Masterplan and Rules
Noida Drops FAR Cap for Group Housing on Wide Roads Under New Building Regulations
The Noida Authority board adopted the Uttar Pradesh Model Building Regulations, 2026, on 28 October 2026, removing the maximum floor area ratio cap of 3.5 for group housing on plots along roads wider than 45 metres. Height remains subject to setback, fire safety and aviation rules.
| Decision date | 28 October 2026, Noida Authority 224th board meeting |
|---|---|
| Rule adopted | Uttar Pradesh Model Building Regulations, 2026 |
| State cabinet clearance | 9 October 2026 |
| Change | Removes the maximum FAR cap of 3.5 for group housing |
| Applies to | Plots abutting roads wider than 45 metres |
| Board chair | Deepak Kumar, UP infrastructure and industrial development commissioner |
| Height | Not unlimited; setbacks, fire safety and aviation clearances still apply |
| Status as of 2 November 2026 | Adopted by the authority; implementation committee being set up |
What the board decided
On Wednesday, 28 October 2026, the Noida Authority board adopted the Uttar Pradesh Model Building Regulations, 2026, at its 224th meeting. The decision removes the maximum floor area ratio (FAR) cap of 3.5 that applied to group housing projects on plots along roads wider than 45 metres.
The Uttar Pradesh Cabinet had cleared the regulations on 9 October 2026. The board meeting was chaired by Deepak Kumar, the state's infrastructure and industrial development commissioner and chairman of the Noida Authority.
What the change does and does not do
The change applies only to group housing on plots that abut roads wider than 45 metres. Plots on narrower roads keep the existing FAR limit of 3.5.
Removing the FAR ceiling does not mean building heights are unrestricted. Projects will continue to be governed by applicable setback provisions, fire safety requirements and aviation clearances. The change also does not give every plot on a wide road the same development potential, so each parcel's permissible development needs to be checked individually.
Implementation committee and open questions
Noida Authority chief executive officer Krishna Karunesh said a committee of officials from the Noida, Greater Noida and Yamuna Expressway authorities will examine how the regulations are implemented. The committee will also identify issues that need board-level decisions.
The authority has said it will examine how the provisions should apply to sectors that are already substantially developed. No timetable for the committee's work has been announced.
Town planning expert Atul Gupta has warned that higher density could overburden roads, power, water and sewage systems. Reported infrastructure needs include substation and power line upgrades, larger water and sewage pipes, and parking and fire safety improvements. These are expert and reported views, not official findings of the authority.
Property analyses of the wider rules
Property analyses published around the regulations describe several other provisions, including expert-prepared approvals for mid-size buildings (residential buildings up to 500 sq m and commercial buildings up to 200 sq m), a deemed approval if a plan is not decided within 60 days, and a structural audit every five years for multi-storey buildings. These details come from secondary commentary and should be checked against the notified regulations before any decision is based on them.
Other decisions at the same meeting
- An integrated automobile complex on a 12,596 sq m commercial plot in Sector 105, with a permissible FAR of 4 and a maximum height of 20 metres. The whole plot will go to a single lessee through a single-bid process.
- In-principle approval for a land allotment scheme of 68,000 sq m in Sector 147 for institutional IT and ITES use.
- Approval of the final City Logistics Plan, to be forwarded to the state government for approval, to improve freight movement and truck parking.
- Clearance under the Uttar Pradesh Private Business Park Development Scheme, 2025, and a decision to invite requests for proposals to select a master developer for the proposed AI City-cum-Business Park. Selection will be through competitive e-bidding.
Context: airport corridor
The regulations are expected to influence residential and mixed-use development, particularly along major road corridors and areas linked to Noida International Airport (Jewar). The airport was inaugurated by Prime Minister Narendra Modi on 28 March 2026, with a Phase 1 capacity of 12 million passengers.
What it means for buyers and investors
For buyers, the change means that apartment projects on wide-road plots may be planned at higher density than before. Buyers are advised to check building maintenance arrangements, structural assessment records, fire safety and essential services, alongside location and price.
For investors, a property analysis expects land along wide roads to feel price pressure first. That view is an analyst's expectation, not an official forecast. Any project-level decision should rest on the approved plan for the specific plot.
Frequently asked questions
Which plots are affected by the removal of the FAR cap?
The change applies to group housing on plots that abut roads wider than 45 metres. Other plots keep the existing maximum FAR of 3.5 for group housing.
Does removing the FAR cap mean there is no height limit?
No. Projects remain subject to setback provisions, fire safety requirements and aviation clearances.
When was the decision taken and who chairs the authority?
The Noida Authority board adopted the regulations at its 224th meeting on 28 October 2026. The meeting was chaired by Deepak Kumar, the state's infrastructure and industrial development commissioner and chairman of the Noida Authority.
What happens next?
A joint committee of the Noida, Greater Noida and Yamuna Expressway authorities will examine implementation and identify issues for board decisions. No timetable for the committee has been announced.
Will the change apply to areas that are already built up?
The authority has said it will examine how the provisions should apply to sectors that are already substantially developed.