Noida came into administrative existence on April 17, 1976. In India’s whole National Capital region, Noida had the highest per Capita income. Thus, many people wish to settle in Noida as residents. Therefore, the Noida Authority, the richest civic body in the country, introduced building bylaws to support sustainable city planning and enhance urban development infrastructure. This body looks after the building construction as per the latest New Okhla Industrial Development Area Building Regulations and Directions, and checks whether it aligns with the city’s Master Plan.
This blog explores Noida bye-laws for residential construction, covering FAR, setbacks, permissible height, and safety norms of buildings.
What Are Noida’s Building Bye-Laws?
Noida’s building bye-laws are building regulations and directions that are set by the New Okhla Industrial Development Authority (NOIDA). These regulations serve as basic rules for constructing various types of buildings, including residential, commercial, and industrial structures. Compliance is mandatory for all developers as well as individual homeowners.
Key Building Bye-Laws Every Homeowner Must Know
The Noida building bye-laws are classified as follows:
Maximum Permissible Ground Coverage
Maximum permissible ground coverage refers to the built-up area that can be covered by the building at ground level. Ground coverage is measured by the outer edges of the building’s structural elements (walls, columns, or slabs) at the ground floor.
This table presents the maximum permissible ground coverage for various plot sizes in Noida, as specified by the Noida building bye-laws:
| Area of Plot (in sq. m.) | Ground Coverage (%) |
| Up to 50 | 75 |
| 51 to 75 | 75 |
| 76 to 120 | 75 |
| 121 to 200 | 75 |
| 201 to 300 | 75 |
| 301 to 400 | 65 |
| 401 to 500 | 65 |
| 501 to 700 | 70 |
Floor Area Ratio (FAR)
FAR is the quotient obtained by dividing the total covered area (plinth area) on all floors by the area of the plot.
Floor Area Ratio (FAR) = (total covered area) ÷ plot area
This table presents the Floor Area Ratio (FAR) for various plot sizes in Noida, as specified by the Noida building bye-laws:
| Area of Plot (in sq. m.) | FAR |
| Up to 50 | 1.8 |
| 51 to 75 | 1.8 |
| 76 to 120 | 1.8 |
| 121 to 200 | 1.8 |
| 201 to 300 | 1.8 |
| 301 to 400 | 1.8 |
| 401 to 500 | 1.8 |
| 501 to 700 | 1.5 |
For group housing projects or high-rise apartments, FAR is typically higher, ranging between 2.75 and 3.5, depending on the adherence to sustainability norms and planning regulations.
Setbacks
Setbacks are the minimum required distance between a building and the property line or other boundaries (i.e. streets, roads, or public areas).
This table presents the Setbacks for various plot sizes in Noida, as specified by the Noida building bye-laws:
| Area of Plot (in sq. m.) | Front Setback | Rear Setback | Side Setback |
| Up to 50 | 1.5 | 1.5 | – |
| 51 to 75 | 1.5 | 2.0 | – |
| 76 to 120 | 2.0 | 2.4 | – |
| 121 to 200 | 3.0 | 2.4 | – |
| 201 to 300 | 3.5 | 3.0 | – |
| 301 to 400 | 4.0 | 3.0 | 3.0 |
| 401 to 500 | 4.5 | 3.5 | 3.0 |
| 501 to 700 | 5.0 | 3.5 | 3.0 |
Maximum Permissible Height
This indicates the maximum height at which the residential structure is permitted to be built. This is measured from the finished mean level of the street to the flat roof. If the building is not on a street, it can be measured at the highest level of the adjacent ground.
- General Limit for Individual Homes: Up to three storeys (15 metres) measured from the finished street level to the roof is allowed on most plots for stand-alone houses, provided all other setbacks and FAR norms are met.
- Multi-Unit Buildings/Group Housing: In group housing or multi-unit buildings, heights can reach four storeys (including stilt floor) on plots above 150 sqm, and up to 20–25 metres may be permitted in selected high-density or redeveloped areas if all fire safety and other NOCs are obtained.
- Airport Zone Restriction: Within a 20 km radius of Noida International Airport, any residential structure above 15 metres requires a No-Objection Certificate (NOC) from the Airports Authority of India before map approval.
Stilt Parking and Basement Construction
- Stilt parking is the open ground floor area dedicated to vehicle parking. It is one of the common space elements in both residential and commercial buildings to optimise space. Generally, the minimum allowed height for stilt parking is 2.4 meters.
- Basement design is permitted in both the Noida and Greater Noida regions, provided the basement is used for parking, storage, or utility services. Basements should not be used for habitable requirements unless special permission is taken along with the plan. The height of the basement should be between 2.4 and 4.75 meters, and if habitable, it must follow regulations of the FAR and fire safety regulations.
Balcony and Projections
Balconies, sunshades, and verandahs are essential for the structure to enhance the aesthetic look and include the controlled interference of external elements (like sunrays and rainwater).
According to the Noida building bye laws,
- A balcony with a width of up to 1.5 m (or up to 1.0 m where the setback is less than 3.0 m) is permitted in a residential structure.
- A chajja (projection) of maximum width of 0.75 metres at the lintel or roof level. No construction of any type shall be permitted over such projections.
Plinth
Plinth is a portion between the surface of the surrounding ground and the surfaced floor immediately above the ground.
The plinth can be located with respect to the surrounding ground level, ensuring adequate drainage of the site. The minimum plinth height should be 0.30 meters above the surrounding ground level.
For the inner courtyard, covered parking at ground level and a stilt floor shall have a minimum plinth height of 0.15m from the surrounding ground level.
Fire Safety Requirements
Any residential building in Noid must follow these guidelines:
(a) General Residential Building: These structures should be planned, designed and constructed, maintaining fire safety, according to Part IV ‘Fire Protection’ of the National Building Code of India as amended from time to time.
(b) High-Rise and Special Buildings:
The following types of buildings must also follow the Uttar Pradesh Agni Nivaran aur Agni Suraksha Adhiniyam (Act No. 6 of 2005):
- For multi-storeyed buildings that are taller than 15 metres, more than three storeys
- buildings with more than 400 sq.m. ground floor coverage
Green Building Norms
To promote sustainable construction, green buildings are encouraged in Noida. A green building is one that uses less water, optimises energy efficiency, conserves natural resources, generates less waste, and provides healthier spaces for occupants.
FAR Incentive for Green Buildings
- If an applicant constructs a Green Building on a plot of 5000 sq. m. or more, they may be granted an additional FAR of 5% of the permissible/availed FAR (excluding the additional 15% FAR prescribed for services).
- This incentive is provided free of cost, subject to the following conditions:
Conditions to Avail the FAR Incentive
- LEED Certification
- The building must be completed and rated as ‘Gold’ or ‘Platinum’ by Leadership in Energy and Environmental Design (LEED).
- The building must be completed and rated as ‘Gold’ or ‘Platinum’ by Leadership in Energy and Environmental Design (LEED).
- Energy Efficiency Approval
- The building must be recommended by the Bureau of Energy Efficiency (Government of India) for its energy efficiency provisions.
- The building must be recommended by the Bureau of Energy Efficiency (Government of India) for its energy efficiency provisions.
- Compliance with Regulations
- The building must fully comply with parking and landscaping norms under prevailing regulations.
- The building must fully comply with parking and landscaping norms under prevailing regulations.
- Utilisation of Additional FAR
- The applicant must make adequate provisions to use the additional FAR granted.
Compliance Certificate Requirement
- The applicant must submit a Green Building compliance certificate from LEED / Bureau of Energy Efficiency every three years.
- If the applicant fails to submit this certificate:
- The Authority, after issuing a one-month notice, may charge a compounding fee on the free FAR at the rate of 200% of the cost of purchasable FAR.
How Bye-Laws Impact Your Construction Project
The benefits of building a house in accordance with the Noida residential building bye-laws are as follows:
- The primary purpose of developing construction rules and regulations is to ensure the safety of buildings. By-laws minimise risks arising from natural calamities, fire outbreaks, and other disasters by providing provisions for materials, design, and construction methods.
- FAR, setbacks, and height permits are essential to create order in the city layouts. These uniformities enhance orderliness and harmony in all types of building sections needed in society.
- By conducting construction works with zoning plans and land-use policies, bye-laws support the best and most efficient use of land, preventing overexploitation of the area.
- By considering rainwater harvesting, waste disposal and energy-efficient layouts as per building bye-laws, homeowners can support making construction eco-friendly.
- Since bylaws prioritize adequate ventilation, lighting, and sanitation in building construction, homeowners can maintain the occupants’ health.
- By following all essential building bye-laws, the system becomes clear. It prevents misunderstandings between developers/or property owners and local authorities.
Step-by-Step Approval Process from Noida Authorities
Follow these steps to get approval for your house plan from Noida:
- Collect all necessary documentation, including
- ownership proof, detailed project report (DPR), site plan, architect-certified drawings, PAN/GST details, affidavits, utility bills (for industrial plots), and statutory auditor’s financial certificate.
- Submit your application on the GNIDA portal or Noida Authority official website. Attach building plans and all other necessary documents.
- Pay the application/registration fee online, which is currently Rs 30 per square meter of the proposed built-up area for residential building plan approval.
- The application undergoes scrutiny/checking by multiple officers, including the record keeper, JE, SDE, estate officer, executive engineer, DTP, and fire officer, from 2 to 5 working days per stage.
- Site inspections and report submissions by JE and approvals related to public health, technical compliance, and fire safety are conducted during the process.
- If deficiencies are found, observations are communicated for rectification and resubmission; if approved, a building plan sanction letter is issued online.
- The entire process from application to sanction usually takes a few weeks, with timelines explicitly monitored by the authority.
- The entire process is tracked, and the status is communicated to the applicant via SMS and email, ensuring transparency.
Key Takeaways & Conclusion
Homeowners need to have a clear understanding of Noida building bye-laws, as they regulate residential construction projects, ensuring safety, sustainability, and efficient urban planning. Whether you are building a small home or a large residential complex, learning these regulations is essential. It’s often advisable to seek expert support from a reputable construction firm in Noida to ensure your project complies with all critical regulations. By following these bye-laws, you can bypass legal hassles, ensure the property’s safety, and create a living space that improves the overall quality of life for you and your family.
Frequently Asked Questions (FAQs)
Will the new building bylaws of UP be applicable in Noida?
Yes. Since the Uttar Pradesh government has decided to introduce uniform building bylaws for all industrial development bodies, including Noida, Greater Noida, Yamuna Expressway Industrial Development Authority (YEIDA), and Uttar Pradesh State Industrial Development Authority (UPSIDA), these bylaws are applicable.
How many floors can you build in Noida?
The number of floors you can build in Noida depends on the Floor Area Ratio (FAR).
What is the minimum plot size permitted for residential construction in Noida?
For general housing, the minimum plot size has been revised to 35 sqm in non-built-up areas, with no cap in built-up areas as per the 2025 bye-laws.
What is the maximum permissible building height for stand-alone homes?
Residential plotted homes can now be built up to 15 meters (3 storeys), subject to setback and FAR compliance.