Sector 28, Yamuna Expressway, Greater Noida is rapidly emerging as a future-ready industrial hub, strategically located just 3 km from the upcoming Noida International Airport. With dedicated parks for medical devices, semiconductors, electronics, and IT/data centers, and backed by state incentives, this sector offers early investors an unmatched opportunity to participate in North India’s next industrial and high-tech growth corridor.
A few years ago, Sector 28 was little more than open land, peppered with a few village homes and bordered by the Yamuna Expressway. It wasn’t the kind of place that made headlines or even caught much attention. But things change. And sometimes, they change fast. Today, this very stretch is turning into a launchpad for North India’s next wave of industrial growth.
Just 3 kilometres from the upcoming Noida International Airport, Sector 28 in the YEIDA region is no longer flying under the radar. With government support and a solid industrial blueprint in place, it’s becoming the place where investors, businesses, and visionaries want to be before everyone else catches on.
Quick Stats
- Area: 406 Acres
- Avg. Property Price: ₹3,500–₹5,000/sq m (Industrial)
- Total Area: 406 Acres
- Zoning: Primarily Industrial (Medical, Electronics, IT Parks)
- Average Property Rate: ₹3,500–₹5,000 per sq. m (Industrial use)
Location & Connectivity
Sector 28 enjoys strategic proximity that very few locations in India can offer:
- Boundaries & Landmarks: Encompasses villages like Tirthali and Murad Garhi; near Jewar Airport.
- Proximity:
- CBD (Noida/Greater Noida): 40–60 km / ~50–60 mins
- IGI Airport, Delhi: ~72 km
- Metro/RRTS/Highway Access:
- Yamuna Expressway frontage
- Proposed metro station as part of Jewar-Delhi line
- Internal Roads: Under development; 24m and 30m wide arterial roads
- Zoning Overview: Primarily Industrial, with specialized parks (Medical, IT, Electronics)
- Just 3 km from Jewar Airport, a game-changer for logistics and exports
- Around 50–60 minutes from central Noida and Greater Noida
- Direct frontage on the six-lane Yamuna Expressway
- The proposed Jewar–Delhi Metro line includes a station right in Sector 28
Click here Check Sector-28, Greater Noida on Google Maps.
Infrastructure & Amenities
Transportation
What makes Sector 28 so much more than a patch of land is how thoughtfully it’s being developed:
- Metro: Proposed 66-km Jewar-Delhi metro corridor, with Sector 28 as a listed station
- Highways: Directly on 6-lane Yamuna Expressway
- Planned Projects: Pod taxi system to connect Film City and Jewar Airport
- de internal roads (24m and 30m) are under construction
- A pod taxi project has been proposed to connect key sites like Film City and Jewar Airport
- Dedicated zones:
- These planned projects can make Sector 28, Yamuna Expressway an industrial hub and have potential of price hikes as the planned projects materialize.
Utilities
- 2.5 MLD sewage and 2 MLD effluent treatment for Medical Device Park
- Reliable power and internet provisions; green building compliance
- Sewage and effluent treatment plants in the Medical Device Park
- Ongoing power and internet infrastructure upgrades
- Green building norms applied to construction within the sector
Social Amenities
Residential facilities are not emerged yet in this sector, but nearby sectors are being developed with residential projects:
- On-Site Facilities: Exhibition centre, food court, bank, gym, warehouse, and skill center in Medical Device Park
- Nearby Development: Group housing schemes in Sectors 17, 18, and 22D; no major schools or hospitals within the sector yet
- Group housing is being developed in Sectors 17, 18, and 22D
- Inside the Medical Park, facilities include a gym, bank, exhibition centre, warehouse, food court, and skill development centre.
- While large hospitals and schools are still a short drive away, this gap is likely to close fast as the population grows.
Demographics & Economic Profile
- Population: Projected to grow significantly due to employment influx
- Employment Base: High-tech manufacturing, med-tech, electronics, and IT industries
- Age Groups: Primarily working-age professionals and skilled labor
Market Dynamics & Pricing
- Current Prices:
- Industrial: ₹3,500–₹5,000/sq m
- Historical Price Trend: Prices rising due to airport and industrial demand
- Supply Stack: 74+ industrial plots allotted in Medical Park; 50+ new IT plots planned
- Comparative Pricing: More affordable than Noida sectors, but catching up fast
Rental Market & Yield Potential
- Avg. Rents: – (mostly sale/lease of industrial plots)
- Gross Yield Estimate: Depends on factory setup; generally high due to subsidies
- Vacancy Trends: Low for Medical Device Park; fresh inventory for IT/Data centres opening up
Investment Opportunities
- Industrial:
- Medical Device Park: 350-acre hub with shared amenities; plots allotted to companies like TI Medical and Poly Medicure
- Flatted Factory MSME Complex: 250 modular plug-and-play units; affordable entry point
- High-Tech & Electronics:
- HCL-Foxconn Semiconductor Plant: ₹3,706 crore investment on 48 acres
- Havells Electronics Plant: ₹800 crore proposed unit in EMC cluster
- Tech/IT Parks: 50 acres each for IT and Data Centres; revised layout to attract tech firms
- Land Investment: Rising value due to proximity to Jewar Airport and state-backed mega-projects
- High appreciation potential for early investors
- Long-term leasing value for businesses
Regulatory & Development Outlook
- Zoning & FAR: Industrial FARs per YEIDA norms; special economic cluster regulations
- Key Developments in Pipeline:
- Metro corridor (Jewar–Delhi) – proposed by DMRC
- Electronics Manufacturing Cluster (206 acres)
- Jewar International Airport – Phase 1 by late 2024
- Taxes & Charges: Incentives for med-tech and electronics firms (interest subsidy, SGST refund)
Refer Full Sector-28 Layout plan here.
SWOT Analysis
Strengths
- Adjacent to Jewar International Airport
- Flagship government-backed projects like Medical Device Park and IT Park
- Excellent highway and proposed metro connectivity
- Immediate access to an international airport
- Dedicated industrial zones with shared infrastructure
- State-supported development
Weaknesses
- Still developing residential and social infrastructure
- Limited operational commercial activity as of 2025
- The social and commercial ecosystem is still in development
- Long-term returns depend on timely project execution
Opportunities
- High ROI potential due to early-stage industrial leasing
- First-mover advantage in a government-promoted growth zone
- High appreciation potential for early investors
- Long-term leasing value for businesses
Threats
- Execution delays in metro and allied civic projects could affect timelines
- Delays in metro or civic upgrades could affect timelines
Financial & Investment Strategy
- ROI Projections: 15–20% CAGR over 3–5 years for early industrial land buyers
- Rental Cash Flow: High potential for plug-and-play factory leasing
- Financing: Industrial loans available; YEIDA schemes reduce upfront burden
- Recommended Budgets:
- Low-tier: MSME units (~₹50 lakh)
- Mid-tier: 5,000–10,000 m² industrial plots (~₹2–5 crore)
- High-tier: Anchor investment zones (₹50–100+ crore)
- Holding & Exit Strategy: Ideal hold 5–7 years; exit upon metro completion or factory lease-up
Case Studies & Featured Deals
- Deal 1:
- Type: Medical Equipment Plant
- Size: 11 acres
- Price: ~₹211 crore investment by TI Medical Pvt. Ltd.
- Insight: Leveraging cluster benefits and state incentives for med-tech production
- Deal 2:
- Type: Semiconductor Plant
- Size: 48 acres
- Price: ₹3,706 crore (HCL-Foxconn JV)
- Insight: High-tech play linked to national semiconductor mission
- Key Takeaways:
- Industrial clustering works for synergy and subsidies
- Early movers secure strategic land at lower rates
Investor Action Plan
- Ideal Buyer Profile: HNIs, industrial developers, med-tech/electronics companies, PE funds
- Entry Strategy: Direct allotment via YEIDA, JV models, lease of flatted factory
- Exit Horizon: 5–8 years; align with metro completion and factory occupancy
- Top 3 Listings to Watch:
- IT Park plots (~10,000 m² each)
- MSME Flatted Factory (2027 possession)
- Medical Device Park Phase 2 plots
- Key Contacts:
- Brokers: YEIDA-approved consultants
- Legal Experts: Industrial land specialists, YEIDA empaneled lawyers
- Finance Advisors: PSU banks, SIDBI, Industrial Finance Corp.
- High appreciation potential for early investors
- Long-term leasing value for businesses
Market Insights & Price Movement
Right now, prices in Sector 28 are relatively modest
- Industrial rates: ₹3,500–₹5,000 per sq. m
Why is this significant? Because the development curve is just taking off. Land is being allocated, infrastructure is being rolled out, and proximity to the airport makes logistics incredibly efficient. Compared to Noida, this sector is more budget-friendly, at least for now.
Rental Yield Potentials
- The market primarily focuses on land sales, though factory leasing is emerging
- Low vacancy has been noted in the Medical Device Park
- New plots for IT and Data Centres have entered the leasing phase
- ROI projections estimate 15–20% CAGR over 3–5 years, depending on execution and uptake
Ongoing Industrial Projects
- TI Medical Pvt. Ltd.: Set up an 11-acre facility in the Medical Park, investing ₹211 crore
- HCL-Foxconn JV: A ₹3,706 crore semiconductor facility on 48 acres
- Havells: Proposed ₹800 crore electronics plant in the EMC
- Flatted Factory MSME Complex: 250 modular, ready-for-business units
Policies & Incentives
YEIDA is actively backing growth with policies:
- Industrial zoning with favourable FAR (Floor Area Ratio)
- SGST refunds, interest subsidies, and other perks for the med-tech and electronics sectors
- Incentives aimed at both large enterprises and smaller manufacturing firms
Final Thoughts on Sector 28, Yamuna Expressway
Sector 28 is no longer a hidden gem; it’s fast becoming a headline act. This region offers a rare combination of location, policy support, and timely development.
- You’re buying land next to a world-class airport. The sector’s location near the airport may improve future logistics, but its full potential is tied to infrastructure timelines.
- Industrial zoning and government-backed incentives provide a structured entry for various industries, though actual uptake depends on policy consistency and market response.
- The area still lacks full-fledged public transport and basic amenities. For now, most of the planned access depends on projects that are either in early stages or yet to begin.
- Most of the current development push comes from the present administration. A change in leadership could lead to different decisions about which projects move forward and how resources get allocated.
There are clear advantages like concentrated industrial zones and good road access. But at the same time, concerns remain, ongoing delays, incomplete infrastructure on the ground, and the fact that future government policies might not stay the same.
