The Yamuna Expressway has established itself as one of the most discussed real estate corridors in the Greater Noida to Agra region of NCR where you can find commercial Studio Apartment for Resale on Yamuna Expressway . The regional real estate market has seen a surge in demand driven by a combination of connectivity, infrastructure, aspirational developments, and of course, the impending Noida International Airport (NIA) at Jewar in Gautam Budh Nagar District of Uttar Pradesh, has resulted in heightened buyer interest and investor speculation around the Yamuna Expressway.
Imported into this mix, 2 BHK apartments have emerged as a sweet spot for end users looking to buy homes, small families, and investors. The Yamuna Expressway—a 165 km, access-controlled corridor connecting Noida-Greater Noida and Agra—is now an important residential and real estate development zone with the Jewar International Airport being built on its southern end. With this degree of infrastructure, and the location of educational and institutional hubs in close vicinity, it has catalysed the growth of real estate along the corridor. What is the average price for a 2 BHK apartment along the Yamuna Expressway moving into mid 2025?
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Price Per Square Foot: Current Market Rates
As of mid-2025, the average price per square foot (p Sqft) for residential apartments along the Yamuna Expressway is in a fairly wide range, typically between ₹5,000 to ₹8,500 p Sqft, based on the location, reputation of the Developer, amenity offerings, and the construction status of the project. In relatively established locations close to the core areas of Greater Noida (sector 22, 22D, 25), and having better connectivity with respect to the Noida,Greater-Noida Expressway and the upcoming Jewar International Airport, prices are typically priced on the higher side.
Average per Sqft prices are possibly between ₹6,500 to ₹8,500 depending on the reputation of the Developer like Eldeco group, Ajnara India Ltd. or Gaursons India Ltd, and then further depending on the degree of development or amenities provided by the project. Moreover, real estate developers often show prices in super built-up areas, which is supersized for public areas such as corridors, staircases, and lobbies. Thus, the prices for the carpet area may be 20–30% higher, so the buyer should read the fine print very carefully before making a value calculation. In addition, property values have remained consistent in this area.
In 2019, average property values were approximately ₹3,300–₹3,500 per sq ft, and in the 5–6 years since then there has been an appreciation due to infrastructure enhancements—especially construction at Jewar Airport, the Film City project, and industrial townships on the expressway which have consistently appreciated property prices to some extent annually, totaling an increase of over 65–75%. Now, with a predictable increase in public infrastructure enhancements, analysts expect the prices per sq. ft. may enter into the ₹9,500–10,500 in prices by 2027, particularly for developments within prominent sectors providing good amenities.
However, if the Jewar Airport, metro extension, and the various public infrastructure developments are commenced in a timely manner, that uptrend should continue. To sum up, if you want to budget for a 2 BHK apartment on the Yamuna Expressway, to consider the price per sq and the sq. ft. prices will be important for you not only where you are looking to own from a geography perspective, but also from possession status, builders reputation, and developments features.
- Lower‑priced resale:
- Supertech Up Country flats offered count at ₹27–₹34 L for ~900–1,000 sq ft (₹2,600–3,450/sq ft)
- Near Gaur Yamuna City / Jewar:
- Casa Grande listings show ₹83 L for 1,045 sq ft (₹7,900/sq ft); Earthcon Casa Grande ~₹60 L for 1,025 sq ft (₹5,850/sq ft) Base range in 2025 for most projects: ₹60 L to ₹85 L (~₹6,500–₹9,000 per sq ft), for built‑up/saleable area around 900–1,300 sq ft.
- Lower‑tier resale or lesser amenities: ₹30 L to ₹55 L (~₹3,000–₹6,000/sq ft).
- Premium ready/resale high‑end projects (e.g. Jaypee Sportscity resale): ₹80 L to ₹1.0 Cr (₹8,000–₹10,500/sq ft).
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Why Prices Vary Across Projects and Sectors on the Yamuna Expressway?
Real estate values for commercial property for sale in Delhi NCR— specifically, 2 BHK flats—along the Yamuna Expressway, are, as with many things, somewhat subjective. For instance, one can expect to pay anywhere from ₹55 lakh to ₹90 lakh or even more for a 2 BHK flat. The difference is due to a number of components such as: the location along the expressway; the type of overall infrastructure development taking place, especially development which is planned under the YEA project; the reputation of the builder; whether the project is announced or under construction; and various other criteria. Let’s look at a few of the main factors:
1. Sector Location and Proximity to Major Infrastructure
The location within the expressway corridor is one of the largest determining factors of property price. Projects in sectors that are closer to Noida International Airport (under construction), YEIDA sectors (21, 22D, 25), Jaypee Sports City, or the upcoming Film City have a high future growth potential and investor interest which translate to premium rates. For example, A 2 BHK in Sector 22D is priced as high as ₹70 lakh, compared to a similar 2 BHK in Dankaur or Sector 17A, which could be as low as ₹50–55 lakh. Properties close to the Yamuna expressway main road, ease of entry/exit and public transport (like the proposed metro extension) carry added value.
2. Builder Reputation and Project Quality
The credibility of the developer heavily affects price per square foot, and buyers are always willing to pay extra for projects from developers like: Gaursons, Ajnara, Eldeco, ATS, Paramount, etc. These developers are known for: Higher construction quality, Delivery record, Amenities (swimming pool, clubhouse, park with landscaping), Legal documentation and legality. For example, Units in Gaur Yamuna City sell for 10-15% more than units by smaller or lesser known builders nearby, even with the exact same unit sizes.
3. Stage of Construction (Under-Construction vs. Ready-to-Move)
Property price significantly depends on the stage of the project. Move-in ready units are generally more expensive (₹6,500-8,000 per sq ft) because the buyer has a chance to see what they are buying, and they don’t have to worry about dual rent or EMIs. Under-construction units have new buyer starter prices that are at least 15-25% less, but there is a risk to the buyer in getting their unit late or having uncertainty in the finish date.
4. Legal Clearances and RERA Compliance
Projects that are RERA-registered, titled are clear with all the approvals taken from the Yamuna Expressway Industrial Development Authority (YEIDA) are established safe and transparent investments potential to push prices up. Buyers are frequently willing to pay a premium (₹300 to ₹500/sqft more) for property titles that are legally sound with an occupancy/completion certificate. This will minimize potential future legal headaches communicating the legal soundness of the title.
5. Resale vs. Primary Market
Often resale flats will be sold at a discount compared to primary sales (direct from the builder) Why?
Sellers could be looking to exit fast, Investors who booked at pre-launch rates are looking to liquidate, Some units may have urgent possession requirements but need furnishing or care.For example: A new 2 BHK from a developer may be ₹75 lakh. A resale unit in the same project, with minor wear and tear, will be in the range of ₹65-68 lakh. The difference can be even more significant on projects that just received occupancy.
6.Government Policies, YEIDA Auctions & Land Costs
The cost at which builders buy land from YEIDA(Yamuna Expressway Industrial Development Authority) also determines how much the apartments will cost. The projects using auctioned or industrial conversion plots will also result in higher development cost. Any increases in stamp duties, registration charges, and FAR policies will also add up to the per sq ft price.
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Why Buyers & Investors Are Watching This Sector?
Growing Investor Sentiment (and Some Caution)
- Increasing Investor Sentiment (with caution)
- Developer Movement / Project Pipeline
- Infrastructure / Convenience
Developer Motion & Project Pipeline
- Major developers (Ajnara India Ltd , Eldeco group , ATS Infrastructure , ACE Group , Gaursons India Ltd, Godrej Properties Ltd) have announced multiple mid to premium developments in Sectors 22, 25 etc.
- Gaur Yamuna City is the first integrated township on this corridor, with as many as 20,000 apartments, plots, shopping, schools, and hospitals.
Infrastructure & Convenience
Several forums indicate price corrections on units, perhaps as early as 2025. This may be driven in part by investor sentiment changes and/or oversupply. Demand remains stringent for units closer to the airport and Gaur Yamuna City. Buyers are holding off on any existing investor resale units for new launches.
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Final thoughts
The time for Yamuna Expressway real estate, especially with 2 BHK investors for Yamuna expressway (YEIDA) is in the middle of 2025 all indicators point to a tipping point. The promise of Jewar Airport alongside price increases, albeit corrected, and township development, means choice for buyers across budget and delivery timeframes. If moving in is your goal, target ₹70–85 L in sectors 22–25 from reputable builders. If you can wait longer with early pricing, under construction in a ₹55–65 L 2 BHK limit when vetted for delivery is possible. In 2025 mid a 2 BHK along the Yamuna Expressway in the 900–1,100 sq ft range average cost ₹60 L – ₹75 L, ₹65 L practical. A more premium or larger unit for gated or township development may exceed ₹75 L -85 L. Budget resale near where ₹55 L exists but less common in quality projects.
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FAQs
Q1. What Makes Yamuna Expressway Such a Hot Real Estate Destination?
Ans. In a short period of time, the Yamuna Expressway has become the excellent real estate belt of the NCR and that is not surprising at all! It connects Greater Noida to Agra at 165 km of access-controlled corridor. That is an enormous area of real estate development and superior connectivity! What is driving the demand? Oh, just the Jewar International Airport under construction that is set to transform not just connectivity but property price increases! To boot, the expressway is bounded by several important educational institutions, hospitals and urban facilities that are appealing to homebuyers and investors. Once municipalities begin to incorporate these film city and industrial township developments, the long-term returns on investment will gradually start to feel more like a new growth story!
Q2. How Much Should I Expect to Pay for a 2 BHK on the Yamuna Expressway in 2025?
Ans. If you’re looking to buy a 2 BHK apartment along the Yamuna Expressway, the sale price will largely depend on the location, builder and location amenities; however, as of mid-2025, you would be looking at a purchase price range of ₹60 lakh to ₹85 lakh for apartments in sectors that have been developed and have good areas like sectors 22, 22D, and 25, etc… But if you’re fine with something that is under construction, it’s very likely for you to find something in a good area at the lower price of around ₹55 lakh to ₹65 lakh, this is especially true for all the new areas along the expressway. For luxury development, especially towards the Jewar Airport, or other integrated townships like Gaur Yamuna City, your price could be ₹90 lakh or more. In short, the price of the apartment is heavily dependent on the project location and whether it’s ready to occupy or not, and who the developer is.
Q3. Why Are Prices So Different Across Various Sectors on the Yamuna Expressway?
Ans. Good question! There are price differences along the Yamuna Expressway simply because of location and infrastructure. Sectors that are nearer to vivid developments such as Jewar International Airport or the upcoming Film City are able to grow more hence this is reflected in price. A 2 BHK in Sector 22D could cost up ₹70 lakh while similar flats in places such as Dankaur, or Sector 17A, could cost ₹50 – 55 lakh. Road connectivity, transport connectivity, and access to basic amenities such as schools & hospitals play the largest role in price variations.
Q4. What Role Does the Developer Play in the Pricing of a 2 BHK Apartment?
Ans. When it comes to real estate, the builder’s reputation will often greatly impact the price. Big names like Gaursons, Ajnara and Eldeco will command a premium because they have a history of getting quality construction done in time and properly supplied with amenities. In fact, for some projects you often will see an extra ₹5-10 lakh for the same size, and the buyer will be happy to pay that extra money because of the name and the implicit trust it carries in terms of project completion, legality, and infrastructure they can trust. So, even though other nearby projects might offer a similar square meter age, the lower cost project by a reputed builder likely cost less due to inferior trust regarding completion and quality.
Q5. Is it a Good Idea to Buy Under-Construction Properties in This Area?
Ans. Purchasing under-construction properties on the Yamuna Expressway is an excellent option for interested homebuyers wanting to ‘lock-in’ lower prices. Typically, you can find under construction 2 BHKs at around 15-25% lower than the ready-to-move-in equivalents; this can be excellent for buyers looking to invest if you do not require immediate possession. After all, as they say, ‘good things are worth waiting for.’ However, there may be some risks involved in purchasing an under-construction property. If there are delays or shifting handover dates from the developer, you will need to wait longer than anticipated for possession of your property. If you are willing to wait and the project is from a reliable developer, then you could see excellent returns in the end once construction is complete, especially as the area develops around the Jewar Airport along with other surrounding infrastructure projects.
Q6. How Does the Proposed Jewar Airport Affect Property Prices in the Area?
Ans. The building of the Jewar International Airport is one of major catalysts for the fast growth of property prices along the Yamuna Expressway. The airport will not only offer international level connectivity and make the region attractive for businesses and travelers, which inevitably leads to massive infrastructure development. The properties around the airport, Sectors 22D, 25 and by ubiquitous standards to name a few, have already started to rapidly escalate, and are likely to continue to grow in value as we march toward the completion of the airport. This means if you invest in and/or buy property in this region, you are likely to realize significant investment returns in the coming years, especially if you make an investment to grow in value over time.
Q7. What Should I Look Out for When Buying a Property in This Area?
Ans. While the Yamuna Expressway means investing possibilities, it is paramount to do due diligence before purchasing. Here are some tips: Firstly, check legal clearances and ensure the project is RERA-registered so you do not incur legal hassles later. Secondly, check the reputation of the builder – builders with a reliable reputation of completing quality projects on time generally have better value even when compared to the market rate. Thirdly, check the phase of construction. Put your head around the pros and cons of ready-to-move-in property against an under-construction one, although it is common to find under-construction property at a lower rate due to risk of the project not completing on time. Fourthly, check all additional costs involved like stamp duty, registration fees, and hidden costs like hidden charges related to super built-up area red flags can inflate the total estimated costs of the property value.
Q8. What’s the Future Outlook for Real Estate Along the Yamuna Expressway?
Ans. The prospects for real estate along the Yamuna Expressway going forward are very bright. There are many major infrastructure projects currently underway, including the Jewar Airport, metro expansions, and a Film City project – so demand for residential properties is likely to continue. There may be some price fluctuations or corrections in the short term, especially if there is an oversupply, but there is almost no doubt that long-term positive growth will follow due to the strategic importance of the location. There’s a very positive investor sentiment and with many developments coming this is a great time for buyers and investors willing to wait as it will take time for the area to develop. Analysts predict that by 2027 the price for prime properties may rise to ₹9,500–₹10,500 per sq. ft., so now is a good time to secure a deal.
