Tappal-Bajna Urban Centre (YEIDA): Real Estate and Investment Outlook

Where things stand

Tappal-Bajna Urban Centre is one of two large urban centres planned under YEIDA's Master Plan 2031 (Phase II), the other being the Raya Urban Centre near Mathura. Tappal-Bajna Urban Centre will be developed in 11,104 hectares. Just after the expressway's Tappal intersection, the township is being planned as a logistics and warehousing cluster, and it is planned to be developed in two phases and divided into 35 sectors on both sides of the expressway.

Land acquisition is happening in tranches rather than as one block. Last year, the Authority issued a notification to acquire 736 hectares in Tappal, and the social impact assessment (SIA) process is currently underway. Separately, reporting on YEIDA's wider 2024 land drive noted that land in Dorpuri Stharol (Aligarh) covering 178 hectares and 1,449 hectares in Tappal-Bajna (Aligarh) will also be acquired for logistics parks and industrial development. A later report put the Tappal village target at a different figure: YEIDA plans to acquire 1,900 hectares of land in Tappal village for the logistics park and other projects. These figures differ across reports issued at different times, which itself is a signal that the acquisition footprint is still being finalised rather than fixed.

Within this larger zone, a specific, costed project exists: the Multimodal Logistics Park (MMLP). The logistics park, part of YEIDA's Master Plan 2031 (Phase II), is set to be developed on 364 acres within the Tappal-Bajna Urban Centre — a 27,438-acre industrial and residential township near the Noida International Airport, with Phase I covering 205 acres, including 154 acres dedicated to core logistics operations. The Yamuna Expressway Industrial Development Authority has proposed to develop a Multimodal Logistics Park (MMLP) facility at Tappal Bajna located within YEIDA. There has also been international interest: during a trip of YEIDA and state government officials to Japan, Mitsui expressed its desire to develop a logistics park here.

What can — and cannot — legally be bought right now

As of the most recent reporting (January 2025), there is no evidence of a YEIDA-run, RERA-registered plot allotment scheme specifically for Tappal-Bajna sectors, unlike the residential schemes YEIDA has run near Jewar airport (Sectors 16, 18, 20, 22D, and later 15C/18/24A). What exists on the ground instead is informal, non-authority plotting.

YEIDA's own officials describe this activity as unauthorised. Unauthorized residential developments persist: despite notices to colonizers, plots continue to be sold to buyers from Delhi-NCR, with residential plots priced between Rs 15,000 and Rs 25,000 per square meter, and commercial plots along the Yamuna Expressway fetching higher rates. The authority moved to stop this: YEIDA urged the Aligarh administration to halt land registries and curb unauthorized constructions in the Tappal-Bajna area, with its Officer on Special Duty stating that the administration had been recently requested to impose a ban on residential plot registrations in the notified region.

The scale of the informal activity is documented in an official survey. YEIDA CEO Arun Vir Singh had previously flagged concerns about unauthorized colonies in 90 villages, and a subsequent SDM survey in January 2024 revealed unauthorized plotting, unpaved roads, and makeshift boundary walls in areas under YEIDA's jurisdiction. The site inspection, conducted by the regional lekhpal, revenue inspector, nayab tehsildar and local police indicated unauthorised plotting on land that falls under YEIDA's notification, along with roads without asphalt or tar and boundary walls of wire fences and cemented markers. Buying a plot marketed as a "Tappal-Bajna" residential or investment plot at this stage means buying into this informal layer, on land that is simultaneously subject to a government acquisition notification — a combination that creates direct exposure to eviction, demolition drives, or loss of registry rights if the acquisition proceeds.

How plots are expected to be released, based on the process so far

The sequence YEIDA has followed elsewhere in Tappal-Bajna, and in its other sectors, gives a template for what to expect: notification under land acquisition provisions, a Social Impact Assessment, a Detailed Project Report (DPR), formal acquisition/compensation, sector-level infrastructure, and only then an authority-run plot or scheme launch (often via lucky draw, as seen in Jewar-area sectors).

Currently the project is at the notification/SIA stage for the core Tappal parcel: last year, the Authority issued a notification to acquire 736 hectares in Tappal, and the social impact assessment (SIA) process is currently underway. The wider planning document is still being prepared: the Uttar Pradesh Government is now working on preparing a detailed project report (DPR) for this industrial township in accordance with the Master Plan 2031 (second phase) of YEIDA. An earlier report described the same early stage: the Yamuna Expressway Authority will soon start the process to acquire land for the proposed logistics park in Tappal-Bajna Urban Centre, with the projects to be developed under Master Plan 2031's phase 2, while land acquisition policy will be used for taking over 250 hectares for developing the first phase.

No date has been documented for when an official Tappal-Bajna plot scheme might open. By contrast, YEIDA's more mature, airport-adjacent sectors have already gone through this full cycle — notification, development, and scheme launch — which is the benchmark Tappal-Bajna would need to reach before any authority-backed plots become available there.

Comparable precedent: what happened to values in more advanced YEIDA zones

Tappal-Bajna itself has no documented allotment-price history yet, since no authority scheme has launched. The closest documented precedent is YEIDA's airport-adjacent sectors (15C, 18, 24A, 16, 20, 22D), which have gone through acquisition, development and formal plot schemes.

Demand for these authority-backed schemes has been documented as high: the 113+ applicants per plot in the latest YEIDA scheme is a useful data point — it tells you that even at current price levels, buyers see the value clearly. Note the unit difference between sq.ft and sq.m figures across sources; they are not directly comparable without conversion, and are cited here only as documented, not adjusted.

Another Phase II urban centre offers a second precedent for how these large YEIDA-notified projects progress once committed: the Raya Heritage City near Mathura. The Heritage City is a planned tourism and urban development project near Mathura in the Raya Urban Centre, involving an investment of ₹7,200 crore in its first phase, covering 753 acres. As of mid-2026, land acquisition for the Heritage City near Mathura is in progress — illustrating that even a flagship, funded Phase II project can remain at the acquisition stage for an extended period before development value materialises.

Key risks

• Title and registration risk. After widespread encroachments were reported in the Tappal-Bajna area, YEIDA requested the Aligarh administration to halt land registries and ban unauthorised construction, because registrations under the residential category could make it difficult for the Authority to evict plot owners, potentially jeopardising the logistics park scheme. Plots bought informally in the notified zone carry direct exposure to this conflict.
• Inconsistent acquisition figures over time. Reported acquisition targets for the same broad area have varied — 736 hectares notified, ~1,449 hectares, ~1,900–2,000 hectares, and a total urban-centre concept of 11,104 hectares — reported at different points between 2022 and 2025, indicating the plan's footprint is not yet fixed.
• Litigation and compensation precedent from other YEIDA acquisitions. A related YEIDA land dispute took over a decade to resolve: a notification under Section 4 was issued on February 26, 2009, followed by one under Section 6 on February 19, 2010, acquiring lands for planned development alongside the Yamuna Expressway, and only in November 2024 did the Supreme Court direct that a 64.7% enhancement in compensation would apply in rem, ensuring uniform benefits to affected landowners. The Supreme Court held that the only issue left open for affected landowners was the question of non-issuance of the final award, which they were free to challenge independently. This shows both that YEIDA's acquisition powers have been judicially upheld, and that resolution for affected landowners can take many years.
• Timeline slippage. As of the most recent reporting found, Tappal-Bajna is still at the SIA/DPR stage, with no dated completion milestones documented for the urban centre or the MMLP beyond its phased acreage breakdown.
• Enforcement risk to informal plot buyers. YEIDA's Officer on Special Duty said an anti-encroachment drive will soon be conducted in the area to demolish illegal constructions, indicating the authority intends to act against exactly the kind of unauthorised plotting currently being marketed to outside buyers.

Signals to watch

• Completion of the Social Impact Assessment for the 736-hectare Tappal notification, and issuance of any further Section 4/6 notifications for the balance of the ~1,900–2,000 hectare target.
• Publication or approval of the Detailed Project Report (DPR) for Tappal-Bajna Urban Centre under Master Plan 2031 Phase II.
• Launch of any YEIDA-run, RERA-registered plot or industrial-land scheme specifically naming Tappal-Bajna sectors — the point at which legitimate purchase becomes possible, on the model of the Sector 16/18/20/22D and 15C/18/24A schemes near Jewar.
• Outcome of YEIDA's planned anti-encroachment drive and whether the registration halt requested from the Aligarh administration is actually implemented.
• Confirmation of Mitsui's or other investors' commitment to the MMLP, and any start of physical construction on the 205-acre Phase I logistics park.
• Progress of the Raya Urban Centre / Heritage City as a parallel Phase II project — since both share the same master-plan mechanism, delays or acceleration there are a proxy indicator for Tappal-Bajna's pace.