Jewar (UP side)

Two different things that the market persistently blends into one. The first is a YEIDA plot. Every disposal we examined — residential, group housing, industrial — is a ninety-year lease from the date of the lease deed, not a freehold and not a registry, and it is allotted only inside a scheme: residential by draw of lots, industrial and commercial and group housing by e-auction. There is no counter-sale, no continuous window, and no negotiated direct purchase of a YEIDA plot by a member of the public. The most recent residential scheme drew roughly fifty-four thousand applications for nine hundred and seventy-three plots, so anyone offering a guaranteed allotment is selling something that does not exist. Resale of an allotted plot is possible but gated: it needs the CEO's prior written permission, and a transfer charge of five per cent applies — for residential, computed at the current sector rate, so the cost rises as the market does. On the industrial side the gate is much tighter than the fee suggests: transfer is barred until YEIDA declares the unit functional, is confined to the same cluster and the same purpose, and partial-area transfer is not entertained at all. And the CEO may revise transfer charges at any time, so today's five per cent is not a contractual lock. The second thing is ordinary private farmland inside YEIDA's notified area. That land is genuinely privately owned and legally transferable — it is not the authority's land — and buying it is a normal registered sale, subject to the state ceiling. What the buyer takes on is three separate risks. Acquisition: being inside a notified area and a master plan means the land is planned for a use the buyer does not control, and the district currently hosts live impact-assessment notifications and rehabilitation schemes, so this is an active process, not a hypothetical. Land use: agricultural land stays agricultural until a Section 80 declaration is granted under the UP Revenue Code — a master plan showing a parcel as residential neither converts it nor obliges anyone to permit building, and this is the most exploited gap in local marketing. Much of the material circulating still cites "Section 143" of the old tenancy act, which Section 80 superseded — a reliable sign the writer is working from stale sources. Third, compensation litigation: the 64.7 per cent additional-compensation line began with a High Court direction in October 2011 and was extended by the Supreme Court in November 2024 to all affected farmers, and YEIDA's own scheme rules disqualify farmers who have sued the authority from allotment, which tells you how routine such disputes are here. None of that can be resolved from a desk. Whether a specific khasra sits in a sector slated for acquisition, whether a notification already attaches, and its encumbrance and litigation position require verification at the tehsil, the sub-registrar and the authority — and we say so rather than implying a remote search can substitute.