NEW DELHI: The Supreme Court of India has instructed developers involved in the Noida Sports City project to submit revised proposals to the Noida authority within two weeks. The authority must take appropriate action within the following four weeks. This order was issued while hearing several special leave petitions related to redevelopment, dues, occupancy certificates, and enforcement issues surrounding plot SC-02 in Sector 150 and other related parcels in the Sports City scheme.
The ruling, delivered by a bench led by Justice M.M. Sundresh and Justice Satish Chandra Sharma on November 24, 2025, provides a comprehensive framework for addressing dues, revising master plans, and handing over possession to homebuyers. The bench also addressed separate petitions involving the approval of revised master plans, issuance of occupancy certificates, oversight of the CBI investigation, and disputes over possession and recovery, issuing specific directions for each category.
SC acknowledges Noida authority’s 16-point resolution for lifting ban and revised payment structure
During the proceedings, the Solicitor General presented the authority’s detailed 16-point resolution, setting conditions for lifting the development ban imposed in January 2021. The authority stated it would lift the ban after board approval and consider the petitioner’s proposal to pay 20% of outstanding dues within two months of revised master plan approval, with the remaining 80% paid in six half-yearly instalments over three years.
The resolution also establishes timelines for submission and approval of revised master plans and building plans, along with payment requirements. It states that the authority will retain first charge and lien over 20% of units in each tower until all dues are settled and construction completed. These units may be sold by the authority if the developer defaults on payments. Occupancy certificates will be granted only after 100% of outstanding dues are paid and construction is finalized according to the revised plan.
The ban implemented during the 201st board meeting on January 18, 2021, will be lifted upon approval from the authority’s board within a preferred timeframe of 30 to 45 days. The revised master plan must be submitted within 30 days of the SC’s order. The court also allowed developers to file these revised proposals “without prejudice” to the rights and claims raised in pending writ petitions, ensuring that compliance with the new framework does not affect their legal positions in earlier cases.
Zero period relief for developers
In a fiscal relief measure for developers, the Supreme Court mandated a “zero period” benefit covering the COVID-19 pandemic from March 1, 2020, to March 31, 2022. A similar zero-period benefit applies to the duration of the ban from January 18, 2021, until the revised master plan is revalidated.
Dinesh Gupta, president of CREDAI Western UP, remarked, “This Supreme Court verdict is transformative for Noida and the entire real estate sector. Thousands of buyers trapped in the Sports City project now have clear timelines and direction. With the ban lifted and a defined payment model, we anticipate accelerated work and substantial progress in the coming months, boosting buyer confidence and driving Noida’s real estate growth.”
Construction timelines and possession
Developers have committed to completing the construction of all sports facilities within three years following the approval of the revised master plan, while residential, commercial, and other units must be completed within five years. The court emphasized that sports and recreational facilities are fundamental to the Sports City scheme and must be delivered alongside residential and commercial components, rather than as optional additions.
Conditional OCs
To provide immediate relief to homebuyers in certain towers, the Supreme Court ordered that conditional occupancy certificates be granted within six weeks for towers with pending applications. These certificates will remain conditional on the final outcomes of ongoing petitions. Developers are also responsible for completing the sports and recreational facilities required under the Sports City scheme, with subsequent approvals adhering to Noida’s building regulations before possession is handed over.
In one petition, the court noted the developer’s assertion that all dues had been paid and directed the authority to determine possession and conditional OCs within four weeks. In another case, the bench clarified that, as no interim order was in effect, the authority may proceed with legal actions against the concerned developer as necessary.
Directives on CBI investigation
Regarding the investigation into the project, the bench stated that the Central Bureau of Investigation (CBI) may continue its investigation without making arrests and directed that no final report should be filed by the agency without the court’s permission.
Next steps
The Noida authority has been instructed to make decisions on proposals and possession within four weeks. The court has set various hearing dates, including January 15 and January 28, 2026, for different SLPs according to their categories and issues raised. Additionally, developers are permitted to collaborate for project development through joint ventures, subject to Noida’s policies.
Background
The litigation originates from Noida’s Sports City scheme in Sector 150, where developers were allocated large land parcels for developing integrated sports facilities alongside residential and commercial units. However, developers allegedly defaulted on dues and failed to complete mandatory sports infrastructure or obtain approvals for revised master plans and building plans. These issues led to the imposition of a development ban in January 2021, prompting multiple SLPs involving homebuyers, developers, and matters related to dues recovery, regulatory approvals, and CBI investigations. The present order consolidates these disputes and provides a structured approach towards completing the delayed project.
