Greater Noida and Greater Noida West Circle Rate 2026: Authority Rates vs DM Circle Rates

Greater Noida and Greater Noida West (often called Noida Extension) are among the busiest registration markets in the NCR, and in 2026 they are also among the most confusing. In May 2026 the Greater Noida Authority approved a 3.58 percent increase in its rates, and some reports described this as a circle rate hike. It is not quite that. Greater Noida buyers deal with two separate official price lists: the Authority’s allotment rates and the District Magistrate’s circle rates. This guide separates the two, explains where each is published, what changed in 2026, and how each one affects the stamp duty you pay on a flat or a plot.

Two official rates, two different offices

The key point: an increase in GNIDA allotment prices does not by itself raise the circle rate. The two often move in the same direction, but they are notified by different offices under different laws.

What changed in 2026

Authority rates

The GNIDA board approved a 3.58 percent increase in its property rates in May 2026, during the same period in which it passed its budget for 2026-27. For comparison, the board had raised land allotment rates by 5.30 percent for 2024-25 in a meeting held in June 2024, effective from 1 April that year, covering residential, commercial, industrial, institutional and builder categories. Reports in 2026 described the new increase as the first such revision in several years; given the 2024 increase, read that claim with caution.

DM circle rates

Greater Noida falls in Gautam Buddh Nagar district, so its circle rates come from the same district exercise as Noida. A draft revision covering SRO Sadar (Greater Noida) and SRO Dadri, along with Noida and Jewar, was published in March 2025, and objections were taken in April 2025. When we checked the Gautam Buddh Nagar district website on 25 October 2026, the March 2025 lists were still labelled proposed, and the latest final lists, including the one for SRO Sadar (Greater Noida), were those of August 2019. Regional reports in August 2026 spoke of another proposal, with Greater Noida rates possibly rising by about a quarter, but this too was only a proposal.

Status summary, October 2026: GNIDA allotment rate increase approved; DM circle rate revision proposed but not notified.

How to look up the circle rate for Greater Noida and Greater Noida West

• Step 1: Find out which sub-registrar office registers deeds for your project. This depends on the revenue village in which the project land lies, not on the marketing name of the area. Your builder’s draft deed or a local deed writer will name the SRO.
• Step 2: On igrsup.gov.in, open the valuation list (Mulyankan Suchi), choose Gautam Buddh Nagar and that SRO, enter the captcha yourself and open the PDF.
• Step 3: Read the preamble for parking values, amenity loadings and the method for flats.
• Step 4: For Authority sectors (such as the Alpha, Beta, Gamma, Delta, Omicron and Knowledge Park sectors), find the sector entry. For Greater Noida West group housing, look for the sector or village entry for multi-storey flats.
• Step 5: Note the notification date on the list and compare it with any newer notice displayed at the SRO.

Property sites that reproduce the current list describe Greater Noida residential plot rates by zone, with figures in the range of roughly Rs 26,000 to Rs 37,000 per sq m for established Authority sectors, and one report from 2024 cited about Rs 37,000 per sq m for sectors such as Beta 1 and Gamma 2. Sources disagree on some figures, so treat them only as a rough guide and read your SRO’s PDF.

How each rate affects what you pay

Buying a flat from a builder in Greater Noida West

For a builder flat, the Authority’s allotment rate is already built into the land cost the developer paid, so the 3.58 percent change does not directly change your bill. Stamp duty is charged on the higher of the price in your deed and the circle value of the flat. Reported UP rates are 7 percent for men, 6 percent for women and 6.5 percent for joint male-female buyers, plus 1 percent registration fee.

For illustration, assume the circle rate for flats in your sector is Rs 38,000 per sq m and your flat has 110 sq m covered area with one covered parking (reported at Rs 3 lakh in the current list).

Here the circle rate is far below the deal value, which is typical of new launches in Greater Noida West. A circle rate revision would matter only for cheaper resale deals.

Taking a plot on lease from the Authority

For a plot allotted directly by GNIDA, the lease deed is valued at the higher of the allotment premium and the circle value. For illustration, assume an allotment rate of Rs 40,000 per sq m for a 150 sq m plot. After a 3.58 percent increase, the rate becomes Rs 41,432 per sq m and the premium rises from Rs 60,00,000 to Rs 62,14,800, an increase of Rs 2,14,800. If the circle value is lower (say an illustrative Rs 30,000 per sq m, or Rs 45 lakh), stamp duty is paid on the premium: 7 percent of Rs 62,14,800 is Rs 4,35,036, and the registration fee is Rs 62,148. So the Authority increase raises both the price and the duty, even though the circle rate has not changed.

Buying a resale plot

On a resale plot the buyer pays the seller’s price, duty on the higher of that price and the circle value, and the Authority’s transfer charges, which may be linked to the Authority’s current rates. That is the second route by which an allotment rate increase reaches resale buyers. Ask the Authority’s property department or the seller for the current transfer charge before you agree a price.

What to check and red flags

• News headlines that call an Authority increase a circle rate hike. Check which office issued the change.
• The SRO named in your draft deed, and the notification date on the circle rate list it uses.
• Covered area, parking and any club or amenity charges written in the deed should match your allotment letter.
• Pending dues to GNIDA (lease rent, additional compensation, transfer charges) on resale plots and flats. These are separate from stamp duty.
• Builder projects where registries are held up for Authority dues: ask whether the builder has cleared dues and received permission to execute sub-lease deeds.
• A resale price more than 10 percent below the circle value can trigger income-tax consequences for both buyer and seller.

Buyer tips

• Keep two lines in your budget: Authority-linked charges (premium, lease rent, transfer charge) and stamp-related charges (duty and registration). Each responds to a different rate.
• Women buyers should ask the SRO how the 1 percent concession, extended in July 2025 to properties up to Rs 1 crore, applies to their deed.
• If you are buying a resale flat in Greater Noida West close to the circle value, track the district notification: a revision would raise the minimum value from its effective date.
• Use the IGRS stamp fee calculator only as an estimate; the SRO’s valuation is final for registration.

As of October 2026: GNIDA’s 3.58 percent rate increase was approved in May 2026, while the district circle rate list for Gautam Buddh Nagar had not been revised, based on sources checked in October 2026. Both can change by notification; confirm with GNIDA and on igrsup.gov.in before you pay.

Frequently asked questions

Sources

• Gautam Buddh Nagar district: Rate list (final 2019 lists and proposed 2025 lists)
• Outlook Money: Greater Noida's circle rate hike, a new trigger for property prices (May 2026)
• Sobha: Circle rate Noida and Greater Noida sector-wise
• Square Yards: Delhi NCR circle rate trend
• The Week (PTI): Greater Noida board hikes land allocation rates by 5.30 per cent for FY25
• Prateek Properties: Circle rate in Noida and Greater Noida (verified October 2026)
• Realty Today: Proposed hike in circle rates in Noida
• SMTV India: Uttar Pradesh circle rate list 2026 proposal
• All India Radio News: UP women stamp duty concession up to Rs 1 crore

Updated 25 October 2026. This article is general information, not legal or financial advice; check current rules and project details before you decide.