Thinking Of Buying Land Near Jewar International Airport – Points To Be Considered Before Taking The Big Step

Introduction

India’s Noida International Airport (also known as Jewar International Airport) is one of the country’s most ambitious infrastructure projects, attracting significant interest from developers, investors, and land buyers. However, recent government regulations, particularly the “10 km ban,” have caused confusion and concern as excitement around the project’s real estate potential continues to grow.

It’s important to clarify that this regulation does not prohibit development; rather, it acts as a safety and legal measure. This guide outlines the key factors to consider when investing in land near the airport, ensuring you make an informed, safe, and future-proof decision.

The 10 km Regulation: Not a Blanket Ban –

Let us first understand that this is not a complete ban on real estate construction or development. Instead, it is a regulatory measure put in place by the Airports Authority of India (AAI) and Noida International Airport Limited (NIAL). The aim of this regulation is to prevent unauthorized or unsafe construction within a 10-kilometer radius of the airport, thereby ensuring both aircraft safety and legal compliance. This action by the authorities will only impact illegal constructions that do not have a valid No Objection Certificate (NOC) from the Airports Authority of India (AAI), approved layouts or construction plans from the Yamuna Expressway Industrial Development Authority (YEIDA), and height clearances as per the AAI’s funnel zone guidelines.

To address the chaos and confusion among buyers and investors, some officials clarified in a report to the Hindustan Times that “this is not a development ban but a targeted move to ensure flight safety and legal compliance. There is a defined process to secure the NOC. Construction can proceed only after receiving the NOC and submitting an approved building map.” Shailendra Bhatia, the Nodal Officer at NIAL, stated this.

The constructions outside the jurisdictions of the Yamuna Expressway Industrial Development Authority (YEIDA), particularly in abadi areas, will face significant challenges. Deepak Kapoor, director of the Gulshan Group, emphasized that “this is a regulatory exercise aimed at curbing unauthorized developments that lack proper approvals.” Legal experts further stressed that buyers or investors should focus exclusively on plots approved by YEIDA and licensed developers to ensure safe and secure investments. They must verify the RERA registration and ensure that all necessary airport-related approvals and documentation, including No Objection Certificates (NOCs), are in order before making any investment. According to hindustan times real estate noida airport authorities ban illegal construction within 10 km what it means for plot investors

Why Does This Regulation Exist? Safety First, Not Growth Halt –

The 10 km rule aligns with global aviation safety standards. This construction-control zone was established following a meeting on July 9, organized by the Airport Environment Management Committee (AEMC). Officials from Yamuna International Airport Private Limited (YIAPL), the district administration, and representatives from various related departments attended the meeting to discuss and implement necessary measures for enhancing operational security, environmental safety, and sustainable development in the area surrounding the upcoming airport.

During the discussions, several regulations were proposed, including height limitations, management of abadi lands, approvals for new constructions, and the establishment of a No Objection Certificate (NOC) process. Kiran Jain, the COO of Noida International Airport, expressed concerns about potential threats to aircraft operations within a 10 km radius of the airport. These threats could arise from the presence of stray animals, birds, and any illegal or unsafe constructions.

Additionally, these regulations are anchored in legal frameworks designed to monitor and protect flight operations from unsafe constructions or hazards, such as bird interference.

• GSR 751(E) – Height Restrictions for safeguarding aircraft operations (Civil Aviation Rules, 2015)
• Aircraft (Demolition of Obstructions caused by Buildings and Trees) Rules, 2023 – enabling demolition and penalties for violations

Hence, these steps will ensure –

• Safety in terms of height compliance and hazards like bird activity, etc.
• Safe air traffic control and seamless flight path operations
• Maintenance of orderly urbanisation and development in one of India’s most valuable upcoming zones 

Impact on Real Estate and Key Takeaway Lessons From Around The World –

Some industry experts have pointed out that this action may seem disruptive for some in the short term, but it points to a larger picture: a significant long-term transformation. Initially, buyers and investors have become more cautious, fearing potential demolitions or fines. Their sentiments and demands have shifted, making them more focused on approval transparency, due diligence, and title clarity. It is expected that only RERA-registered and fully compliant projects will thrive in this environment, pushing out unauthorized builders.

This change could further boost investor confidence, promote healthy real estate practices, and provide better safeguards for buyers. Non-compliance with legal and safety regulations could adversely affect project developers through heavy fines, blacklisting, and demolitions resulting from regular inspections and enforcement processes.

Swapnil Anil, Managing Director of Advisory Services at Colliers India, states, “While the height restriction may influence the design and scale of projects, it should not restrict their development. Therefore, ongoing projects and proposed developments in the area may not experience lasting impacts.” Furthermore, as a buyer, it is essential to exercise complete due diligence on the projects you plan to invest in, which includes ensuring that there is a necessary No Objection Certificate (NOC) from relevant authorities and understanding that building restrictions adhere to the permissible rules specified under the Colour-Coded Zoning Map (CCZM). 

Knight Frank India’s H1 2025 report (January – June) highlighted a significant 23% increase in residential sales and a sharp 25% rise in new launches in Greater Noida, particularly along the Noida-Greater Noida Expressway. This trend indicates strong underlying demand in compliant areas. The report also noted a 30% overall increase in residential sales and a 29% rise in new project launches across the NCR region. This substantial momentum is primarily attributed to the emergence of new development corridors, such as the Noida International Airport and the metro expansion in Greater Noida, along with the ample land availability along the extended Noida-Greater Noida Expressway. knightfrank research india real estate office and residential market 

The President and CEO of eXp India, Sam Chopra, emphasized the potential of the development around Noida International Airport. He stated, “It aligns with how Singapore developed Changi Airport, how Doha planned Hamad Airport, and how Vancouver implemented height restrictions for urban consistency. If managed properly, the 10-20 km zone around Noida International Airport could become the most coveted investment corridor in the NCR – clean, compliant, well-zoned, and future-proof.” Additionally, it is worth noting the impact of Mopa International Airport in Goa, which triggered a real estate surge of 25-30% year-on-year. In January 2023, there was also a 7% increase in the rental yield for premium properties in North Goa and the Konkan Belt region.  outlookmoney

Growth Opportunities and Development Focus Areas Where You Can Invest Confidently –

Firstly, if you are a serious buyer intending to invest in property near the Noida International Airport, here is what you need to know:

According to Swapnil Anil, managing director of Advisory Services at Colliers India, several restricted or highly sensitive zones near the airport require careful verification of all necessary clearances before making any decisions. These zones include the Eastern Peripheral Expressway Belt, Dankaur, Mirzapur, Rabupura, Falida Bangar, Sarol, and Jhangirpur. Sunil Tyagi, Managing Partner at ZEUS Law Associates, confirmed that the restrictions apply only to unauthorized constructions outside the notified areas and village regions surrounding the upcoming Jewar International Airport. He also noted, “These restrictions are not expected to impact authorized construction on plots allotted by YEIDA, except for structures that exceed the height limits set by the Airport Authority of India (AAI).” Based on his advice, buyers should consider residential plots allotted by the authority or properties from licensed developers only. hindustantimes

Secondly, instead of panicking, buyers should focus and make strategic decisions regarding their investments in YEIDA-approved areas for long-term growth opportunities and future benefits. The Yamuna Expressway Industrial Development Authority (YEIDA) is actively engaged in acquiring land and initiating major development zones around the airport. According to government reports, the Yamuna Expressway region is rapidly emerging as a significant investment hub, particularly with the proposed HCL-Foxconn semiconductor unit making headlines. Several production units that have completed construction and are now fully operational include Vivo (spanning 169 acres) in Sector 24A, as well as firms like Avery Dennison, Surya Global Flexi Films, and Bikanervala. YEIDA’s new CEO, RK Singh, has emphasized the authority’s commitment to accelerating the timely completion of construction projects by issuing fresh notices to the companies. This initiative aims to create jobs and develop the Yamuna Expressway into a thriving industrial hub.

In Sector 28, HCL Foxconn plans to set up a semiconductor unit on 48 acres of land. The Murugappa Group, in partnership with Premji Investment, will establish a unit on 11 acres in the Medical Devices Park, located in Sector 28. In Sector 24, Minda Corporation has partnered with India’s Loconav and Korea’s Daesung to acquire 22 acres for an auto component manufacturing unit. Additionally, an Indo-Japanese joint venture named Fuji Silvertech Concrete will build a precast concrete unit in Sector 32. In Sector 10, Escorts and Kubota have been allotted 200 acres for a large-scale tractor manufacturing unit.

Between 2021-22 and June 2025, the authority has acquired 5,232 acres of land, in addition to plots already reserved for the Noida International Airport and significant projects like the International Film City, Medical Device Park, Apparel Park (Sector 29), and Toy Park (Sector 33). Plans are also underway to develop the area surrounding the airport into a global investment hub covering 5,000 acres in Sectors 4A, 5, 5A, and 11.

Two major townships have been proposed: a Japanese City on 395 hectares in Sector 5A, and a Korean City on 365 hectares in Sector 4A. The Korean City will primarily focus on manufacturing electronics such as semiconductors, chips, AI hardware, and cameras, while the Japanese cluster will combine semiconductor production with advanced technology, along with commercial and residential units. Both townships are designed to be self-sustainable, with 70% of the space dedicated to core manufacturing and the remainder for infrastructure, including educational institutions, business and commerce, and residential areas.

A Fintech City is also planned for Sector 11, and Sector 5 is designated for residential developments and group housing projects, along with some civic facilities. Furthermore, a 2,500-acre recreational hub is being developed near Greater Noida, featuring theme parks, water attractions, and natural spaces, which will contribute to shaping the region’s urban identity. Additionally, a 30 km expressway from Delhi to Jewar Airport via Noida has recently been approved. Budgeted at approximately ₹40,000 – ₹50,000 crore, it is expected to improve connectivity ahead of the airport’s target opening. Finally, Sector 22D along the Yamuna Expressway is in high demand due to its proximity to the Jewar International Airport, with many licensed developers offering numerous ready-to-move residential properties at various price points, as well as plotted developments approved by YEIDA. city noida yeida to buy 5k acres for japanese and korean cities

The Founder of Asset Deals, Viineet Chellani, mentioned that, “For prospective buyers, this directive may actually work in their favour. With approvals slowing briefly, end-users may have a window to enter the market more confidently. However, once the clearance process is streamlined, demand is expected to bounce back, and so will prices. For serious buyers, it’s a good time to assess opportunities, especially in projects with all the right approvals in place. Over the long run, the airport’s development will only push property values upward in the region.”

Smart Investors’ Checklist

Conclusion

Despite regulatory checks, the airport zone is thriving with planned infrastructure and promising opportunities. Buyers should focus on making smart decisions, considering not only proximity but also zoning regulations, connectivity, future infrastructure projects, and market trends for a future-proof investment and long-term growth.

The recent directive should not be seen as a ban; rather, it is a mechanismdesigned to protect investors and ensure aviation safety. Growth remains a priority, but it now comes with legal safeguards and clear zoning regulations. If you conduct thorough due diligence, invest in the right sectors, obtain all necessary clearances, and collaborate with RERA-approved developers, land near Jewar Airportis still one of the most promisinginvestment opportunities in North India.

(Authored by Namrata)