority |
Last updated: 24th October, 2026
Noida Extension or Greater Noida West should not automatically be assigned the same valuation entry as a Noida city sector. Confirm the relevant registration office and land-use category first.
Consider two residential plots in Noida, each measuring 5 cents. One plot has direct public-road access. The other has a narrow approach road that requires separate verification. Although both plots have the same area, their accessibility and suitability can differ. A buyer should also verify the government fair value applicable to each parcel rather than assuming both have the same notified value.
What factors affect property rates in Noida?
| Factor | Why it matters |
|---|---|
| Location and sector | Changes access to services, transport and employment areas |
| Land use | Residential, commercial and industrial uses follow different restrictions and valuation considerations |
| Road access | Frontage and approach-road characteristics affect property suitability |
| Area definition | Carpet, built-up and super built-up areas are not interchangeable |
| Construction and maintenance | Age, structural condition, repairs and amenities affect costs |
| Title and encumbrances | Legal rights and existing charges require independent verification |
| Project registration | RERA registration and completion information can be relevant to the buyer |
| Transaction conditions | Negotiated consideration can differ from asking and government valuations |
Last updated: 24th October, 2026
A newer apartment with higher maintenance charges may not suit the same budget as an older apartment with a lower purchase price. Total acquisition and recurring expenses matter alongside the rate per square foot.
When buying a property, compare assets with similar characteristics before using their quoted rates as benchmarks.
What is the circle rate in Noida?
A circle rate is a government valuation benchmark used for relevant stamp-duty and property-registration purposes. It is not a guaranteed selling price.
The Gautam Buddh Nagar district portal currently displays the 27 March 2025 Noida schedule as proposed. The same page lists a Noida schedule dated 7 August 2019 without that proposed label. This public listing alone does not prove which rate a Sub-Registrar will apply in every October 2026 case.
Do not treat an unpublished, proposed or older schedule as a confirmed 2026 figure. Obtain the applicable notification, property category, sector and any relevant valuation adjustments from the responsible office.
Source: District Gautam Buddh Nagar — Rate List
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How can you check Noida circle rates online?
Begin with official district and registration portals. Keep the sector, plot or flat details and registration jurisdiction ready.
Follow these steps:
- Open the Gautam Buddh Nagar rate-list page.
- Locate the relevant Sub-Registrar category, such as Noida, Dadri, Sadar Greater Noida or Jewar.
- Read the document title and date carefully. Check whether the schedule is marked “Proposed”.
- Visit IGRSUP and find the property valuation list service (Mulyankan Suchi Vivaran).
- Select the district and relevant Sub-Registrar office, then follow the on-screen verification steps.
- Identify the applicable category, area unit and conditions for the property.
- Confirm the effective notification and calculation with the Sub-Registrar if the records conflict or are incomplete.
A development authority’s plot allotment rate is not necessarily the same as the district circle rate for registration. Keep these values separate.
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Are Noida circle rates and market prices the same?
No. The circle-rate benchmark, asking price, agreed consideration and lender-assessed value answer different questions.
| Value type | Meaning | Main use |
|---|---|---|
| Circle rate / official valuation | Applicable government valuation benchmark | Relevant registration and stamp-duty assessment |
| Seller asking price | Amount requested by the seller | Negotiation and comparison |
| Agreed transaction price | Price accepted by buyer and seller | Purchase documentation and transaction |
| Lender-assessed value | Value assessed through lender procedures | Secured lending decision |
Last updated: 24th October, 2026
For instance, a seller could request Rs. 90 lakh for an apartment while the official registration valuation differs. Neither figure guarantees what a lender will assess after its legal and technical review.
How do you calculate property value in Noida?
For a basic area-based estimate, multiply the area by a rate expressed in the same unit. Do not use a carpet-area quotation against a super built-up area.
The formula is: Estimated property value = Measured area × Assumed rate per unit
Consider Riya, aged 35, comparing a 100 sq. m. residential plot. Assume Rs. 80,000 per sq. m. purely to demonstrate the calculation.
100 × Rs. 80,000 = Rs. 80,00,000 (Rs. 80 lakh)
| Calculation item | Illustrative value |
|---|---|
| Area | 100 sq. m. |
| Assumed rate | Rs. 80,000 per sq. m. |
| Estimated base value | Rs. 80 lakh |
| Equivalent plot area | Approximately 1,076.39 sq. ft. |
Last updated: 24th October, 2026
Note: Rs. 80,000 per sq. m. is an illustrative assumption, not a verified Noida market price or circle rate. Building costs, legal status, registration expenses and property characteristics may affect an actual transaction.
How do square metres and square feet affect Noida rates?
Official schedules and private listings may express rates in different units. Convert the area or rate before comparing property quotations.
1 sq. m. = approximately 10.7639 sq. ft.
For an illustrative 100 sq. m. plot priced at Rs. 80 lakh, the same asking amount can be expressed in both units.
| Measurement | Area | Equivalent approximate asking rate |
|---|---|---|
| Square metres | 100 sq. m. | Rs. 80,000 per sq. m. |
| Square feet | 1,076.39 sq. ft. | Rs. 7,432 per sq. ft. |
Last updated: 24th October, 2026
The total price has not changed. Confirm whether the listing refers to plot area, carpet area or a different measure before comparing properties.
How are residential and commercial rates different?
A commercial unit and a residential property may follow different permitted uses, demand patterns and valuation considerations. A similar built-up area does not make the properties directly comparable.
| Property category | Key checks |
|---|---|
| Residential plot | Permitted land use, title, dimensions, road access and construction conditions |
| Residential flat | Carpet area, floor, condition, parking, maintenance and completion status |
| Independent house | Plot rights, sanctioned building details, condition and age |
| Commercial office | Permitted use, usable area, access, occupancy and maintenance |
| Retail unit | Frontage, legal use, visibility, access and occupancy |
Last updated: 24th October, 2026
Where applicable, use the UP RERA registered-project search to review registration details. A RERA search does not replace independent title verification. Compare properties within the same category before drawing conclusions from their quoted rates.
How can you assess whether a Noida property is fairly priced?
Compare asking prices on a consistent area basis, then review condition, legal documentation and extra expenses.
Imagine three illustrative apartments in comparable Noida sectors, each offered for Rs. 90 lakh. The quoted areas below are assumed to use the same measurement basis.
| Flat | Quoted area | Effective asking rate | Additional consideration |
|---|---|---|---|
| A | 1,000 sq. ft. | Rs. 9,000 per sq. ft. | Recently refurbished; higher maintenance |
| B | 1,125 sq. ft. | Rs. 8,000 per sq. ft. | Older fittings; accessible transport |
| C | 1,250 sq. ft. | Rs. 7,200 per sq. ft. | Potential repair and parking costs |
Last updated: 24th October, 2026
All amounts are illustrative.
Flat C has the lowest assumed rate per square foot, but repairs and parking costs may reduce its apparent advantage. Flat A offers less area but could require fewer immediate renovations. All three examples are hypothetical. Before making an offer, verify the applicable circle-rate entry, ownership documents, registered area, project status and total acquisition cost. The lowest asking rate does not automatically represent the most suitable property.
Can Noida property rates affect a loan against property?
Property characteristics and valuation can affect secured borrowing, but an owner’s estimate or the notified circle rate does not automatically determine a sanctioned loan amount.
Bajaj Finance evaluates both the applicant and the property.
| Assessment factor | Why it matters |
|---|---|
| Ownership and title | Supports lawful rights to offer the property as security |
| Eligible property and location | Determines suitability under applicable lender criteria |
| Legal verification | Reviews title-related records and relevant encumbrances |
| Technical evaluation | Assesses area, physical condition and characteristics |
| Property valuation | Determines an assessed value through lender procedures |
| Repayment capacity | Reviews income, financial commitments and credit profile |
Last updated: 24th October, 2026
Consider Amit, aged 42, who owns a house in Noida and earns Rs. 1.60 lakh a month. He estimates that the property could sell for Rs. 1.30 crore. That estimate is not a sanctioned loan amount. He compares borrowing Rs. 40 lakh and Rs. 30 lakh at an illustrative 10% annual interest rate over 10 years.
The equated monthly instalment (EMI) formula is: EMI = P × R × (1 + R)N ÷ [(1 + R)N − 1]
- P = principal loan amount
- R = monthly interest rate (annual rate ÷ 12 ÷ 100)
N = number of monthly instalments
For Rs. 40 lakh, P = Rs. 40,00,000; R = 10 ÷ 12 ÷ 100 = 0.00833333; N = 120 months.
| Loan detail | Scenario A | Scenario B |
|---|---|---|
| Loan amount | Rs. 40 lakh | Rs. 30 lakh |
| Assumed annual interest rate | 10% | 10% |
| Tenure | 10 years | 10 years |
| Approximate monthly EMI | Rs. 52,860 | Rs. 39,645 |
| Approximate total repayment | Rs. 63.43 lakh | Rs. 47.57 lakh |
| Approximate total interest | Rs. 23.43 lakh | Rs. 17.57 lakh |
Last updated: 24th October, 2026
Note: Rates, borrower details and outcomes are illustrative and do not represent a Bajaj Finance offer. Actual rates and sanction depend on eligibility and applicable terms.
Borrowing Rs. 10 lakh less would reduce the indicative EMI by approximately Rs. 13,215 each month. Amit should also allow for existing commitments and essential household expenses.
Bajaj Finance Loan Against Property remains subject to borrower eligibility, property assessment and applicable terms.
You can compare loan against property interest rates and use the loan against property EMI calculator to assess different borrowing scenarios. A property's estimated market value does not determine your eligible loan amount. Bajaj Finance also considers your income, credit profile and property assessment. Once you have reviewed the potential EMI and repayment costs, check your loan against property eligibility to find out how much you can borrow against your eligible property.
Frequently Asked Questions
Property rates and trends
Circle rates and valuation
Property financing
What is the average property rate per square foot in Noida?
There is no single official market selling rate per square foot for all Noida properties. Prices can differ by sector, type of property, usable area, building condition and access. Government circle-rate lists provide registration valuation benchmarks, not an average selling price. If you compare two flats, first confirm that both quotations use the same area measurement. Check the relevant Sub-Registrar’s valuation entry separately and assess maintenance, legal records and renovation costs before deciding whether a quotation is reasonable.
Have Noida property prices increased in 2026?
An individual Noida property may sell for more or less than a comparable property in an earlier period. However, the NHB national 50-city index increase of 7.0% year-on-year for April–June 2026 should not be described as Noida-specific price growth. NHB indices measure housing-price movements, not live asking rates. Review comparable transactions or verified offers in the relevant sector and check whether the property’s condition and area differ. Avoid assuming that every local property has appreciated at the same rate.
Which Noida areas should I compare for a residential purchase?
Your shortlist should reflect your commute, budget, household needs and preferred property type. For example, buyers may compare established sectors such as 15, 19 and 50 with apartment clusters around sectors 76, 78, 137 and 150. These areas are not directly comparable without considering building age, area, access and maintenance. Greater Noida West may fall under a different registration jurisdiction, so verify the relevant government valuation schedule. Visit the property and review legal documents before relying on a price comparison.
Are the 2025 proposed circle rates effective in Noida?
The Gautam Buddh Nagar district rate-list website labels its March 2025 Noida schedule as proposed. It also displays a Noida list dated August 2019 without a proposal label. A proposed document does not by itself prove that new rates became effective. The district webpage may not reflect every subsequent administrative development. Before registration, check the relevant valuation list on IGRSUP and ask the responsible Sub-Registrar to confirm the current notification, property category, area unit and any applicable adjustments.
How can I calculate the value of a 100 sq. m. Noida plot?
Multiply the plot area by a confirmed rate expressed per square metre. At an assumed Rs. 80,000 per sq. m., a 100 sq. m. plot would have an illustrative base value of Rs. 80 lakh. The assumed rate is not a verified circle rate or local selling price. Government valuation can depend on classification, location and other conditions. You should also confirm title and area records, applicable registration expenses and any construction or development restrictions before estimating the total purchase cost.
Does a higher circle rate guarantee a larger loan against property?
No. The circle rate provides a government valuation benchmark for relevant registration purposes. It does not automatically set the value Bajaj Finance will accept for lending or the amount you can borrow. The lender assesses ownership, property type, location, legal documents, physical condition and your repayment capacity. An estimated market value is also not a guarantee of approval. Compare the EMI and total interest against your income and existing obligations, start by checking your loan eligibility and find out how much you can borrow.
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