NOIDA: Just a short distance of 52 km from Noida International Airport and 30 km from the proposed New Noida, Bulandshahr is set for a transformation it never anticipated. Landowners in the district are poised to benefit significantly as it is expected to be integrated into a sprawling industrial network that extends beyond Noida and Greater Noida.
The key factor is the anticipated Dadri-Noida-Ghaziabad Investment Region, also known as New Noida, which encompasses 84 villages. Officially notified in October 2024, the project affects 63 villages in Bulandshahr and is strategically located just 30 km from both Noida and Ghaziabad, and 40 km from Jewar, creating an advantageous triangle that planners consider a major asset, a fact property dealers are already reflecting in their pricing.
The Noida Authority has set land acquisition rates at Rs 4,300 per sqm, translating to approximately Rs 25 lakh to Rs 30 lakh per acre, which aligns with the revised compensation for the airport project by the Yamuna Authority. However, market prices are already exceeding Rs 1 crore per acre as commercial activities ramp up around the Noida airport, prompting locals to request a reassessment of rates or benefits.
In the initial phase, land acquisition will occur in 37 villages, with 24 of them located in Bulandshahr, including Jokhabad, Sanwali, Birondi Fauladpur, Birondi Tajpur, Kaithara, Kishanpur, Muradabad, and Nawada.
Dheeraj Singh, a 70-year-old resident of Jokhabad, reminisces about changes in land ownership over the decades, noting that in 1970, around 1,400 acres from these villages were acquired for what evolved into the Sikandrabad Industrial Area and is now home to nearly 200 factories producing steel, paint, and pipes. Having given away 100 acres back then, he still retains 18 acres.
“This area is already an established industrial hub. The Noida airport and New Noida projects will only enhance its prospects,” he mentions. He adds that buyers are currently paying between Rs 50 lakh to Rs 1 crore per acre privately. “Why would landowners sell to the Noida Authority at such low rates?”
In Sanwali, Karamveer Singh Gurjar, who operates a school, echoes this skepticism. “Realtors are already offering Rs 1 crore per acre, which is around Rs 12,000 per sqm, for land set to be acquired in Sanwali, Hirdaypur, Jokhabad, and Kishanpur for the New Noida project,” he states.
Another Sanwali local, Manoj Kumar, a parking contractor on GT Road, shares his optimism about the airport project boosting industrial activity in the area. “We believe New Noida will further catalyze growth,” he notes. Given its current industrial status, residents recognize that new developments will attract investments in sectors like logistics and real estate, making it unlikely they will sell land at government-fixed rates.
SDM Sikandrabad Deepak Kumar Pal states that circle rates are determined based on proximity to urban centers and national highways, starting from Rs 2,000 per sqm for agricultural land. “We have acknowledged the DNGIR notification and are prepared to act once the Noida Authority formally initiates the acquisition process. After receiving their communication, we will send a team for land demarcation and identification of landowners,” he confirms.
The DNGIR is one of seven proposed investment regions under the initial phase of the Delhi-Mumbai Industrial Corridor project, adding to its strategic importance. According to the proposed land-use plan, 40% of the acquired area will be designated for industrial use, while 13% will be allocated for residential development, 18% for green and recreational spaces, 4% for commercial activities, and 8% for public institutions. The Authority aims for a four-phase timeline extending to 2041, affecting 3,165 hectares in Phase 1 by 2027, increasing to 8,230 hectares by the final phase. If realized, this plan represents one of the most ambitious industrial expansions in the region.
