RPS-10: What Actually Happened

YEIDA (Yamuna Expressway Industrial Development Authority) opened its first residential plot scheme of FY 2026–27, RPS-10, on 6 April 2026. It offered 973 freehold residential plots across three sectors — 15C, 18, and 24A — all within the direct influence zone of Noida International Airport at Jewar.

Quick facts on RPS-10:

• Plot sizes: 162 sqm and 290 sqm
• Final allotment rate: ₹36,260 per sqm (revised upward from an initially indicated ₹35,000)
• Premium charges: up to 15% extra for corner plots, park-facing plots, and plots on roads 18m or wider
• Registration deposit: 10% of plot cost, fully refundable if not allotted
• Application window: 6 April – early May 2026
• Draw date: 18 June 2026, conducted publicly at India Expo Centre & Mart, Greater Noida

The response was extraordinary: well over 1,00,000 applications for just 973 plots — an oversubscription of more than 100:1, among the highest ever recorded for a YEIDA residential launch. Together, applicants locked up an estimated ₹6,800+ crore in registration deposits.

Two other things changed the context for RPS-10 buyers:

1. Noida International Airport became commercially operational on 15 June 2026 — just three days before the draw. This shifted the airport from “upcoming catalyst” to a live, functioning asset, which is a meaningfully different investment story.
2. Land prices near Jewar had already risen an estimated 50% over the preceding five years, even before full airport operations began, with some analyst projections pointing to further appreciation through the end of the decade.

If You Applied and Weren’t Selected

If your name didn’t come up in the draw, your entire 10% registration deposit is refundable. YEIDA is mandated to complete refunds within a year of the draw date, and in past schemes, refunds for applicants with correct bank details have typically taken three to six months. If a refund does take longer than a year, YEIDA is required to pay simple interest at the prevailing SBI savings rate on the amount held.

The one thing you don’t get back is the non-refundable brochure/application fee (roughly ₹600 plus GST) — a small cost for what was, in effect, a lottery ticket with almost no downside.

The Bigger News: YEIDA’s New Sector 5-A Scheme (~4,000 Plots)

While RPS-10 was closing out, YEIDA’s board approved something considerably larger: a new residential scheme in Sector 5-A, also near Noida International Airport, expected to offer roughly 4,000 plots — more than four times the size of RPS-10.

Here’s what’s confirmed so far, and what’s still pending:

Confirmed:

• Board approval for the Sector 5-A plots
• The scheme will be split into two separate launches — a LIG (lower income group) category and a General category — rather than one combined draw
• Approximate plot sizes for each category have been indicated
• A new eligibility exclusion: applicants who already hold a residential plot allotment from YEIDA, Noida Authority, or Greater Noida Authority — including RPS-10 winners from June 2026 — will not be eligible to apply for Sector 5-A
• An intended launch window around Navratri, October 2026

Not yet confirmed:

• Final pricing (early indications reference the RPS-10 rate of ~₹36,260/sqm as a benchmark, but YEIDA has not announced a confirmed rate for Sector 5-A)
• Exact plot count split between the two categories
• Final launch date and application deadlines
• Full eligibility brochure and documentation requirements

Given the scale — roughly four times the plot count of RPS-10 — Sector 5-A could be the largest YEIDA residential launch since the airport-driven demand surge began. If RPS-10 drew 100,000+ applications for under 1,000 plots, a 4,000-plot scheme is likely to draw serious national and NRI interest, even with somewhat better odds per applicant.

Why This Matters Specifically for NRI Investors

A few things make YEIDA plot schemes an unusually good fit for NRI portfolios along this corridor — and a few things NRIs specifically need to plan for.

The appeal

• Government pricing, no developer margin. Authority rates run well below private plotted developments in the same corridor, which are often priced 25–60% higher for comparable land.
• Freehold ownership. Once fully paid, YEIDA plots convert to freehold — a meaningfully stronger position than leasehold for long-term holding or eventual resale.
• Transparent, computerised allotment. No developer relationships or insider access required; every eligible application has an equal shot in the draw.
• A live airport, not a promise. With Jewar now operational, the “airport-led appreciation” thesis has moved from speculative to observable — similar to what played out around Bangalore and Hyderabad airports over a 10-year horizon.
• Low-risk entry. The registration deposit is fully refundable if not allotted, which makes participation itself close to risk-free — the real risk sits in what happens after allotment.

What NRIs need to plan for

• Confirm NRI eligibility on the specific scheme brochure. Past YEIDA schemes have permitted eligible NRI applicants, but documentation requirements (passport, OCI/PIO status where applicable, foreign exchange compliance) are typically spelled out separately from resident applicant requirements — don’t assume the general brochure covers NRI specifics in full.
• FEMA and repatriation rules apply to any immovable property purchase by an NRI in India, including authority-allotted land. This affects how you fund the purchase (NRE/NRO account rules) and how you can eventually repatriate proceeds if you sell. This is a compliance area worth confirming with a professional before you apply, not after.
• A Power of Attorney (POA) is usually essential. Site visits, boundary verification after allotment, document collection, and physical processes are far easier to manage with a trusted representative in India holding a registered POA.
• Long holding periods suit NRI capital well, but factor in illiquidity. YEIDA typically takes around five years for sector development and possession handover, and resale before possession happens in a legally murky grey market. This is a five-to-ten year commitment, not a short-term flip.
• Installment plans carry real cost. If you don’t pay the full premium within 60 days of allotment, the installment route spreads payment over roughly four years — but at 10% annual interest, which materially changes your effective purchase price. Model this before you apply, not after you’re allotted.

How NRI Investors Can Prepare Before Sector 5-A Launches

You can’t apply yet — the brochure isn’t out. But there’s real work worth doing in the months before an October launch:

• Get your documentation in order now: valid passport, OCI/PIO card if applicable, PAN card, and an active NRE or NRO bank account in your name.
• Set up or confirm a registered Power of Attorney with someone you trust in India, ideally before the application window opens — this cannot be arranged overnight once the scheme launches.
• Check your eligibility status carefully if you already hold any UP authority plot, including a YEIDA, Noida, or Greater Noida allotment (even an older one) — the new exclusion rule may rule you out of Sector 5-A specifically.
• Budget in rupee terms, not just for the plot cost — factor in registration deposit (likely 10%), the non-refundable brochure fee, potential premium charges for preferred plots, and either the 2% early-payment rebate or the 10% installment interest, depending on how you plan to pay.
• Work with someone who can verify claims on the ground. Unofficial “agents” and misleading listings that claim to offer “YEIDA-approved” plots outside the official scheme are a recurring risk in every YEIDA launch — the only valid application channel is the official YEIDA portal.

Risks Worth Weighing Honestly

No scheme in this corridor is risk-free, and NRI buyers in particular should go in with clear eyes:

1. Possession takes time. A roughly five-year timeline for site development and handover means your capital is committed well before you can build or occupy.
2. Infrastructure delivery isn’t contractually guaranteed. Authority timelines for roads, drainage, and utilities in Uttar Pradesh have historically run optimistic; budget for slippage.
3. Resale before possession is restricted and illiquid. Lock-in periods and transfer restrictions apply, and any pre-possession transfer sits in a legal grey zone.
4. Oversupply is a real possibility. With RPS-10, Sector 5-A, and multiple private plotted developments all competing for the same corridor, supply could outpace near-term demand.
5. Scams target exactly this kind of high-interest scheme. Only apply through the official YEIDA portal, and never pay an intermediary for “application assistance” — the process is designed to be self-service.

Frequently Asked Questions

Is the YEIDA RPS-10 plot scheme still open for applications? No. RPS-10 applications closed in early May 2026, and the draw was completed on 18 June 2026. The scheme received over 1,00,000 applications for 973 plots.

What happens to my registration deposit if I applied to RPS-10 and wasn’t selected? It’s fully refundable. YEIDA must process refunds within a year of the draw, though in practice applicants with correct bank details have typically been refunded within three to six months in past schemes.

Can NRIs apply for YEIDA plot schemes? Eligible NRIs have been permitted to apply in past schemes, but specific documentation and foreign exchange compliance requirements are usually detailed separately in the scheme brochure. Confirm the exact requirements once the Sector 5-A brochure is released, and check FEMA compliance with a qualified advisor.

When will the next YEIDA scheme (Sector 5-A) launch? YEIDA’s board has approved a roughly 4,000-plot scheme in Sector 5-A, split into LIG and General category launches, with an intended window around Navratri (October 2026). Final dates and pricing haven’t been officially confirmed yet.

If I won a plot in RPS-10, can I apply for Sector 5-A too? No. Under the newly announced eligibility rule, anyone already holding a residential plot allotment from YEIDA, Noida Authority, or Greater Noida Authority — including RPS-10 winners — is excluded from applying for Sector 5-A.

Are YEIDA plots freehold or leasehold? Freehold, once the plot is fully paid for.

Thinking About Applying for Sector 5-A?

If you’re an NRI investor evaluating the Yamuna Expressway corridor — whether it’s a future YEIDA scheme, a RERA-registered private project, or comparing both — Ghosh & Ghosh can help you cut through the noise: verified project shortlists, documentation guidance for NRI buyers, and on-ground coordination so you’re not navigating this from another country alone.

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