🏠 Noida Property Watch
A Noida Diary editorial series helping residents, homebuyers and investors make informed property decisions. From buyer alerts and Authority advisories to infrastructure projects and market trends, we explain what matters—and what it means for you.
I started Noida Diary because there was no single place that told me what was actually happening in this city, so I began keeping track of it myself, from the practical basics of settling into a new city to, now, the real estate side of it. Lately that habit has stretched into real estate, and one line keeps coming up when property dealers talk about village land on the city’s edges: abhi wahaan gaon mein saste hain, development ho raha hai, aage chalke achha return milega. Cheap for now, development is coming, good returns later.
That is close to the exact pitch behind land in Salarpur Khadar, Bhangel Begumpur and Hajipur, three villages where the Noida Authority has just issued a public notice telling buyers and sellers to stop and check one number before any money changes hands: the khasra number.
The Authority’s notice warns against transacting in specific khasra numbers across these three villages, saying the land has already been acquired, notified or leased by the Authority and has seen illegal construction and encroachment.
- The Noida Authority has flagged specific Khasra numbers in Salarpur Khadar, Bhangel Begumpur and Hajipur.
- The advisory does not apply to every property in these villages.
- Buyers should verify the exact Khasra number before making any payment.
- The Authority says no sanctioned building plans or civic amenities exist for the listed land parcels.
What the Noida Authority said
In its notice, the Authority stated that individuals and land mafias have carried out illegal construction and encroachment on land it obtained through notification, acquisition or lease in Salarpur Khadar, Bhangel Begumpur and Hajipur. It said demolition and sealing drives have been conducted from time to time, notices have been issued to remove illegal construction, and FIRs have been filed against several encroachers.
The Authority was direct about what this means for anyone building or buying on these plots: no building plan has been sanctioned on these khasra numbers, any construction on them is illegal, and no civic amenities, including electricity, water, sewerage, roads or drains, will be extended to these properties.
| Villages named | Salarpur Khadar, Bhangel Begumpur, Hajipur |
| Why flagged | Illegal construction and encroachment on acquired, notified or leased land |
| Building plans approved | None, on any of the listed Khasra numbers |
| Civic amenities | Will not be provided, including electricity, water, sewerage, roads and drains |
| Action already underway | Demolition and sealing drives, removal notices, FIRs against encroachers |
| Who bears the risk | Buyer and seller, if a legal dispute arises later |
The Khasra numbers on the list
| Salarpur Khadar | 700 to 711, 723, 724, 728 to 735, 745 to 752, 759, 760, 762 to 764, 779, 780, 795 to 798 |
| Bhangel Begumpur | 176, 178, 217, 221, 223, 225, 226, 247, 250, 251 |
| Hajipur | 412 |
The notice also includes maps and satellite images to help identify the exact parcels, since a Khasra number alone will not mean much to most buyers without seeing the plot boundaries on the ground.
What a khasra number actually is
Many buyers never ask for the Khasra number because property listings usually advertise a colony name or nearby landmark instead. However, those names have no legal standing. Two plots in the same locality can have completely different legal status depending on their Khasra numbers.
Most buyers focus on the colony name, the broker’s pitch or the builder’s brochure. The detail that actually matters is the Khasra number, a unique identification number the revenue department assigns to every parcel of land in a village. Think of it as the rural equivalent of a plot number in a housing society.
The Khasra number is what tells the Authority exactly which piece of land is being discussed, along with its ownership, boundaries, land use, and whether it has been acquired or is under dispute. This is also why the notice lists specific numbers rather than blanket-flagging entire villages. Within the same village, one Khasra number can be completely legal while the one next to it is under acquisition.
Why are so many buyers interested in these villages?
Salarpur Khadar, Bhangel Begumpur and Hajipur are not remote villages sitting outside the city. They are urban villages embedded within developed Noida, tucked around Sector 102, close to established residential sectors, the Aqua Line metro, and some of Noida’s biggest employment hubs. They also sit a short distance from some of the city’s most sought-after addresses, the kind covered in Where Wealth Calls Home, which makes the price gap between them and their surroundings even more tempting. That combination of location and comparatively low prices is exactly what pulls buyers in. In effect, many buyers here are paying village land prices for what functions as Sector 101 or Sector 102 level proximity, independent plots, builder floors and under-construction homes at rates well below the sectors right next door.
That is also precisely why the khasra number matters more here than it would somewhere genuinely remote. The location looks legitimate, the pitch sounds reasonable, and the same long-term growth story behind projects like the Noida International Airport in Jewar often gets folded into the sales pitch for land here, even when the specific khasra number underneath it has nothing to do with that growth. The land can still be under acquisition or notification underneath it.
Where are these villages?
Salarpur Khadar, Bhangel Begumpur and Hajipur are urban villages in central-west Noida around Sector 102. They lie close to Sectors 81, 101, 102, 107 and 110, with easy access to the Aqua Line Metro, Dadri Main Road, the Noida–Greater Noida Expressway, Bhangel Market and major employment hubs including NSEZ and Advant Navis Business Park. Their strategic location and comparatively affordable property prices make them popular among homebuyers and investors.
That is also precisely why the khasra number matters more here than it would somewhere genuinely remote. The location looks legitimate, the pitch sounds reasonable, and the land can still be under acquisition or notification underneath it.
Why this matters now
The villages mentioned in the advisory continue to attract buyers because they often offer plots and independent homes at prices lower than nearby planned sectors. However, lower prices should never replace proper due diligence. The Authority’s latest warning is a reminder that verifying land records is just as important as checking the location or price.
What buyers should do before paying
✔ Before You Pay
- Ask for the property’s exact Khasra number.
- Match the number with the land documents.
- Verify it with the Noida Authority before paying.
- Do not rely only on broker assurances or online listings.
- Keep copies of all documents and correspondence.
Khasra verification is the first check, but it is not the only paperwork that matters once a deal actually goes through. Noida’s stamp duty and occupancy certificate rules are the next thing worth understanding, covered in our earlier piece on Noida homeowners, stamp duty hike and occupancy certificate.
Noida Diary take
This is the first piece in a new series where I will be documenting Noida’s real estate the way I have documented its events and food scene for years, on the ground, one update at a time. It sits alongside stories like Max Estates’ move into Noida’s housing sgment, the organised, above-board end of what is otherwise a very unregulated-looking market on the ground. If that saste mein aage chalke achha return line sounds familiar because you have heard it too, that is exactly why this notice is worth fifteen minutes of your time before you hand over any money.
FAQ
A: A Khasra number is a unique identification number given to every land parcel in a village by the revenue department. It shows ownership, boundaries and whether the land has been acquired or notified by an authority, which is why it matters more than the colony name when buying land in areas like Salarpur, Bhangel or Hajipur.
A: The notice covers specific Khasra numbers in Salarpur Khadar, Bhangel Begumpur and Hajipur, where the Authority says illegal construction and encroachment have taken place on acquired, notified or leased land.
Glossary
| Term | Meaning |
|---|---|
| Khasra Number | Unique land parcel identifier |
| Acquisition | Land taken over by the Authority under law |
| Notification | Official declaration regarding land acquisition or development |
| Encroachment | Unauthorized occupation or construction on land |
| Builder Floor | Independent residential unit within a low-rise building |
| Village Abadi | Traditional inhabited area of a revenue village (where applicable) |
Disclaimer: This post is for public awareness and should not be interpreted as suggesting that all properties in these localities are affected
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