Introduction
As per the ground analysis by ERM Global Investors, the demand for well-located commercial plots along the Yamuna Expressway is shifting from speculation to strategic development-led investment. Sector 18 & 20 under the Yamuna Expressway Industrial Development Authority (YEIDA) are now attracting serious investors because of their proximity to Jewar International Airport and structured planning for shopping centers and malls.
As someone who regularly visits this belt and interacts with developers, retailers, and investors, I can clearly see a transition. Buyers are no longer just looking for land—they are looking for location logic, long-term viability, and structured allotment systems. This 2026 commercial scheme fits into that mindset.
Why This Location Is Gaining Real Commercial Value
Strategic Road Infrastructure
These plots are located on a 120-meter-wide road, which is not a small detail. Wide road frontage directly impacts visibility, accessibility, and rental potential. For retail and mall projects, frontage and smooth entry-exit movement matter more than many first-time investors realise.
From a developer’s perspective, this improves -
Customer footfall access
Logistics movement
Brand visibility
Future leasing potential
Infrastructure creates usability. Usability creates value.
Impact of Jewar International Airport
Airports change micro-markets. The upcoming Noida International Airport is expected to increase demand for:
Hotels
Retail outlets
Food courts
Service-based commercial establishments
In most Indian cities, areas near operational airports see higher commercial absorption once connectivity stabilizes. The same pattern is gradually forming here. The opportunity lies in entering before full-scale commercial maturity.
Scheme Overview: What Investors Should Know
YEIDA has introduced this scheme for Convenience Shopping Centers (CSC) and mall development in Sectors 18 & 20. The structure is clear and transparent:
Plot Size: 2000+ sq.mtr options available
Reserve Price: ?70,000 per sq.mtr (plus applicable charges)
Allotment: E-auction process
Lease Period: 90 years (leasehold)
Scheme Status: Active
The e-auction model ensures pricing transparency, which reduces allocation bias and increases investor confidence.
Who Should Consider These Commercial Plots?
Based on real investor profiles I have worked with, this opportunity suits:
Developers planning sector-level shopping complexes
Investors looking to build and lease retail assets
Entrepreneurs entering organised retail space
Businesses planning long-term self-use commercial hubs
If your horizon is 7–15 years and you understand phased infrastructure growth, this can be aligned with your portfolio.
Why Yamuna Expressway Is Structurally Different
Unlike unplanned commercial pockets, this corridor is authority-driven development. YEIDA regulates FAR, ground coverage, and height norms. That reduces chaotic construction and protects long-term value.
Also, the ecosystem is evolving:
Residential clusters are increasing
Educational institutions are coming up
Industrial units like Patanjali and VIVO operate nearby
Healthcare infrastructure is expanding
Retail follows population. Population follows infrastructure. That cycle has already started here.
Practical Advantages of 2-Side Open Plots
Two-side open plots improve:
Ventilation and design flexibility
Entry/exit planning
Branding exposure
Rental segmentation
For mall or CSC development, corner or dual-facing access increases commercial efficiency. This may directly impact future rental yield.
Risk Factors Investors Must Evaluate
No real estate investment is risk-free. Some practical considerations:
Airport timeline execution speed
Phased occupancy in surrounding residential areas
Holding capacity during initial development years
Construction cost escalation
If you expect immediate rental income within 1–2 years, this may not suit you. This zone is more aligned with structured medium to long-term development.
Long-Term Outlook
With improving expressway connectivity between Greater Noida and Agra and airport-driven commercial activity, this region is gradually moving from land banking to organized asset creation.
The reserve price of ?70,000 per sq. mtr reflects early-stage commercial positioning rather than saturated pricing. The real value creation will depend on execution quality and demand absorption.
Conclusion
Commercial growth does not happen randomly—it follows infrastructure, authority planning, and economic movement. Sectors 18 & 20 under YEIDA are gradually aligning with all three. For investors who understand structured commercial development and have a medium- to long-term outlook, these commercial plots offer a calculated opportunity rather than a speculative gamble.
According to ERM Global Investors, disciplined entry, proper due diligence, and realistic holding expectations are the keys to making this location work in your favor. If you are evaluating whether this fits your portfolio strategy, taking expert guidance before participating in the e-auction can help you make a confident and informed decision.
FAQs
1. What is the allotment process for these plots?
The plots are allotted through an e-auction system conducted by YEIDA, ensuring transparency.
2. What is the minimum plot size available?
Commercial plots start from approximately 2000 sq.mtr and go up to larger sizes suitable for malls.
3. Are these freehold or leasehold properties?
These are leasehold plots with a 90-year lease period.
4. Who can apply for these commercial plots?
Developers, companies, partnership firms, and eligible individuals can participate in the auction process.
5. Is the price fixed at ?70,000 per sq.mtr?
?70,000 per sq.mtr is the reserve price. Final pricing depends on the competitive bidding process.
6. Is this suitable for small retail shops?
The scheme is more suitable for organised retail formats like shopping centres and malls rather than small standalone shops.
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