Yamuna expressway real estate overview 2015 Report - CommonFloor

Real Insights: Real Estate Overview
Yamuna Expressway
April-2015

Executive Summary
Yamuna Expressway has grown significantly over the last three to four years. With an aim to reduce the
travel time between Delhi and Agra, India’s longest motorway, was opened in the year 2012. Covering about
2,40,000 hectares, it include six cities, namely Gautam Buddh Nagar, Bulandshahr, Aligarh, Maha Maya
Nagar, Mathura and Agra. While the expressways is up and running, the authority has envisaged an
elaborate plan for its further development.
To smoothen the work process, Yamuna Expressway Master Plan 2031 has been divided into three
phases, out of which only the first phase (40 km stretch from Greater Noida to Jewar) has been approved.
As per the Master Plan, out of the total area sanctioned in Phase 1, about 22 per cent is earmarked for green
cover, 20 per cent for industrial development, 19 per cent for residential development, 15 per cent for the
transport links and remaining 24 per cent for commercial and institutional development.
To further enhance the infra quotient of the stretch, several projects are in the pipeline. These include
metro expansion, IT hub, manufacturing units, international airport, to name a few. Understanding the
growth prospects, several leading developers are already cashing on the opportunities sprouting along the
expressway.
While the development, at present, may seem little slow; with new proposed infrastructure development
including the metro is expected to give new impetus to the residential real estate demand.
For the following report, we have analysed the data using GIS-based tools. Using CommonFloor’s
exhaustive database, we have analysed both supply and demand side of the market.

Index
Index............................................................................................................................................................................................................... i
List of Maps.................................................................................................................................................................................................ii
List of Figures ............................................................................................................................................................................................ii
List of Tables ..............................................................................................................................................................................................ii
Introduction...............................................................................................................................................................................................1
Master Plan: A Closer Look.................................................................................................................................................................2
SWOT Analysis of Yamuna Expressway........................................................................................................................................3
Connectivity: Existing and Upcoming ............................................................................................................................................3
Major Pull Factors...................................................................................................................................................................................5
Water Supply........................................................................................................................................................................................5
Power Supply .......................................................................................................................................................................................6
Real Estate Snapshot..............................................................................................................................................................................7
Land Market Overview .........................................................................................................................................................................7
Price Trends for Plots.......................................................................................................................................................................7
Number of Units Launched for Projects with Plotted Units............................................................................................8
Project Size of Plotted Development .........................................................................................................................................9
Analysis of Other Property Types................................................................................................................................................. 10
What are Buyers Looking At In Yamuna Expressway?........................................................................................................ 14
Rental Market Snapshot.................................................................................................................................................................... 15
Available Typology ......................................................................................................................................................................... 15
Future Growth Aspects...................................................................................................................................................................... 16
Recreation and Entertainment.................................................................................................................................................. 16
Manufacturing and Logistics...................................................................................................................................................... 16
Affordable Housing......................................................................................................................................................................... 16
IT/ITeS................................................................................................................................................................................................. 16
Connectivity....................................................................................................................................................................................... 16
Infrastructure.................................................................................................................................................................................... 16
Conclusion............................................................................................................................................................................................... 17
References .................................................................................................................................................................................................17

List of Maps
Map 1 YEIDA Master Plan 2031 with an overlay of residential projects .......................................................................1
Map 2 Proposed Connectivity around the Yamuna Expressway .......................................................................................4
Map 3 Map showing the availability of water sources ...........................................................................................................5
Map 4 Map showing the probable power supply sources for YEIDA region ................................................................6
List of Figures
Figure 1 Price trend for the plots and layouts (2010-2014) ...............................................................................................7
Figure 2 Supply trend of plots and layouts (2010-2014)......................................................................................................8
Figure 3 Unit Ranges for plots and layouts (2011-2014)......................................................................................................9
Figure 4 Typology Distribution of the projects along Yamuna Expressway (2011-2014) ................................. 10
Figure 5 BHK split of projects along Yamuna Expressway (2011-2014).................................................................... 11
Figure 6 Distribution of projects according to their average per sq.ft. price (2011-2014)................................ 13
Figure 7 Distribution of projects according to the size of the project (2011-2014).............................................. 13
Figure 8 Rental Market Distribution based on property typology................................................................................. 15
Figure 9 Rental Market distribution based on Unit configurations............................................................................... 15
List of Tables
Table 1 Top 5 ongoing projects in residential lands and layouts (2012-2015)....................................................... 10
Table 2 Size and Capital Values based on unit configurations......................................................................................... 11
Table 3 Top 5 ongoing projects in Apartment launches along the expressway (2012-2015)........................... 12
Table 4 Rental Profile at Yamuna Expressway according to unit configurations ................................................... 16

1
Introduction
Opened in 2012, Yamuna Expressway has evolved as one of the most vibrant real estate destinations in the
last two to three years. The entire project was ideated with the aim to reduce the travel time between Delhi
and Agra, which has been successfully accomplished. However, a lot more awaits to change the fortunes of
the area as the authority has envisaged an elaborate plan for its development.
The 166 km long, six-lane expressway is India’s longest motorway, connecting New Delhi with Agra and,
thus, opening up an untouched area for economic development and expansion of NCR (National Capital
Region).
Map 1 YEIDA Master Plan 2031 with an overlay of residential projects
[Source: Real Insights@CommonFloor.com]

2
Before going further, let’s see which cities fall under the purview of
the Yamuna Expressway. Covering about 2,40,000 hectares, it
include six cities, namely Gautam Buddh Nagar, Bulandshahr,
Aligarh, Maha Maya Nagar, Mathura and Agra.
Master Plan: A Closer Look
To smoothen the work process, Yamuna Expressway Master Plan 2031 has been divided into three phases.
 Phase I covers the 40 km stretch from Greater Noida to the proposed airport in the town of Jewar,
Gautam Buddha Nagar District, Uttar Pradesh.
 Phase 2 covers a distance of 20 km starting from the proposed airport to an intermediate
destination before Agra.
 Phase 3, the last one, goes beyond Agra and covers a distance of 105km.
As of now, only the first phase of the Yamuna Expressway Master Plan 2021 has got the green signal. Thus,
the current focus is on developing Gautam Budh Nagar.
Out of the total area sanctioned in Phase 1, about 22 per cent is earmarked for green cover, 20 per cent for
industrial development, 19 per cent for residential development, 15 per cent for the transport links and
remaining 24 per cent for commercial and institutional development.
Quick Facts
Length: 166 km
Number of Lanes: 6 (Extendable to 8)
Main Toll Plazas: 3
Ramp Plazas: 8

3
SWOT Analysis of Yamuna Expressway
Connectivity: Existing and Upcoming
Yamuna Expressway is undoubtedly one of the most hi-tech highway in the country today. It boasts of
‘Intelligent Transport System’ installed with the objective of providing safe, secure and convenient travel
between Agra and Greater Noida.
It is well-connected at both ends. Starting from Noida-Greater Noida Expressway at one end, Yamuna
Expressway is connected to the Agra Ring Road. Just about 10 km from its starting point from Noida-Greater
Noida Expressway, Yamuna Expressway intersects with proposed Eastern Peripheral Expressway (as
shown in map with purple dotted line). This will further join it with other NCR towns such as Gurgaon,
Manesar, Rohtak & Sonipat in Haryana and Ghaziabad, Hapur & Meerut in Uttar Pradesh. Although, Yamuna
Expressway will directly connect NCR with Agra, it will also connect few major cities, such as Kanpur,
Gwalior and Lucknow, by shortening the distance and reducing the travel time.
Moreover, there are several plans in the pipeline to upgrade the connectivity of the stretch. The map below
highlights the same.

4
Map 2 Proposed Connectivity around the Yamuna Expressway

5
Major Pull Factors
From good connectivity to upcoming infra projects, Yamuna Expressway boasts of a plethora of factors that
are driving growth. But two major factors that sets it apart from several other markets are adequate water
and electricity supply.
Water Supply
Yamuna Expressway falls in the Yamuna Basin, which possesses three important rivers - Yamuna, Hindon
and Kali. Among these, Yamuna and Hindon rivers have huge untapped floods and a large network of canals
(as shown in the Map 3). This caters as the main water source for domestic and industrial development
proposed along the expressway. Thus, even in the times to come, the stretch will never have water shortage.
Map 3 Map showing the availability of water sources
[Source: Yamuna Expressway Industrial Development Authority]

6
Power Supply
Yamuna Power Generation Company has been created to address the power supply and demand of the
YEIDA region. There is a proposed 765 KVA Substation of 3000 MW capacity at Jahangirpur, YEIDA region.
Add to this, there are long-term development infrastructure plans including the establishment of
Independent Yamuna Power Corporation Limited, a 2,000 MW power plant.
Map 4 Map showing the probable power supply sources for YEIDA region
[Source: Yamuna Expressway Industrial Development Authority]

7
Real Estate Snapshot
Realising the immense potential that the area holds, several realty majors have already flocked to Yamuna
Expressway. Jaypee, Supertech, Cosmic Group, ATS, Gaursons, Orris, Ajnara, Logix are few developers
whose projects are already under-construction.
Considering the fact that Phase 1 of the master plan has got the requisite approvals, we have taken into
consideration the projects towards YEIDA region. Interestingly, majority of real estate activity is also
aligned towards this phase, particularly towards Gautam Buddh Nagar (GB Nagar).
QUICK FACTS
Guidance Values in Yamuna Expressway for the Financial Year 2014-15 (in sq.mt)
[Source: Yamuna Expressway Industrial Development Authority Website]
Land Market Overview
CommonFloor data suggests that from 2010, plots constitute more than 30 per cent share of launches every
year till 2014. This can be attributed to the lack of social infrastructure facilities, which are requisite for
day-to-day living. Also, the stretch holds immense potential for long term investment rather than short
term.
Price Trends for Plots
Figure 1 Price trend for the plots and layouts (2010-2014)
0
500
1000
1500
2000
2500
3000
2010 2011 2012 2013 2014
Pricepersq.ft.
Year
Price Trend in Yamuna Expressway

8
 Data clearly indicates that in 2011, as construction work on Yamuna Expressway was nearing
completion, prices witnessed a significant increase when compared to 2010.
 With the expressway thrown open to the public and improved connectivity, property values
witnessed a constant rise in 2012 and 2013. This rise can also be attributed to the attention that
the stretch got due to the first F1 race to be ever hosted by India.
 However, due to lack of social infrastructure, prices in 2014 stabilised.
Number of Units Launched for Projects with Plotted Units
Figure 2 Supply trend of plots and layouts (2010-2014)
 In 2011, about 2300 units (plots & layouts) entered the market in anticipation of the upcoming
Yamuna Expressway.
 The year 2012 saw maximum number of these launched due to the commencement of Yamuna
Expressway. As compared to 2011, the number of units entering the market almost doubled, which
continued till 2013.
 Interestingly, in 2012 and 2013 most of projects were launched along the stretch after Buddh
International Circuit.
 In 2014, due to overall slowdown, developers mostly focused on completing their existing projects
rather than launching new ones. Thus, less number of units were launched, which units mostly
skewed towards Greater Noida.
0
1000
2000
3000
4000
5000
6000
2011 2012 2013 2014
No.ofUnits
Supply in Yamuna Expressway
Supply

9
Project Size of Plotted Development
Figure 3 Unit Ranges for plots and layouts (2011-2014)
 Touted as an affordable destination, Yamuna Expressway is currently dotted by projects with small
number of units (plots & layouts). However, a closer look at data suggests that in 2011, due to
availability of huge land parcels, about 60 per cent projects were large size having 500-1000 units.
This was followed by projects with 100-300 units.
 With Yamuna Expressway thrown open to public, stretch after Buddh International Circuit also
came under the purview of development. Thus, with the availability of huge land parcels, in 2012,
most of the projects launched had units more than 300-1000.
 In 2013, new project launched were equally spread along the stretch from Greater Noida to Jewar.
Thus, even the projects were launched with units in all the categories. As per data, projects with
less than 300 units occupy 60 per cent of the market share.
 In 2014, 55 per cent projects were launched with 100-300 units, followed by 30 per cent projects
with 300-500 units.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2011 2012 2013 2014
Project Segmentation in Yamuna Expressway
More than 1000 units
500 - 1000 units
300 - 500 units
100 300 units
Less than 100 units

10
Table 1 Top 5 ongoing projects in residential lands and layouts (2012-2015)
Project Name Developer Name No. of
Units
Approx.
Ticket Price
(in Rs)
PropZone Taj Green
Residency
PropZone Realcon
Pvt.Ltd
1900 38 lakh
Orris Greenbay Golf Village
Plots
Orris Infrastructure Pvt
Ltd
720 27 lakh
Supertech Golf Country Plots Supertech Limited 636 29 lakh
Jaypee Yamuna Vihar Plots Jaypee Group 500 60 lakh
Yamuna City 32nd Park View Gaursons India Limited 488 26 lakh
Analysis of Other Property Types
Figure 4 Type of projects along Yamuna Expressway (2011-2014)
As per the data, apartments dominate the property spectrum of Yamuna Expressway with a whopping 81
per cent. This is followed by plots with 19 per cent.
81%
19%
apartments layouts and plots

11
Figure 5 BHK configuration of projects along Yamuna Expressway (2011-2014)
 Like conventional market trend, 2BHK units rule the roost with 39 per cent availability, closely
followed by 3BHK units with 33 per cent. This can be attributed to the fact that Yamuna
Expressway as of now is predominantly an investor driven market.
 Interestingly, 1BHK units comprises of about 18per cent of the market share, while larger BHK
configuration such as 4,5 and 6 BHK units forms a minuscule part of the market share. This enable
investors to enter the market at lower ticket price.
Table 2 Size and Capital Values based on unit configurations
BHK
Configuration
Approx. Sizes
(sq.ft.)
Approx. Ticket
Price
(Rs in lakh)
1BHK 370-830 13-35
2BHK 700-1,640 18-75
3BHK 1,200-4,600 25-80
4BHK 1,800-5,800 28-120
18%
39%
33%
8%
2%
1bhk
2bhk
3bhk
4bhk
5bhk

12
Table 3 Top 5 ongoing projects in Apartment launches along the expressway (2012-2015)
Project Name
Developer
Name
No.
of
Units
Approx.
Project
Area
(Ha)
BHK
Approx.
Sizes
(sq.ft.)
Approx. Ticket Price
Min Max
Gaur 16th
Park View
Gaursons
India
Limited
4000 25
2BHK 1000-1115 Rs 23 lakh Rs 26 lakh
Supertech
Grand Circuit
Supertech
Limited
3496 100
Nimbus The
Golden Palm
Village
Nimbus
Group
2800 12.5
Ajnara
Panorama
Ajnara
India Ltd
2750
Le Solitairian
City
Solitaire
Realinfra
Pvt Ltd
2500 22
4BHK 4000-4000 Rs 1.3 Cr Rs 1.3 Cr

13
Figure 6 Distribution of projects according to their average per sq.ft. price (2011-2014)
About 38 per cent projects in Yamuna Expressway were launched in the price brackets of Rs 3,000-3,500
per sq.ft. This was followed 18 per cent projects in the price range of Rs 2,000-3,000 per sq.ft. and 3,500-
4,000 per sq.ft. each.
Figure 7 Distribution of projects according to the size of the project (2011-2014)
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
35.00%
40.00%
45.00%
MarketShare%
Price Range in Rs per sq.ft.
Market Segmentation in Yamuna Expressway
0.00%
5.00%
10.00%
15.00%
20.00%
25.00%
30.00%
MarketShare%
No. of Units
Project Segmentation in Yamuna Expressway

14
 With availability of huge land parcels, large size projects dominate Yamuna Expressway market.
 As per data, about 24 per cent projects launched had more than 1200 units and 500-800 units each.
As the stretch lacks social infrastructure, developers tend to launch township projects and try to
provide all the requisite amenities inside the projects itself.
 Yamuna Expressway offers a good mix of projects in all sizes. While large size projects have a
bigger share, smaller projects with units in the range of 100-300 constitute about 16 per cent of
the market share.
Quick Facts :
FAR norms in Yamuna Expressway
Plot Area
(sq.mts)
Maximum
Ground
Coverage
(%)
Maximum
Floor Area
Ratio
Maximum
Height in mt
2000 - 40000 35 3 No Limit*
Above 40000 40 3 No Limit*
*Buildings above 30 Mt should get an approval from the Airport Authority
[Source: Yamuna Expressway Industrial Development Authority Website]
What are Buyers Looking At In Yamuna Expressway?
To give our readers a 360 degree view of a market, we have also analysed buyers’ preferences, i.e, the
demand side of the market. Our research clearly indicates that in Yamuna Expressway, demand is in tandem
with supply. Here is a snapshot.
 In line with supply, about 79 per cent prospective buyers were looking for apartments in Yamuna
Expressway.
 However, this was followed by independent house and plots with 9 and 5 per cent respectively.
 In line with supply, with 43 per cent maximum demand was skewed towards 3BHK units, closely
followed by 2BHK units with 30 per cent.
 For 3BHK units, buyers were looking for units in the price range of Rs 30-38 lakh, while for 2BHK
units, the preferred range was Rs 20-30 lakh.

15
Rental Market Snapshot
Available Typology
For rentals, Yamuna Expressway has maximum availability of apartments, followed by independent houses
and studio apartment.
Figure 8 Market Segmentation based on available rental properties: Yamuna Expressway
As per BHK configuration, 3BHK units are the showstopper, followed by 2 and 1BHK units. One can also
find few 4BHK units for rent.
Figure 9 BHK Configuration based on available rental properties: Yamuna Expressway
76%
2%
11%
9%
2%
Apartment
Builder Floor
House
Studio Apartment
Villa
9%
39%50%
2%
1 BHK
2 BHK
3 BHK
4 BHK

16
Table 4 Rental Profile at Yamuna Expressway according to unit configurations
BHK
Configuration
Approx. Unit
Sizes (sq.ft.)
Expected Monthly
Rent (Rs)
Approx. Ticket
Size (Rs per
sq.ft.)
1 BHK 520-830 4,500-30,000 26.3
2 BHK 600-1100 5,000-32,000 11.3
3 BHK 1000-2000 8,000-30,000 9.5
4 BHK 3120-3150 55,000-55,000 17.6
Future Growth Aspects
Connectivity
Noida authority has planned a Transport Hub,
which will have a range of transportation modes.
It will include an Inter State Bus Terminus and a
Railway Station. Further, to solve parking issues,
there will be a proper provision for vehicle
parking.
Infrastructure
Development around Gautam Buddha University
on the Expressway with necessary social
infrastructure is more likely to turn the area into
a nice sustainable residential zone soon.
Last but not the least, an International Airport
is also planned to encourage tourism. The
airport will have direct access to the Taj
Expressway.
Manufacturing and Logistics
Proposed Delhi-Mumbai Industrial Corridor
is expected to go through Dadri, which is to boost
both the Logistics & Warehousing Hubs and
Special Development Zones along the
expressway.
About 12 major Japanese, Chinese and Korean
companies have shown interest in setting up
their manufacturing plants along the
expressway.
IT/ITeS
Proposal of an Information Technology hub with
an investment of about Rs 15 crore by YEIDA.
Recreation and Entertainment
 Night Safari
 Upcoming project of amusement park on the lines of Disney World.
 Sports amenities such as multi-purpose stadium, cricket stadium, tennis court complex, among
several others.
 India’s first exposition mart for Cottage and Handicraft industry
Affordable Housing
Proposed housing units under Samajwadi Awas
Scheme and MIG Scheme with an expected
investment of Rs 500 crore by YEIDA.

17
Conclusion
Yamuna Expressway’s growth can be attributed to robust inter and intra city connectivity. Moreover, the
peaceful backdrop of the region, with abundant water bodies and green spaces, has also worked in its
favour. This has cajoled several developers to utilise the stretch for industrial, residential, and commercial
projects.
Additionally, with Centre’s ‘Make in India’ initiative doing the rounds, Yamuna Expressway could soon
transform into a manufacturing hub for electronic products. As the stretch is meant to be developed as a
manufacturing and logistic hub, the demand for housing will multiply in the times to come. Further, it is
expected that by 2021, Yamuna Expressway will be connected by metro to the inner parts of NCR, thus
making it accessible for middle-income class group.
References
YEIDA Master Plan 2031. (2015, April 14). Retrieved from Yamuna Expressway Industrial Development
Authority: http://yamunaexpresswayauthority.com
7,400 Cr infra plans for GB Nagar. (2015, March 4). Retrieved from The Times of India:
http://timesofindia.indiatimes.com/city/noida/7400cr-infra-plans-for-GB-
Nagar/articleshow/46449939.cms
Yamuna Expressway. (2015, April 14). Retrieved from Yamuna Expressway:
http://yamunaexpressway.in/index.html
Yamuna Expressway to turn into electronics manufacturing hub. (2015, March 2). Retrieved from INDIA
TV: http://www.indiatvnews.com/news/india/yamuna-expressway-to-turn-into-electronics-
manufacturing-hub-48121.html
Yamuna Expressway: Futuristic Realty Hub. (2015). Retrieved from NDTV Profit:
http://profit.ndtv.com/delhiproperty/story/1?pfrom=home-propertydelhi_hpsmarttips

18
CommonFloor.com, Bangalore
maxHeap Technologies Pvt Ltd
Tower-B, Fourth Floor, Diamond District
Kodihalli
Bangalore – 560008
--------------------------------------------------------------------------------------------------------------------------------------
Authors
--------------------------------------------------------------------------------------------------------------------------------------
Disclaimer: The information provided in this Website is based on CommonFloor data which is collected from
various publicly known sources viz, websites, documents and maps including CommonFloor's proprietary data
resources, and from the inputs of unidentified individuals. It ought to be considered as a guideline and not as
absolutely certain. While care has been taken for groundwork, no responsibility is accepted for the accuracy of whole
or any part. This information is absolute property of CommonFloor /maxHeap Technologies Private Limited. It
should not be reproduced in any form, in part or whole, without prior written permission of CommonFloor. The
information is provided on an "as is" and "as available" basis. CommonFloor expressly disclaim warranties of any
kind, whether express or implied, including, but not limited to, the implied warranties of merchantability, fitness for
a particular purpose and non-infringement.
Yadunandan Batchu
Research Associate
yadunandan.batchu@commonfloor.com
Bangalore
Nikunj Joshi
Sr. Research Associate
nikunj.joshi@commonfloor.com
Bangalore
Meha Singla
Head Domain Research (Real Estate)
meha.s@commonfloor.com
Bangalore

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