Noida Property Circle Rates 2025

As the real estate scene in NCR continues to change, getting a grip on circle rates—often referred to as ready reckoner rates or guidance values—has become essential for buyers, particularly in Noida and up-and-coming areas like Jewar. The updates to circle rates for 2025 will have a significant effect on registration, stamp duty, and loan planning. Here’s a detailed guide on what every buyer needs to keep in mind.

What Is a Circle Rate?

 

A circle rate is the official minimum price set by the state government for each square foot or meter, which is used to determine stamp duty and registration fees. For example, rate of plot in Jewar is guided by the circle rate, and you can’t register a property for less than that amount, even if the negotiated price is lower. Banks also use these rates when deciding on loan approvals.

Why Are Circle Rates Going Up in 2025?

 

After nearly a decade of minimal changes, Gautam Buddha Nagar (which includes Noida, Greater Noida, and Jewar) has proposed significant increases that will take effect in FY 2025–26:

• Noida (for built-up high-rises): about a 20% increase
• Greater Noida: around a 30% increase
• Jewar (primarily agricultural land): up to a 70% increase

This increase aims to align guidance rates more closely with actual market values and to help prevent undervaluation in transactions. Public consultations were held through April 2025, indicating that final rates might see slight adjustments based on feedback.

Sector-Wise Circle Rates in Noida
 

Proposed Category Increases:

• A+ (like Sectors 14A, 15A, 44A): ₹175 → ₹192 / sqm
• A (such as Sector 14, 18, 30…): ₹125.3 → ₹138 / sqm
• B and C categories will see similar updates.

For commercial properties, the rates remain significantly higher—ranging from ₹1.2 to 3 lakh per square meter, depending on the location (for instance, Atta Market in Sector 18 is priced at ₹3 lakh; main markets are around ₹2.5 lakh).

Jewar Circle Rates: The Airport Effect

 

Jewar is gearing up for some serious growth thanks to the upcoming Noida International Airport, and we're seeing some hefty jumps in circle rates:

• Agricultural land: a proposed increase of about 70%
• Lands adjacent to Greater Noida: around a 50% bump
• Noida proper: an increase of roughly 40%
  
   

Impact on Home Buyers

 

Stamp Duty & Registration Fee:

• The duty is based on the circle rate, not the actual transaction price.
• This hike could lead to an effective duty increase of about 20–70%, especially in Jewar.
• This means a heavier burden on budgets and rising acquisition costs.
  
   

Home Loan Eligibility:

Banks look at the circle rate to determine Loan-to-Value. If you find a property that’s undervalued, your LTV could be limited by the higher official rate.

Market vs Circle Rate:

The circle rate often lags behind the market rate, but revisions are starting to close that gap.

Agricultural Land in Jewar:

For investors eyeing land banking or farm conversions, the jump in rates means a significant rise in baseline costs.

How to Check Circle Rates

 

Official Option:

Head over to the UP Stamps & Registration website. Select your District, then SRO (like “Jewar”). You can download the Proposed Circle Rate List for SRO Jewar 2025 (dated March 27, 2025).

Alternative:

Check out portals like MagicBricks or NoBroker for quick snapshots, but keep in mind they might not have the latest official updates.

Key Buyer Takeaways

 

• Budget Uplift: Keep in mind the significant increase; adjust your budget considering the extra stamp duty and loan eligibility.
• Due Diligence: Make sure to verify the final rates after public feedback before you sign anything.
• Loan Review: Have a chat with your bank about how the new rates might affect your loan-to-value ratio.
• Transaction Value Realignment: For deals below the circle rate, be prepared for potential gift income implications under IT Act Section 56.
• Transfer Charges: Expect an additional ~2.5% on resale plots.
• Long-Term Strategy in Jewar: If you are banking on appreciation driven by the airport, the current high circle rate lends credibility to future valuations, even if it means a higher upfront cost.
  
   

Sample Cost Comparison: Jewar vs Established Noida Sector

 

Example—Agricultural Plot in Jewar (2,000 sqm):

Pre-revision: ₹10,000/sqm → ₹2 cr

Post-revision: ₹17,000 (+70%) → ₹3.4 cr

Stamp Duty @5%: from ₹0.10 cr → ₹0.17 cr (an increase of ₹7 L)

Example—Residential Sector 30 Noida (100 sqm):

Pre-revision: ₹1.03 L → ₹10.3 cr

Post-revision: ₹1.19 L → ₹11.9 cr

Stamp Duty @7%: ₹0.72 cr → ₹0.83 cr (an increase of ₹11 L)

Why the Revision Makes Sense

 

• Alignment with Real Values: This addresses undervaluation and promotes transparency.
• Boosts Government Revenue: Higher stamp duty from official assessments benefits the exchequer.
• Stabilizes the Market: It sets a realistic floor and reduces under-reporting.

However, buyers should prepare for higher upfront costs and possibly lower immediate returns on investment.

Homebuyer Tips

 

• Delay Purchases? If the finalized rates are unexpectedly high, consider waiting for the post-feedback version or adjust your budget carefully.
• Negotiate Within Framework: Buyers can still negotiate the market price, but they must register at or above the circle rate.
• Plan Your Loan Accordingly: Pre-approved loans might need appraisal updates to reflect the higher circle rate.
• Tax Considerations: If you purchase below the circle rate, the gift income clause will apply.
• Knowyour SRO: Jewar falls under its own SRO; Noida or Greater Noida sector rates don’t apply.
  
   

Future Outlook: 2025 and Beyond

 

• Execution of Jewar airport projected April 2025 is a long-term value enhancer despite increased guidance values now.
• Increment cycles expected annually (as government catches up).
• Land vs built space: Continual shift in pattern— agricultural land hiked steeply; built properties moderately.

Circle rates in 2025 mark a major regulatory shift across Gautam Buddha Nagar, with Jewar facing the steepest revision due to airport-triggered investment. While this ensures market-led realism, buyers must adjust their budget, loan planning, and timelines accordingly.

To stay ahead:

 

• Check the final circle rate list per SRO Jewar after implementation.
• Rework your EMI/loan based on updated stamp duty and LTV.
• Strategically align buys—premium Noida sectors vs speculative investments like Jewar.
   

Disclaimer: Rates and percentages are based on proposed revisions as of March–April 2025. Please verify the finalized version post government notification and public consultation.