The development of the 400 Gaj Land Rate Near Jewar Airport- Hare Krishna Township Phase 2 at Jewar has unleashed an unprecedented real estate boom in the surrounding region. For investors seeking a substantial plot with significant future potential, a 400 Gaj land parcel (approximately 360 Sq. Yards or 301 Sq. Meters) is an ideal choice. It offers ample space for building a spacious home or holding as a long-term appreciating asset. Understanding the current market dynamics for this plot size is essential for a sound investment.

Current Market Landscape (2024)
Land prices in the Jewar region are on a steady upward trajectory, fueled by the tangible progress of the airport’s construction. The promise of enhanced connectivity, job creation, and the development of supporting infrastructure like the proposed Metro extension and the Film City project are major price drivers. For a 400 Gaj plot, the total investment is considerable, making location-specific analysis critical. Rates are not uniform and can vary significantly even between adjacent villages based on development authority and exact proximity to key infrastructure.

Key Factors Determining the Land Rate

• Proximity to the Airport Epicentre: Plots within a 0-5 km radius of the airport boundary command a premium, often termed as the “Prime Zone.”
• Governing Authority: Land under the Yamuna Expressway Industrial Development Authority (YEIDA) is generally more structured and valuable than non-authority or privately transacted land.
• Village and Sector: Approved sectors and villages with clear development plans (e.g., Dayanatpur, Rohi) have higher rates than those still in the planning phases.
• Connectivity and Access: Plots with direct frontage on a metalled road or near the Yamuna Expressway interchange have a higher value.
• Land Title and Documentation: A clear, litigation-free title with proper approval from the relevant authority is paramount and influences the price.

Estimated Price Range for a 400 Gaj Plot
*Note: These are approximate market rates as of mid-2024 and are subject to change. Always verify with local real estate agents.*

• Prime Zone (0-5 km from Airport): ₹ 60 Lakh to ₹ 1 Crore+
  • Villages: Dayanatpur, Ranhera, Rohi. These areas are the epicentre of demand, offering the highest appreciation potential.
• Secondary Zone (5-10 km from Airport): ₹ 35 Lakh to ₹ 60 Lakh
  • Villages: Nagla Hoshiram, Jewar Bangar, Kureb. A balanced option for investors seeking growth at a relatively lower entry point.
• Tertiary Zone (10-15 km from Airport): ₹ 20 Lakh to ₹ 35 Lakh
  • Areas further along the Yamuna Expressway towards Pari Chowk. These are more affordable with a long-term investment horizon.

1. Is 400 Gaj the same as 400 Square Yards?
Yes, in the context of land measurement in North India, the terms “Gaj” and “Square Yards” are used interchangeably. Therefore, a 400 Gaj plot is exactly equal to 400 Square Yards.

2. Why does the governing authority (YEIDA vs. GNIDA) matter?
The Yamuna Expressway Industrial Development Authority (YEIDA) is the primary planning body for the Jewar Airport region. Its approved sectors come with a structured development plan, promised infrastructure, and clearer titles, which adds a premium to the land value and ensures safer investment compared to non-authority or agricultural (Abadi) land.

3. What are the additional costs involved in buying a 400 Gaj plot?
Beyond the plot’s sale price, you must budget for:

• Stamp Duty and Registration: Approximately 7% of the circle rate or sale value (whichever is higher).
• Legal and Brokerage Fees: Typically 1-2% of the transaction value.
• Bank Processing Fees: If you are financing the purchase through a loan.

4. How crucial is a title check, and how do I do it?
It is the most critical step. Always engage an independent and reputable local property lawyer. They will conduct a thorough due diligence process to verify the chain of ownership, check for any existing mortgages or liens, and ensure the land is free from all legal disputes.

5. Should I buy land now or wait for prices to drop?
Waiting for a significant price drop is unlikely. While short-term corrections can occur, the overall long-term trend is strongly bullish due to the ongoing and planned infrastructure projects. The best time to invest is once you have identified a plot with a clear title in a good location that fits your budget. The key is to invest with a long-term perspective of 5-10 years.