Circle Rates in Noida & Greater Noida 2025-26: Complete Guide with Latest Updates

The Uttar Pradesh government announced revised circle rates for Noida Real Estate and Greater Noida property market effective March 27, 2025, bringing significant changes to property valuations across the region. These updated rates, which increased by 10-30% across various zones, reflect the rapid infrastructure development, improved metro connectivity, and the upcoming Noida International Airport near Jewar.

Whether you're planning to buy your dream home, invest in commercial property, or sell land, understanding these circle rates is essential. This comprehensive guide breaks down everything you need to know about property valuations, stamp duty calculations, and zone-wise rates in both cities.

What Are Circle Rates and Why Do They Matter?

Circle rates, also called "ready reckoner rates," are the minimum property values set by the state government. These rates serve as the foundation for calculating stamp duty and registration charges during property transactions.

Why are circle rates important?

• Fair transactions: They prevent undervaluation of properties and reduce black money circulation in real estate
• Loan approvals: Banks use circle rates to determine your home loan eligibility (typically 80-90% of the circle value)
• Legal compliance: All property registrations must be done at or above the circle rate to avoid penalties
• Market indicator: They reflect the genuine market conditions and infrastructure developments in an area

Understanding the 2025-26 Rate Revision

The latest revision marks a strategic move by the Uttar Pradesh government to align property valuations with current market realities. The increases vary significantly across different property types:

• Premium residential zones: 25-30% increase (especially in well-connected sectors)
• Mid-tier residential areas: 15-20% hike
• Industrial zones: Moderate 10-12% increase to encourage business investments
• Commercial properties: 20-25% upward revision in prime locations

These changes came after careful market analysis, considering factors like the metro expansion, expressway connectivity, and the game-changing Noida International Airport project in Jewar.

Circle Rates in Noida: Zone-Wise Breakdown

Noida divides its sectors into four distinct categories based on location advantages, infrastructure quality, and connectivity. Here's what you need to know:

Category A+ Sectors: Premium Locations

Key Areas: Sector 14A property in Noida, Sector 15A real estate, Sector 44 (Blocks A, V, B)

These sectors represent Noida's most sought-after addresses, offering excellent connectivity to New Delhi real estate market, premium shopping destinations, and established social infrastructure. Properties here command top prices due to their central location and mature neighborhood character.

Category A Sectors: High-Demand Areas

Key Areas: Sector 18 Noida property, Sector 15 real estate, Sectors 30, 36, 39, 44, 47, Sector 50 Noida, 52, 93, 93A, 93B

These sectors enjoy excellent metro connectivity, proximity to business hubs, and well-developed amenities. They're perfect for families seeking a balance between location and investment value.

Category B Sectors: Mid-Range Options

Key Areas: Sectors 11, 12, 20-29, 31, 33, 34, 37, 40, 41, 46, 48, 49, 53, 55, 56, 61, Sector 62 Noida real estate, 70-78, 82, 92, 96-100, 105, 108, 122

These areas offer great value for money with good connectivity and growing infrastructure. Ideal for first-time homebuyers and investors looking for appreciation potential.

Category C Sectors: Emerging Zones

Key Areas: Sectors 42, 43, 45, 63A, 104, 107, 110, 118-121, Sector 128 Noida property, 129-131, 133-135, 137, Sector 143 real estate in Noida, 143B, 144, 151, 168

These peripheral sectors are perfect for budget-conscious buyers and long-term investors. With ongoing infrastructure development, these areas show strong appreciation potential.

Apartments and Builder Floors in Noida

For flats and builder floors, rates range from ₹40,000 to ₹1,19,000 per sq.m depending on the sector and road width. Premium sectors like 14-18 and 30+ command rates starting at ₹82,800 per sq.m.

Floor-wise discount structure:

• 5th floor and above: 2% discount per floor
• Maximum discount: 20% (applicable for top floors)

Commercial Properties in Noida

Noida's commercial real estate commands premium rates:

• Main markets: ₹2,50,000 per sq.m
• Atta Market (Sector 18): Up to ₹3,00,000 per sq.m
• Institutional zones: ₹1,75,000 per sq.m
• Industrial plots (NEPZ, Phase 2): ₹40,000-₹46,000 per sq.m

Circle Rates in Greater Noida: Zone-Wise Analysis

Greater Noida uses a simpler A-D classification system, with rates generally lower than Noida but showing strong growth potential due to the Jewar Airport.

Zone A: Premium Township Areas

Key Sectors: Alpha 1-2 Greater Noida property, Gamma 1-2, Beta 1-2, Delta 1-3, Swarn Nagri

These sectors along the Noida-Greater Noida Expressway property offer the best of both worlds—excellent connectivity and relatively affordable prices compared to Noida.

Zone B: Mid-Tier Development

Key Sectors: Omega 1-3 Greater Noida real estate, Chi 1-5, Phi Extension, P 1-8, Pi 1-2 Greater Noida, Phi 1-4, Sectors 36-37

These areas offer good value with improving connectivity and emerging commercial establishments.

Zone C: Growth Corridors

Key Sectors: Xu 1-3, Zeta 1-2 Greater Noida property, Mu 1-2, Sigma 1-4, Eta 1-2, Omicron 1A-3, Psi, Sectors 2-3

Emerging neighborhoods with significant appreciation potential as infrastructure develops.

Zone D: Airport Proximity Areas

Key Sectors: R4, R6, Techzone Greater Noida West, W-5, Sectors 1, 4-6, 10-12, Sector 16 Greater Noida, 16B-C, 17, 17A-B, 20, 27

These peripheral areas near the upcoming Noida International Airport offer the most affordable entry points with excellent long-term growth prospects.

Industrial Properties in Greater Noida

Greater Noida's Ecotech zones offer competitive industrial rates:

Note: Rates vary based on plot size, with larger plots (8,000+ sq.m) getting lower rates.

Stamp Duty and Registration Charges: What You'll Pay

Understanding stamp duty is crucial for budgeting your property purchase. Here's the complete breakdown:

Standard Stamp Duty Rates

• Male buyer: 7% of property value
• Female buyer: 7% with rebate up to ₹10,000
• Joint ownership (male-female): 7% with rebate up to ₹10,000
• Registration fee: 1% of property value (capped at ₹30,000 for high-value properties)

The property value is calculated on whichever is higher—the circle rate or the actual transaction value. For more details, check our comprehensive guide on Noida and Greater Noida stamp duty requirements.

Additional Charges and Loadings

Amenity Loading (added to base value):

• Gymnasium: 2-3% additional
• Swimming pool: 2-3% additional
• Security systems: 1-2% additional
• Club house: 2% additional

Parking Charges:

• Open parking: ₹1,50,000 per space
• Covered parking: ₹3,00,000 per space

Construction Age Adjustment:

• Older properties get depreciation benefits (typically 1-2% per year)

Real-World Calculation Example

Let's say you're buying a 100 sq.m flat in Noida Sector 18:

Base calculation:

• Circle rate: ₹1,03,000 per sq.m
• Total base value: ₹1,03,00,000

Additional charges:

• Gymnasium (3%): ₹3,09,000
• Covered parking: ₹3,00,000
• Total property value: ₹1,09,09,000

Stamp duty and registration:

• Male buyer stamp duty (7%): ₹7,63,650
• Female buyer stamp duty (with rebate): ₹7,53,650
• Registration fee (1%): ₹1,09,100

• Total cost for male buyer: ₹8,72,750
• Total cost for female buyer: ₹8,62,750

Tip: Registering property in a female family member's name can save you around ₹10,000!

New 2025 Rule for Under-Construction Properties

Greater Noida now requires partial stamp duty payment at the booking stage for under-construction properties. This ensures transparency and protects buyer interests.

Smart Tips for Buyers and Investors

For Homebuyers

Check before you buy:

• Always verify the exact circle rate for your sector at the official IGRS UP Portal (igrsup.gov.in)
• Confirm which Sub-Registrar Office (SRO) has jurisdiction—Noida under SRO Noida, Greater Noida under SRO Sadar
• Factor in amenity loadings and parking charges in your budget

Location strategy:

• Category A sectors in Noida offer immediate lifestyle benefits and stable appreciation
• Category C sectors and Greater Noida Zone D provide maximum appreciation potential over 5-7 years
• Consider upcoming metro stations and expressway access points

For Investors

High-growth areas to watch:

• Greater Noida's Techzone property and sectors near Jewar Airport (expect 20-25% appreciation by 2026)
• Noida's Category B sectors with metro connectivity
• Commercial plots in Gamma and Beta sectors of Greater Noida

Important considerations:

• Banks typically lend 80-90% of the circle rate value
• Properties registered below circle rate attract penalties up to 200% of the deficit
• Circle rates are updated at least twice a year—time your purchases accordingly

Looking to compare Noida vs Gurgaon real estate investment options? Our detailed analysis can help you make the right choice.

For Sellers

• You must register property at or above the circle rate
• Recent infrastructure developments (like new metro stations) can justify premium pricing
• Maintain all original documents and amenity proofs for smooth transactions

How to Access Official Zone Maps

For detailed zone-wise maps and sector layouts:

• Visit the Gautam Buddha Nagar District Portal (gbnagar.nic.in)
• Navigate to the Revenue Department section
• Download official PDFs showing sector classifications
• Check the IGRS UP Portal (igrsup.gov.in) for e-stamping and rate verification

These maps help you understand exactly where your property falls and what rates apply.

Looking Ahead: Market Trends for 2025-26

The Noida and Greater Noida real estate markets are poised for exciting growth:

Key drivers:

• Noida International Airport: Expected to boost Greater Noida property values by 30-40% over the next 3 years
• Metro expansion: New Blue and Aqua Line extensions improving connectivity
• IT hub growth: Continued expansion of tech parks in Sectors 62, 63, and Greater Noida
• Infrastructure projects: New expressways and road widening projects

Predicted trends:

• Greater Noida's Zone D could see 25% appreciation by FY 2026
• Noida's Category B sectors will move toward Category A valuations
• Commercial real estate in both cities to remain strong with 15-20% growth
• Industrial zones to attract more investments with competitive rates

Learn more about the booming Noida real estate market with rental yields up to 12%.

Conclusion

The 2025-26 circle rates for Noida and Greater Noida reflect a maturing real estate market backed by solid infrastructure development. While Noida continues to command premium prices as an established residential and commercial hub, Greater Noida emerges as an attractive destination for value-conscious buyers and long-term investors.

Understanding these rates empowers you to make informed decisions, whether you're buying your first home, upgrading to a larger space, or diversifying your investment portfolio. Remember to verify rates on official portals, factor in all additional charges, and consider future infrastructure developments when making your choice.

The strategic location advantage, improving connectivity, and government's focus on transparent transactions make this the right time to explore property opportunities in the region. With circle rates standardized and amenity loadings clearly defined, buyers can now plan their purchases with greater confidence and clarity.

If you're also considering neighboring areas, explore opportunities in Ghaziabad real estate market or check out ready-to-move flats in Noida and Greater Noida for immediate possession options.