Noida Expressway Real Estate Soars as Jewar Airport Nears Completion

The plains of western Uttar Pradesh are stirring. The great airport is rising near Jewar. Once, Noida Expressway resounded with the hum of commuters and lorries. But now it croons a lay of growth. Bent on standing firm, residential towers, office blocks, and retail high streets are feeding on hopes of yield and capital gains.

The Airport That Changed the Landscape

The Noida International Airport (also known as Jewar Airport) is being constructed over an area of approximately 1334 hectares near Jewar, with an anticipated operational start in November 2025. It is planned to eventually handle between 60 million and 120 million passengers per year. 

YEIDA plans expressway, metro and RRTS corridors linked. The metro Aqua Line will be extended to Boraki and connected to a multimodal hub where rapid rail is proposed from Ghaziabad to Jewar by 2031.

A new 30-km Delhi–Jewar expressway has also been approved at a cost of ₹40,000 to ₹ 50,000 crore to ease traffic and support airport access; it is expected to be operational before the airport's launch.

Connectivity: The Catalyst

Connectivity encompasses not only roads, but also rail, rapid transit, metro services, and expressway spurs.

• The Noida Expressway connects Noida to Greater Noida and beyond. Work is underway for its extension to the Taj Economic Zone and the airport.

• The RRTS corridor from Ghaziabad to Jewar would provide airport access within 40–50 minutes from Delhi metro lines. It would interconnect with eight other organised metro networks, including Noida/YEIDA sectors of Sector 18, 21, and Jewar.

• The Bhangel Elevated Road, as projected to be completed by late 2025, will alleviate local congestion and provide better access to the expressway, facilitating traffic movements to sectors such as 140.

Now, what once used to be very far away is entering the city's orbit!

Effect on Property Prices: Hard Evidence

Residential and Plots

• Areas near Jewar have witnessed a 40% rise in land prices over the last five years, with an additional 50% expected by 2030.

• According to Estate NCR, Sector 150 Noida averaged ₹12,133 /sq ft in Q2‑2025, gaining ~3.35% year-on-year. It could rise to about ₹18,000–22,000/sq ft by 2027.

• Sectors of the Yamuna Expressway SEZ (for example, 22D) sell at ₹8,100/sq ft today, with YEIDA showing a 2–3× growth in the last five years. The forecast is for ₹12,000–15,000/sq ft by 2027.

• YEIDA plots experienced price appreciation, rising from ₹25,900/sq m in 2024 to ₹35,000, as projected.

Commercial & Retail

• In the preceding year alone, commercial & retail plots along the Noida Expressway have experienced a 20% rise in prices, while appreciation in the range of 25% to 40% is expected, at ₹12,000 to ₹15,000 per square foot.  

• Over 12 months, approximately 390 acres of land located near the airport along the Yamuna Expressway were purchased for a diverse transaction value of ₹2,340 crore, representing approximately ₹5–6 crore per acre.  

Sector Spotlight: Sector 140, Sector 150, & Bhutani City Centre 150  

Sector 140/140A: It is a popular commercial centre where office spaces and retail shop for sale on Noida Expressway have never been seen and still garner good demand from investors before the Airport days. Connectivity-wise, it sits nicely along metro lines and IT parks, perfect for office-space investors.

Sector 150-Just about 1 km off the expressway, home to Bhutani City Center 150, Noida and other high-street commercial developments; shops here rent at ₹ 26772–29138/sq ft sales price; these high-street retail units enjoy strong footfalls coming from huge residential group housing complexes nearby and the upcoming sports township development. 

Ghaziabad-Jewar RRTS, expressways, and industrial hubs bordering Sectors 17, 18, 22D are feeding demand for office space and commercial developments.

Investor's opinion: Office Space, Retail Shops, and ROI

Office Space on Noida Expressway

Companies seek ready-to-let office space in Sectors 132, 140, and Techzone IV—places close to both the expressway and the airport. Rising demand promises high leasing growth (~20% annually) and low vacancy.

Commercial Shops For Sale Noida Expressway

Retailers and investors keep a close eye on Bhutani City Centre 150 and similar projects. Commercial units are changing hands at levels of around ₹23 to ₹ 30 lakh for shops that are 75 sq ft in area or so. In comparison, retail high street rates range from ₹ 25,000 to ₹ 29,000/sq ft, yielding 12% strong returns on an annual basis. 

Residential Projects on Noida Expressway

Developers are launching integrated residential townships along the expressway and near the airport area. Townships like Gaur Yamuna City occupy sizable land and have plots and apartments on offer, thus marking the magnitude of residential growth in this area.

Reasons for Airport Being the Game-Changer

• Economic engine: With plans of logistics parks, fintech city, and Japanese/Korean industrial zones (YEIDA has plans for over 5,000 acres), the airport stretch blossoms into a true economic zone with jobs and infrastructure 

• Demand surge: Land worth ₹2,340 crore has been bought by developers and investors in just 12 months. Demand is not speculative—it's concrete and measured.

• Connectivity momentum: Every new expressway, metro spur, and RRTS link improves the accessibility of properties in the vicinity of the airport. The value generated by such infrastructure trickles outward to sectors ranging from 140 to 17, moving near and eventually upward to the residential and commercial sectors along the Noida Expressway. 

Conclusion 

Jewar Airport is no distant dream-it is reshaping land markets today. From Sectors 140 and 150 on Noida Expressway to new industrial zones and townships in the offing, the entire area is pulsing with promise. Office spaces are being filled quickly, retail is taking root, and plot buyers are betting on appreciation. Roads and rails connecting the airport to the rest of the NCR are being redrawn on the property map. With proper investment in projects such as GYGY Mentis, Sector 140, Noida Expressway, Noida, Bhutani City Center 150, and along Noida Expressway, retail/offices stand to reap historic returns. And the story is simple: infrastructure plus demand equals rising value. A new airport brings wings to property.

FAQs:

Q. How has Jewar Airport influenced property prices on the Noida Expressway?

A. Property prices have soared, with commercial rates up approximately 20% in a single year; residential and plot prices were expected to increase by 30–50% by 2027–2030. 

Q. What is the average rate in Sector 150 nowadays?

A. Around ₹12,133 per sq ft as of Q2 2025 and would reach around ₹18,000-22,000 per sq ft by 2027. 

Q. What about sectors like 22D on the Yamuna Expressway? 

A. ₹8,100/sq ft (2025); a 2–3-fold increase in the past five years. Would hit ₹12,000–15,000 by 2027. 

Q. Which commercial project shines in Sector 150? 

A. Bhutani City Centre 150—high-street shops and offices selling at ₹26k–29k/sq ft, excellent rental demand from surrounding townships.

Q. How much more has been sold close to the airport?

A. In the last 12 months, 390 acres have been sold at a total price of ₹2,340 crore, with lands selling at ₹5–6 crore per acre.

Q. Will office space for sale on Noida Expressway be in demand?

A. Yes, demand is being seen from tech, fintech, and logistics firms in sectors near the airport and expressway (Techzone IV, 140A), with pushing leasing growth at approximately 20% per annum.

Q. Which infrastructure increases value? 

A. Highways like the Delhi-Jewar Expressway, the metro's Aqua Line extension, the RRTS rail corridor, and the Bhangel elevated road all combine to give a boost to connectivity.

Q. Is it risky to invest now due to a speculative bubble?

A. The momentum, however, is rapid and is built over infrastructure roll-out and industrial planning, unlike hype. Regulatory controls (RERA, land record digitisation) add to the security of the investment. 

Q. Which sectors are best suited for office investments?

A. 140/140A, 132, and Techzone IV, located near the Yamuna Expressway and the airport zone, are the most promising areas for office/retail investments.

Q. What can investors expect in terms of ROI by 2027?

A. Residential and plots may appreciate by 30 to 50 per cent; commercial and office spaces by 20 to 40 per cent.