Noida Authority has asked people to avoid buying flats or plots in unauthorised housing projects built on prohibited land in parts of Salarpur, Bhangel and Hajipur.
Noida Authority has warned homebuyers and investors against purchasing flats or plots in unauthorised housing projects in parts of Noida, after illegal constructions were found on notified, acquired or leased Authority land.
According to the warning, the Authority has cautioned people against buying properties in unauthorised projects located in villages including Salarpur, Bhangel and Hajipur under Sector 77, Noida. Buyers have also been advised to remain cautious in other areas where unauthorised construction or disputed land parcels may be involved.
The warning is important for residents because many buyers are attracted to low-cost flats, builder floors and plots near already developed sectors. But if the land or construction is unauthorised, buyers may face demolition risk, lack of civic services, legal disputes and resale problems.
What Noida Authority has warned
According to the warning, Noida Authority said that the purchase and sale of flats and plots in several khasra numbers in Salarpur, Bhangel and Hajipur under Sector 77 are prohibited. The Authority said illegal construction and encroachment were being carried out by some individuals, land mafia and encroachers on land belonging to the Noida Authority.
The Authority has also said that these lands are notified, acquired or obtained through lease, and that action has been taken from time to time to demolish or seal illegal constructions.
According to the public warning, notices have been issued to encroachers to remove illegal constructions, and complaints have also been filed at police stations for lodging FIRs.
Around 100 khasra numbers identified
The Authority has identified multiple khasra numbers across these areas. Some reports mention khasra numbers in the 700–800 range in Salarpur, while other listed parcels fall in different number ranges depending on the village. Buyers should verify the exact khasra number with Noida Authority before making payment.
These khasras are reported to be behind Sector 107, an area that has several high-end group housing projects nearby. This makes the warning especially important because the presence of developed neighbourhoods around an unauthorised project can create a false sense of safety for buyers.
A buyer may see wide roads, nearby towers, shops or developed sectors and assume the project is legal. But the legal status of land depends on land records, layout approvals, building plans and Authority permissions, not just the surrounding development.
No basic amenities on these parcels
One of the most serious parts of the warning is related to civic services.
According to the warning, Noida Authority has said that it will not provide basic amenities such as electricity, water, sewer, road and drain facilities on these land parcels.
For homebuyers, this is a major risk. Even if a flat or plot looks affordable today, the absence of basic civic services can make the property difficult to live in, sell or finance.
In many unauthorised colonies and illegal constructions, buyers later struggle with:
- Poor road access
- No legal water connection
- No proper sewer connection
- Unsafe wiring or electricity arrangements
- Lack of fire access
- No clear property title
- Difficulty in resale
- Bank loan rejection
- Risk of sealing or demolition
Why buyers should be extra careful
Noida’s real estate market has a wide range of options, from approved group housing projects and plotted developments to builder floors, village extensions and informal constructions. The lower price of unauthorised flats and plots often attracts first-time buyers.
But a cheap property can become a long-term financial trap if the land use or construction is illegal.
Before buying any flat, builder floor or plot in such areas, buyers should avoid relying only on:
- Broker assurances
- “Registry ho jayegi” claims
- Local word-of-mouth
- Nearby development
- Low token amount pressure
- Claims that the project will be regularised later
- Photocopies of old land papers without Authority approval
A registry alone does not always mean that the construction is approved by Noida Authority. Similarly, possession of a room or flat does not guarantee that the building is legal.
What homebuyers should check before paying token money
Before paying any booking amount or token money, buyers should verify the following:
1. Land ownership and khasra details
Ask for the exact khasra number, land ownership record and mutation details. Match the khasra number with the Authority’s warning list, where available.
2. Noida Authority approval
Check whether the layout, land use and building plan have been approved by Noida Authority.
3. RERA registration
For larger housing projects, check whether the project is registered with UP RERA. Also verify the project name, promoter name, completion date and approvals.
4. Building plan approval
For flats and builder floors, ask for the sanctioned building plan. Do not rely only on a map shown by a broker.
5. Completion and occupancy documents
In approved projects, ask for completion certificate or occupancy-related documents wherever applicable.
6. Civic service status
Check whether the property has legal water, sewer, electricity, drainage and road access.
7. Legal search by a lawyer
Hire a property lawyer before paying money. A basic legal search can help prevent a major financial loss.
8. Bank loan approval
If major banks refuse to finance the property, treat it as a warning signal. Banks often avoid properties with unclear title or approval issues.
Areas mentioned in the warning
Based on the public warning, buyers have been advised to remain cautious about unauthorised projects and prohibited transactions in parts of:
- Salarpur
- Bhangel
- Hajipur
- Sector 77 area
- Other nearby land parcels where approval or ownership status may be unclear
Buyers should note that this does not mean every property in these localities is illegal. The warning is linked to specific khasra numbers and unauthorised projects. That is why checking the exact land parcel is important.
What residents and buyers should do now
Anyone planning to buy a low-cost flat, plot or builder floor in these areas should pause and verify documents before making payment.
A safe process would be:
- Ask the seller for the exact khasra number and approval documents
- Check the land status with Noida Authority
- Verify whether the project has sanctioned plans
- Check RERA status, where applicable
- Speak to a property lawyer
- Avoid cash payments and rushed token money
- Do not buy only because the price is lower than nearby sectors
For existing buyers who may already have purchased in such projects, the next step should be to collect all documents and seek legal advice. They should also check whether any notice has been issued for their khasra or construction.
Why this matters for Noida
Illegal construction is not only a buyer issue. It also affects city planning, roads, drainage, fire safety, traffic and public services.
When unauthorised housing comes up without approved layouts, it can create narrow access lanes, unsafe buildings, pressure on local infrastructure and serious risks during emergencies. Residents may later demand civic services, but the Authority may refuse services if the land or construction is unauthorised.
The latest warning should therefore be treated as a serious buyer-safety alert.
For Noida residents, the message is simple: before buying a flat or plot in any fast-growing locality, verify the land and approvals first. A low price should never replace legal due diligence.
Source of Information
This report is based on public information related to a Noida Authority warning against unauthorised flats and plots in parts of Salarpur, Bhangel and Hajipur. Buyers should verify the latest khasra details, land status, layout approval and project approval directly with Noida Authority before making any payment.
