Noida: Just 52 km from Noida International Airport and 30 km from the proposed New Noida, Bulandshahr eyes the boom it had not imagined. Landowners in the district are now looking at a windfall as the district is likely to be drawn into an expanding industrial network beyond Noida and Greater Noida.The catalyst is the proposed Dadri-Noida-Ghaziabad Investment Region, or New Noida, spanning across 84 villages. Notified in Oct 2024, the project straddles 63 villages in Bulandshahr and sits barely 30 km from Noida, 30 km from Ghaziabad and 40 km from Jewar — a triangle of proximity that planners regard as its greatest asset and that property dealers have already begun to price in.Noida Authority has fixed acquisition rates at Rs 4,300 per sqm — roughly Rs 25 lakh to Rs 30 lakh per acre, matching the Yamuna Authority’s revised airport-project compensation. But market rates in the region have already crossed Rs 1 crore per acre as commercial operations from the Noida airport draw close. Residents want the Authority to close that gap, or even sweeten the deal.In the first phase, land will be acquired from 37 villages, and 24 of them are in Bulandshahr, including Jokhabad, Sanwali, Birondi Fauladpur, Birondi Tajpur, Kaithara, Kishanpur, Muradabad and Nawada.Dheeraj Singh, 70, of Jokhabad, who has watched this land change hands before, said in 1970, nearly 1,400 acres from these villages were acquired for what became the Sikandrabad Industrial Area — today a cluster of nearly 200 factories turning out steel, paint and pipes. He gave 100 acres then and still holds 18.“The area is already developed as an industrial hub. Noida airport and New Noida projects will strengthen it further,” he said. Companies are already buying privately, he said, paying Rs 50 lakh to Rs 1 crore per acre. “Why will people give land to Noida Authority at such a cheap rate?”
Dheeraj Singh of Jokhabad gave 100 acres for the Sikandrabad Industrial Area in 1970
In Sanwali village, Karamveer Singh Gurjar, who runs a school, shares the scepticism. “Realtors and a few dealers are already quoting Rs 1 crore per acre, which is nearly Rs 12,000 per sqm, for land in Sanwali, Hirdaypur, Jokhabad and Kishanpur, which are to be acquired by the Authority for New Noida in the first phase,” he said.Manoj Kumar, another Sanwali resident who works as a parking contractor on GT Road, said that the airport project already quickened the pulse of industrial activity in the area. “We are hopeful New Noida will accelerate growth further.” But as it is already an industrial area, people understand that the new projects may bring in investments in industries, logistics, warehousing, real estate and infrastructure, and will not give land at the rate fixed by the govt, he added.SDM Sikandrabad Deepak Kumar Pal said circle rates varied by proximity to urban centres and national highways, starting from Rs 2,000 per sqm for agricultural land. “The administration has received the DNGIR notification and is ready to act once Noida Authority formally initiates proceedings. Once they send us a letter, we will dispatch a team for land demarcation and identification of landowners,” he said.The DNGIR is also among seven proposed investment regions under the first phase of the Delhi-Mumbai Industrial Corridor project, compounding its strategic weight. Under the proposed land-use plan, 40% of the acquired area is earmarked for industry, 13% for residential development, 18% for green and recreational use, 4% for commercial activity and 8% for public institutions. The Authority envisions a four-phase timeline stretching to 2041 — 3,165 hectares in Phase 1 by 2027, rising through successive tranches to 8,230 hectares in the final phase. On paper, it is one of the most ambitious planned industrial expansions in the region.
SDM Sikandrabad Deepak Kumar Pal said circle rates varied by proximity to urban centres and national highways, starting from Rs 2,000 per sqm for agricultural land.
