The Noida Authority board has approved the Model Building Regulations, 2026, removing the maximum floor area ratio (FAR) for group housing plots on roads at least 45 metres wide. The decision, taken at the authority’s 224th board meeting, could allow taller, denser residential projects in parts of the city. Experts say the city’s roads, fire services and utilities will need to keep pace.
What the Board Decided
The Uttar Pradesh cabinet cleared the regulations on 9 October 2026, according to Constro Facilitator, and the Noida Authority board adopted them last week. Deepak Kumar, Uttar Pradesh’s infrastructure and industrial development commissioner and the authority’s chairman, chaired the meeting.
Under the existing rules, group housing in Noida can have a maximum FAR of 3.5. FAR is the ratio of a building’s total floor area to its plot size, so a higher figure means more built space on the same land. The new rules lift the cap for eligible group housing plots on roads wider than 45 metres.
The Safeguards That Remain
Removing the cap does not mean unlimited height. According to the Hindustan Times, ground setback norms, fire safety rules, aviation height clearances and mandatory structural audits continue to apply. A Times of India report on the state’s wider bylaws noted that wide-road sites near airports or other critical installations stay restricted.
Noida Authority CEO Krishna Karunesh said the board will form a committee with officials from the Noida, Greater Noida and Yamuna authorities. The committee will examine how the rules are implemented and flag issues that need board-level decisions.
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How It Fits the State’s Wider Reform
The move follows a broader push across Uttar Pradesh for uniform building rules. A July report from KNN India said the state was preparing integrated model regulations with no maximum FAR for roads wider than 45 metres, and for industrial areas it also covered flatted factories and data-centre provisions. Earlier state bylaws raised FAR for group housing on 24 to 45 metre roads to as high as 5.25 in built-up areas, according to the Free Press Journal.
Which Areas Could Benefit
The Hindustan Times reports that the likeliest beneficiaries are arterial stretches such as Sector 150, the Noida-Greater Noida Expressway and the area around the Jewar airport. ANAROCK’s vice chairman Santhosh Kumar said the framework could allow buildings of up to 80 storeys if they meet safety, setback and aviation conditions. That figure is the executive’s estimate, not an official limit.
He added that early projects are likely to be premium because skyscrapers cost more to build. He also pointed to a 60-day deemed-approval framework that could cut pre-construction time and costs. I could not confirm that provision in other coverage.
What Experts Warn About
The Hindustan Times quoted several voices on the risks:
- Infrastructure strain: Architect Atul Gupta said more density will bring more traffic, waste and people, and could overburden existing infrastructure.
- Engineering demands: Structural engineer Abhay Gupta said towers beyond 30 to 35 floors may need pile and raft foundations, given the region’s seismic risk. He estimated an added cost of about ₹25 per square foot.
- Approval mechanism: He suggested a body like Mumbai’s Tall Buildings Committee to scrutinise high-rise plans.
- Setback design: Descon Ventures’ Sarang Kulkarni said Noida’s proposed fixed setbacks of 15 metres and 12 metres beyond 50 metres would apply equally to a 100 metre and a 200 metre tower. He contrasted this with Hyderabad, where setbacks grow with height.
- Liveability: Homes directly on 45-metre roads face traffic noise.
- Resident view: Rajiva Singh of the Noida Federation of Apartment Owners Associations welcomed the reform but said it needs upgrades to firefighting, power, drainage, parking and waste management.
Will Homes Get Cheaper?
Developers argue that spreading expensive land cost over more apartments can lower the per-unit land component. Kulkarni gave an illustration, saying ₹100 crore of land split across 100 flats costs ₹1 crore each, while 300 to 400 flats would cut that sharply. Experts say affordability will depend on whether the extra floor space becomes a wider range of homes, and he suggested tying extra FAR to affordable housing commitments.
Why It Matters
Noida has many group housing societies, and the rules shape how the city grows. If implemented well, they could raise housing supply and make better use of land. If not, they could stress services in a city that has already seen concerns about construction quality and civic capacity.
What Happens Next
The inter-authority committee will review implementation. Developers will assess land parcels along wide roads, and any projects must still pass safety and aviation clearances. Watch for the detailed notification, setback rules and whether Noida sets up a specialist body for tall buildings.
FAQs
What did the Noida Authority approve?
The Model Building Regulations, 2026, at its 224th board meeting.
What is the FAR change?
The maximum FAR cap is removed for group housing plots on roads wider than 45 metres. The existing cap is 3.5.
Can developers build any height now?
No. Setbacks, fire safety, aviation clearances and structural audits still apply.
When did the state cabinet clear the rules?
On 9 October 2026, according to Constro Facilitator.
Which areas may benefit?
Wide-road corridors such as Sector 150, the Noida-Greater Noida Expressway and the Jewar airport zone, per the Hindustan Times.
Will homes become cheaper?
Not necessarily. Developers say land costs per unit could fall, but experts say it depends on how the extra space is used.