Why farmhouse in Noida

Buying a farmhouse in Noida is popular because it offers greenery, weekend living, and long-term land appreciation close to Delhi and Ghaziabad. At the same time, Noida Authority has tightened rules on farmhouses and launched drives against illegal construction on Yamuna and Hindon floodplains, so due diligence is now more important than ever.​

A well-chosen farmhouse in a safe, non-flood zone with clear approvals can become both a lifestyle asset and a solid long-term investment.​

Choose safe, non-flood zones

Noida Authority has repeatedly warned buyers not to purchase farmhouses or plots on Yamuna floodplains because only agriculture is allowed there and permanent construction is treated as illegal. Similar restrictions apply along the Hindon river, where stretches near sectors like 123, 118, 143, 148 and 150 are marked as “submerged zones” with construction bans.​

To stay in a safe zone, buyers should:

• Ask for a copy of the layout and zoning map from the authority or a competent planner to confirm the plot is not in the notified floodplain or submerged zone.​
• Check if any earlier notices, demolitions or public advisories mention the village or sector where the farmhouse land is located.​

Flood-safe locations are typically slightly away from the immediate river belt, on higher ground and within areas that are not shown as floodplain in official master plans or public notices.​

Legal checks before buying farmhouse land

Most legal problems in Noida farmhouses arise when buyers purchase agricultural or floodplain land marketed as “farmhouse plots” without authority approval. Noida Authority has also cautioned that many schemes advertising farmhouses or “weekend plots” are unapproved and may face action.​

Key things to check before buying:

• Land title and previous chain: Verify khatauni, sale deed and mutation records, and confirm that the seller has clear, marketable title with no disputes or pending acquisition.​
• Land use and zoning: Confirm whether the land is agricultural, farmhouse-approved, residential, or in a restricted category like river floodplain or green belt as per authority regulations.​
• Authority approval: Farmhouses can be built only on plots that fall under the authority’s defined farmhouse category or fixed plots, not on random sub-divided agricultural fields.​
• Encumbrances: Take a recent encumbrance certificate and search for any loans, charges or litigation linked to the khasra numbers.​

Engaging a local real estate lawyer who understands Noida and Greater Noida regulations helps in reading master plan zoning, building bylaws, and any relevant authority orders.​

Noida farmhouse norms: area and construction

Noida Authority has proposed and implemented specific rules for farmhouse development, including minimum plot size and strict limits on construction and height. In many official and expert interpretations, a typical Noida/Greater Noida farmhouse must have at least 1 hectare (about 2.47 acres) of land, and maximum ground coverage is usually capped around 10 percent with limits on total built-up area.​

Some commonly reported norms for farmhouses in this belt are:

• Minimum plot size: around 1 hectare, below which farmhouse approval is not given.​
• Maximum ground coverage: about 5–10 percent of the plot area for all activities, including the main unit and ancillary structures.​
• Building height cap: proposals in Noida mention that structures should not exceed roughly 9 metres, and a large portion of the land must be kept under plantation and greenery.​

These figures are indicative; buyers must always cross-check the latest Noida/UP building bylaws and specific farmhouse regulations because bylaws are being updated and may differ by scheme or sector.​

What to check on the ground

Apart from title and zoning, on-ground verification helps avoid future demolition or penalties. Noida Authority has run bulldozer drives on illegal farmhouses in floodplains, and has issued fresh notices to hundreds of such properties.​

On-site, a buyer should:

• Match actual boundaries with the site plan and khasra map using a licensed surveyor to avoid encroachment on government land, village rasta, or riverbed.​
• Confirm that any existing construction (boundary wall, rooms, swimming pool, sheds) has sanctioned building plans or is within allowed coverage and height.​
• Check access road width, electricity and water connections, and whether they are authorized or only temporary/jugaad lines.​

If the land is still purely agricultural, any future construction should be planned only after getting necessary permissions and adhering to the prevailing farmhouse guidelines.​

Tax aspects and possible benefits

Tax treatment depends on whether the land is classified as agricultural and where it is located as per the Income Tax Act. Pure agricultural income from land in India is generally exempt from income tax, but it may be considered for rate purposes when clubbed with other income in certain slabs.​

Some important points for farmhouse buyers:

• Capital gains on sale of agricultural land used for cultivation can be exempt under Section 54B if the gains are reinvested in new agricultural land within a fixed time and other conditions are satisfied.​
• If the farmhouse is treated as non-agricultural property in an urban area, gains on sale may be taxed as capital gains without the agricultural exemptions, though general exemptions like Sections 54 and 54F may still apply when conditions are met.​
• Municipal property tax and other local levies may apply depending on how the local body classifies the property.​

A buyer should consult a chartered accountant or tax advisor to structure the purchase and future sale in a tax-efficient way while remaining compliant with current income-tax provisions.​

Quick checklist before buying a farmhouse in Noida

• Confirm that the land is not in Yamuna or Hindon floodplain or any “submerged zone” identified by Noida Authority.​
• Verify clear title, encumbrance-free status, and correct land use in revenue and authority records.​
• Ensure the plot qualifies as a legal farmhouse plot with minimum area and meets all current farmhouse regulations on coverage, height, and plantation.​
• Check that existing or proposed construction complies with sanctioned building plans and bylaws.​
• Take professional legal and tax advice on documentation, registration, and income-tax treatment (including Section 54B or other capital gains relief where applicable).