Noida Authority Adopts New Building Rules, Removes FAR Cap on Wide Roads

Noida has approved the Model Building Regulations, 2026, removing the floor area ratio (FAR) cap for group housing projects along roads wider than 45 metres. The move can support taller buildings and higher-density development in eligible parts of the city.

The Noida Authority board cleared the adoption at its 224th meeting. The regulations were approved by the Uttar Pradesh cabinet on October 9. They are expected to encourage high-rise residential and mixed-use projects, especially along major corridors and near Noida International Airport, now renamed Narendra Modi International Airport.

The existing maximum FAR for group housing in Noida is 3.5. The new rules remove this cap for eligible plots along roads of at least 45 metres. However, developers cannot build without limits. Height will still depend on setbacks, fire safety norms, aviation clearances and other planning conditions.

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What Changes for Developers

FAR decides how much built-up area can be developed on a plot. A higher FAR allows more floor space on the same land. Removing the cap can make large plots more valuable for developers.

The change may encourage:

• Taller residential towers.
• Mixed-use projects with homes, offices and retail.
• Higher-density housing along wide roads.
• More efficient use of land near transport and airport corridors.
• Larger projects with better amenities and open spaces.

The regulations are expected to have a bigger impact near wide roads and airport-linked corridors. These areas can support higher population density and commercial activity.

The key changes are shown below:

Rule	Earlier Position	New Position
Group housing FAR	Maximum 3.5	Cap removed on eligible plots
Eligible road width	Not applicable	Roads wider than 45 metres
Building height	Regulated by norms	Still regulated by safety and aviation rules
Development type	Group housing	High-rise and mixed-use projects encouraged
Implementation	Existing Noida rules	Model Building Regulations, 2026

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Committee To Decide Implementation

Noida Authority CEO Krishna Karunesh said the board has decided to form a committee. It will include officials from Noida, Greater Noida and Yamuna authorities. The committee will examine how the new regulations should be implemented.

It will also identify matters that need decisions at the board level. This is important because FAR removal does not automatically mean every plot can have unlimited height. Each project will still need planning approval.

The board meeting was chaired by Deepak Kumar, Uttar Pradesh infrastructure and industrial development commissioner and Noida Authority chairman.

The state cabinet approval had earlier said that FAR restrictions would not apply to commercial, industrial and group housing plots along roads at least 45 metres wide in Gautam Buddh Nagar. Industrial plots on roads of 24 metres or more may be allowed an FAR of up to 10.5 under the broader framework.

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AI City and Business Park Plans

The board also approved the UP Private Business Park Development Scheme, 2025. It decided to issue a request for proposal to select a master developer for a proposed AI City-cum-Business Park in Noida.

The project will support facilities for:

• Artificial intelligence
• Global Capability Centres
• Information technology and IT-enabled services
• Research and development
• Startups
• Skill development

The master developer will be selected through competitive e-bidding. The project could create employment demand and support real estate activity in nearby areas.

The board also gave in-principle approval to a land allotment scheme covering 68,000 sq m for institutional IT/ITES use in Sector 147. It approved an integrated automobile complex on 12,596 sq m in Sector 105. The automobile project will have a permissible FAR of 4, a maximum height of 20 metres and parking within the plot.

Logistics Plan for Goods Movement

The board approved the final report of the City Logistics Plan. It will now be sent to the state government for approval.

The plan studies industrial and commercial activity, freight movement, traffic management and logistics infrastructure. It aims to create a roadmap for Noida’s goods-transport needs.

This matters because higher-density development can increase traffic. The logistics plan may help manage trucks, delivery vehicles and freight movement across industrial and commercial areas.

For homebuyers, the new building rules may bring more housing choices. But they should also expect more high-rise projects and greater pressure on roads, parking and public services in some areas. The success of the policy will depend on infrastructure keeping pace with construction.

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