Market Trends
Unitech Noida E-Auction 2026: Residential Plots in Sectors 96, 97, 98
13 Jan 2026
Market Trends
13 Jan 2026
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Unitech Group is conducting an e-auction of residential plots in Noida Sectors 96, 97, and 98 on February 4, 2026. This auction is happening under the supervision of the Supreme Court-appointed Board of Directors as part of the ongoing resolution process for Unitech's stalled projects.
If you're looking to buy a residential plot in Noida at potentially attractive prices, this auction offers an opportunity. However, you need to understand the process, payment terms, and what you're actually getting before you participate.
| Detail | Information |
|---|---|
| Auction Date | February 4, 2026 |
| Property Type | Leasehold Residential Plots |
| Location | Sectors 96, 97, 98, Noida |
| Registration Opens | January 5, 2026 |
| Registration Closes | February 3, 2026 |
| Auction Method | Online E-Auction |
| Conducted By | Supreme Court-appointed Board of Directors, Unitech Ltd. |
| Minimum Bid Increment | ₹2,000 |
The auction includes leasehold residential plots in three sectors of Noida:
Sector 96: Plots ranging from 120 to 246 square meters. These are smaller plots suitable for individual houses or small group housing projects.
Sector 97: Plots from 150 to 300 square meters. Medium-sized plots with good connectivity to Noida-Greater Noida Expressway.
Sector 98: Larger plots ranging from 200 to 500 square meters. These are premium plots, some close to the proposed metro extension (Aqua Line).
All plots are leasehold, not freehold. This means you get the right to use the land for a specific period (typically 90-99 years in Noida), but the land ultimately belongs to the Noida Authority. After paying the full amount and completing the registry, you get clear title to the leasehold rights.
The plots are raw land. There's no construction on them. You'll need to build according to Noida Authority bye-laws, which typically allow up to 3 floors plus stilt parking for residential plots.
Sectors 96, 97, and 98 are located in the southern part of Noida, close to the Noida-Greater Noida border.
The location's biggest advantage is proximity to the upcoming Jewar Airport. Once the airport becomes operational, property values in this area are expected to rise significantly. However, current infrastructure is still developing, so don't expect fully developed surroundings immediately.
While the official notice doesn't specify exact reserve prices for each plot, previous Unitech auctions in these sectors provide a reference:
Sector 96: ₹12,500 - ₹15,000 per square meter
Sector 97: ₹13,000 - ₹16,500 per square meter
Sector 98: ₹14,000 - ₹18,000 per square meter
These are reserve prices (minimum starting bids). The actual selling price depends on bidding competition. In previous auctions, plots sold for 1.2x to 2x the reserve price depending on location and size.
For example, in the 2024 auction:
The final prices will be determined by market demand during the auction.
Eligible Bidders:
KYC Requirements:
Visit www.unitechgroup.com and complete the online registration.
Select the plot(s) you want to bid for. You can select multiple plots, but you'll need to pay a separate EMD for each.
After registration, you need to pay EMD for each plot you want to bid on.
EMD Amount: Typically 5-10% of the reserve price (exact percentage will be specified in the detailed auction notice)
Payment Method: NEFT/RTGS to the bank account specified by Unitech
Important: Keep the payment receipt. You'll need it for verification.
EMD Refund: If you don't win the auction, your EMD will be refunded within 15-30 days. If you win but fail to make subsequent payments, the EMD is forfeited.
The auction happens online. You'll receive login credentials after your registration and EMD payment are verified.
If you win the auction, you need to make payments according to the schedule:
On Auction Day: 25% of the final bid amount (including EMD already paid)
Within 30 Days: Additional 30% of the final bid amount
Within 90 Days: Another 30% of the final bid amount
Within 120 Days: Final 15% of the final bid amount
Example: If you win a plot for ₹50 lakhs:
Important: If you fail to make any payment on time, your EMD is forfeited and the plot goes to the next highest bidder.
After completing all payments:
Registry: Unitech will execute the sale deed and complete registry formalities. You'll need to pay stamp duty and registration charges (approximately 7-8% of the property value in Uttar Pradesh).
Possession: You get possession within 30 days of completing full payment and registry.
Title: Clear leasehold title is provided after NCLT (National Company Law Tribunal) approval, as Unitech is under IBC resolution.
The bid amount is not your total cost. Factor in these additional expenses:
Stamp Duty: 7% of the property value in Uttar Pradesh
Registration Charges: 1% of the property value
GST: Applicable on the hammer price (final bid amount), not on the reserve price. Current GST rate for under-construction properties is 5% (with input tax credit) or 1% (without input tax credit for affordable housing)
Legal Fees: For document verification and legal due diligence (₹10,000 - ₹25,000)
Construction Costs: Since these are raw plots, you'll need to build. Construction costs in Noida range from ₹1,500 to ₹3,000 per square foot depending on quality.
Example Total Cost for a 200 sqm plot:
This is not a regular property auction. It's happening under Supreme Court supervision as part of Unitech's resolution process.
Supreme Court Oversight: The auction is conducted by a government-appointed Board of Directors, not Unitech's original management. This provides some level of transparency and accountability.
RERA Exemption: The Supreme Court has ordered that these auctions are exempt from RERA (Real Estate Regulatory Authority) regulations. This means you don't get RERA's usual buyer protections. (Source: Supreme Court Order, January 16, 2025)
IBC Process: Unitech is under the Insolvency and Bankruptcy Code. The resolution process is ongoing. While this auction is legitimate and court-supervised, understand that you're buying from a company in financial distress.
Clear Title: Despite Unitech's troubles, the court-supervised process ensures clear title transfer after NCLT approval. Previous buyers in similar auctions have received proper documentation.
Visit the Site: Go to Sectors 96, 97, and 98 physically. Check the actual location, surrounding development, road access, and infrastructure status.
Check Noida Master Plan: Verify the land use and development plans for these sectors on the Noida Authority website.
Arrange Finances: Ensure you have funds ready for the payment schedule. If taking a loan, get pre-approval (though loans for raw land are difficult).
Legal Due Diligence: Hire a property lawyer to verify the auction terms, title clarity, and legal implications.
Set Your Budget: Decide your maximum bid amount including all additional costs. Don't exceed this during the auction.
Study Previous Auctions: Look at results from previous Unitech auctions to understand bidding patterns and final prices.
For Site Visits: Sectors 96, 97, 98, Noida (Visit during daytime for safety)
For Legal Advice: Consult a property lawyer experienced in Noida real estate and IBC matters
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