Ticket bands by group (Jul 2026)
Freehold duplex (120–180 sq yd) — Noida Extension colony belts: ₹85 lakh to ₹1.6 Cr for regularised pockets with clean documentation. Unregularised Shahberi-belt stock trades 15–25% below sanctioned adjacent — that discount is the market pricing the documentation risk.
Freehold duplex (150–200 sq yd) — Ghaziabad Wave City & Siddharth Vihar: ₹1.5–2.4 Cr for GDA-sanctioned plots with builder-built duplex. Plot-only ₹40–75 lakh.
Branded township (Noida Sector 150, Mahagun Meadows and adjacent): ₹3–7 Cr depending on typology, corner and view premium.
Branded township (Sector 22D Yamuna — Godrej / ATS / Gaur): ₹2.5 Cr entry typologies to ₹8 Cr+ for premium Golf Links units.
Ultra-premium (₹6 Cr+): Concentrated in golf-facing / corner Godrej Golf Links units, top-typology Sector 150 plots, and large freehold in mature Faridabad and Noida sectors.
Absorption and inventory movement
Branded township absorption in Sector 150 (Mahagun community) and Sector 22D (Godrej / ATS / Gaur) continues at healthy quarterly velocity — well-positioned units at ₹3–5 Cr are moving in 3–6 months from listing. Above ₹5 Cr the market thins visibly; expect 6–12 months for the right buyer. Noida Extension freehold in regularised pockets is the deepest liquid market — clean-documentation 120–150 sq yd duplex resells in 2–5 months. Above ₹8 Cr the specialist buyer pool is small and holding periods stretch to 12–18 months.
Authority transfer mechanics — what changed this quarter
No material policy change to Noida / GNIDA / YEIDA leasehold transfer schedules this quarter. Transfer fee bands remain 2–5% of circle rate depending on authority and category. Practical processing time for YEIDA transfers continues to run 60–120 days end-to-end where lease rent is current; longer where dues need clearance. Buyers should continue to build a 90-day post-token window into any leasehold resale timeline.
Supertech CIRP and Amrapali NBCC — status this quarter
Supertech Ltd remains in CIRP. Project-level status varies — some villa projects sit outside the corporate estate under separate SPVs or homebuyer-association arrangements; others are inside proceedings. Every Supertech transaction requires the specific NCLT order verification. Amrapali projects continue under Supreme-Court-supervised NBCC completion. Dream Valley and Leisure Valley construction phases are on court-monitored schedules; delivery timelines have slipped historically and should be treated with scepticism. See our dedicated CIRP and NBCC tracker pages for project-level detail.
Jewar airport corridor impact on Sector 22D pricing
Noida International Airport (Jewar) entered phase-1 commercial operations in 2025 — confirmed and operational. A portion of the current Sector 22D asking-price premium already discounts this. Additional yield from full airside build-out is a 5–10 year story on a phased schedule. Buyers should not overpay expecting an immediate step-change; the corridor is a slow-tail story, not an event-driven jump.
Home loan environment
The portal does not publish project-level loan promises. Loan availability depends on the individual property's legal and technical verification process by the lender. Buyers should complete this verification for the exact villa before making a financial commitment.
What this quarter means for buyers
Freehold buyers under ₹2 Cr: Noida Extension regularised pockets and Wave City Ghaziabad offer the best land-per-rupee. Verify pocket-level sanction status before token. Branded township buyers ₹3–7 Cr: Sector 150 (Mahagun) wins on current infrastructure; Sector 22D (Godrej / ATS / Gaur) wins on Jewar corridor exposure and amenity depth. Tour both. Ultra-premium ₹6 Cr+: Small liquid market; be patient on shortlisting and factor 6–18 month resale windows into any exit plan. Buyers considering Supertech or Amrapali: Resale of already-registered units is a different, safer transaction than fresh booking. Read the specific project pages.
FAQs
How current are the price bands in this report?+
Bands are dated 20 July 2026 and reflect our editorial shortlisting and advisory work through Q2 2026 into July. Unit-level pricing shifts weekly; we hide any specific project quote older than 90 days and share the current seller ask on WhatsApp.
Is this report investor-focused or end-user focused?+
End-user focused. Rental yields on NCR villas (1.5–2.5% gross) make them a poor investment vehicle by cashflow. The buy case is lifestyle, land ownership and long-hold capital preservation — the report is framed around what an end-user family needs to decide.
Do you publish source citations?+
For quantitative figures, sources are triangulated across authority-published notifications (GNIDA / YEIDA / Noida authority orders), transaction data from our own advisory workflow, RERA-registered project disclosures, and public NCLT/SC filings for CIRP and NBCC-completion updates. Specific project-level numbers are cited on the individual project pages.
How often will you publish market reports?+
Quarterly cadence — next report Q4 2026 (target October 2026). Interim risk-status updates (Supertech CIRP, Amrapali NBCC, Jewar tracker) are published as material changes occur.
Can I get an email summary?+
We do not run an email newsletter. Reach out on WhatsApp with the word ‘INSIGHTS’ and we will share new reports and updates directly.
Want this reviewed against your specific requirement?
Share budget, city and BHK on WhatsApp — the advisor will map this guide to real shortlisted options.