New Yamuna City (YEIDA) Master Plan: Area, Land Use, Phases & Targets

Planning horizon: from 2021 to 2041

YEIDA has planned the Yamuna Expressway corridor in successive horizon-year master plans. Master Plan 2021 was the first, followed by Master Plan 2031, and both were prepared and approved by 2013. Master Plan 2041 is the current, in-force plan: YEIDA's board approved a draft in January 2024, the state government asked for revisions in July 2024 covering data centres, green space, healthcare, research-centre zoning, transport infrastructure and Yamuna flood-zone rules, and the plan received final state approval after these changes were incorporated.

Planning proposals for YEIDA started with a conceptual structure plan prepared in 2007, and master plans for both 2021 and 2031 were prepared and approved by 2013. YEIDA initially submitted the Master Plan 2041 for approval in January 2024, the government requested changes in July 2024 before granting approval, and after incorporating the suggested revisions YEIDA resubmitted the plan, which has now been approved.

Total notified area vs. area planned for development

It is important to separate three different area figures that get used loosely for "YEIDA": the full notified jurisdiction, the Phase-1 area actively covered by Master Plan 2041, and the smaller urbanisable area within it that is actually zoned for development by the horizon year.

• Notified jurisdiction: YEIDA's notified area is spread over 3,352 square kilometres in six districts of Bulandshahr, Gautam Budh Nagar, Aligarh, Mathura, Hathras and Agra (as reported at the time of the 2041 plan's approval). Earlier documentation (2021–2023) put the notified area at around 2,689 sq km; the YEIDA notified area covers approx. 2,689 sq. kms. falling in six districts to be developed in two phases, with the difference reflecting boundary expansions over time, including additional villages added in February 2023.
• Phase-1 / active master-plan area: Master Plan-2041 focuses on Phase 1, covering 759 (sqkm) of Gautam Buddh Nagar and Bulandshahr. Other 2024 reporting rounds this to 769 sq km: the roadmap is to cover a 769 sq km area of 226 villages across Gautam Budh Nagar and Bulandshahr districts, up from an earlier 583 sq km baseline.
• Urbanisable area (draft, pre-final figures): Before the final 2024 approval, YEIDA's own draft numbers were smaller. The draft master plan designated a total planning area of 58,397 hectares for YEIDA Phase-1, of which 32,167 hectares could be developed for urban use, accommodating an estimated population of 35.51 lakh by 2041. These draft figures were superseded once the plan area was enlarged and finally approved in late 2024.

For comparison, the still-relevant Master Plan 2031 defined a smaller urbanisable footprint: the population projected for Master Plan 2031 was 35 lakhs in an urbanisable area of 24,739.01 hectares.

Land-use split

The only land-use split published as a full percentage breakdown is from the earlier, already-approved Master Plan 2031 (in force since 2013 and still governing already-developed sectors). It classifies the 23,475 ha of urban land (excluding village abadi) as follows:

Commercial Area – 1,275.12 hectares (5.4%), Industrial Area – 4,698.15 hectares (20.0%), Institutional Area – 1,759.03 hectares (7.5%), Mixed Use – 1,370.23 hectares (5.8%), Special Development Zone – 1,142.87 hectares (4.9%), Residential Area – 4,569.52 hectares (19.5%), Transportation – 3,512.13 hectares (15.0%), Green Area – 5,148.19 hectares (21.9%), on top of a separate 1,263.79 ha village abadi (settlement) area.

Master Plan 2041's approved land allocations have been reported in hectares rather than as a full percentage table. Reported figures include: 6,806 hectares purely for residential development, with green belts (5,544 hectares) and transportation infrastructure (5,900 hectares), and a 480-hectare CBD and 8,445 hectares of industrial and mixed-use zones. Separately, the dedicated area for the Noida Airport was increased to 6,286.7 hectares and 8,445 hectares have been earmarked for industrial and mixed-use development. No single official percentage table for the 2041 split was found as of July 2026; readers should treat the 2031 percentages above as historical, not current, allocation shares.

Phased development structure

YEIDA's own material describes a two-phase structure for the whole notified region, with Phase 1 (Gautam Budh Nagar and Bulandshahr) being the area actually covered by the active Master Plan 2041, and Phase 2 (the remaining, more distant districts) developed later under separate zonal/master plans.

According to the master plan prepared by MARS Planning and Engineering Services, in Phase 1, 171 villages covering 583.97 sq km will be developed, while in Phase 2, 1,016 villages covering 2,104.65 sq km will be developed. In February 2023, the state government expanded YEIDA's territory by including 55 villages from Khurja and Secunderabad tehsil areas of Bulandshahar district, along with the Chola railway station, which is part of why Phase-1's footprint later grew to 759–769 sq km with 226 villages by the time of final 2041 approval.

Within Phase 2, the Mathura-area Raya Urban Centre / Heritage City is a distinct, already-detailed component approved under the Master Plan 2031 (Phase II) track: spanning 9,366.2 hectares, with potential expansion to 11,653.76 hectares, the Raya Urban Centre will feature a strategic mix of land uses along both sides of the Yamuna Expressway. Within it, the allocation of 2,216.25 hectares is for residential use, the authority has increased the designated area for tourism infrastructure from 731.3 hectares to 1,520.51 hectares, and 89.75 hectares are set aside for ponds and water bodies for stormwater management.

Population and employment targets

Population targets have risen with each plan revision. Under Master Plan 2031, a total of 247 sq.km (24,700 ha) of area was demarcated to be developed by 2031, designed for a population of 35 lakh. Under the current Master Plan 2041, the plan targets a population of 37 lakh within a 769-square-kilometre urbanisable area. An intermediate draft figure from before final approval put the number lower: the plan was expected to accommodate a population of nearly 35 lakh over 32,167 hectares of urbanised land, with YEIDA Phase-I's total planning area of 58,397 hectares.

No single official numeric jobs target (e.g., "X lakh jobs by 2041") was found in the material reviewed as of July 2026. Employment expectations are described qualitatively, tied to the airport, industrial sectors, and large anchor projects. The combination of industrial zones, the aviation hub, and enhanced connectivity is expected to create substantial job opportunities across various sectors, including manufacturing, logistics, and services. Specific anchor projects cited as job drivers include Film City — planned across approximately 1,000 acres near Noida International Airport, expected to attract major production houses and create thousands of direct and indirect jobs — and aviation-linked manufacturing around the airport expansion.

Planner and plan documents

The 2041 master plan was drafted by a private planning consultancy engaged by YEIDA. The plan was created by a private firm, MARS Planning & Engineering Services, which the authority contracted, and its report is anticipated to be submitted soon (as reported in 2023, ahead of final approval). The full technical report is titled the "YEIDA Phase-I Draft Master Plan 2041" and credits MaRS Planning & Engineering as the preparing agency.

Official plan documents are hosted by YEIDA itself rather than any third-party site. YEIDA's own website lists separate documents for Master Plan 2041 (YEIDA Phase-I), Master Plan 2031 (Phase II), Master Plan Phase II 2031 – Raya Urban Center, and an Industrial Sectors Plan. These can be found on the authority's official Master Plan page at yamunaexpresswayauthority.com (About Us → Master Plan section); we do not reproduce their contents here. Given the multiple boundary and area revisions described above, readers comparing figures across news reports, real-estate blogs, and the authority's own PDFs should always check the publication date of each figure.