If you are looking for the next big wealth-creation zone along the Noida-Greater Noida Expressway, the spotlight is aggressively shifting to Sector 105. For a long time, this sector quietly played second fiddle to its flashier neighbors. Not anymore.

With massive infrastructure injections, the arrival of Grade-A institutional developers, and skyrocketing land appreciation, Sector 105 is transforming from a quiet residential pocket into a highly calculated play for both end-users and heavy-hitting investors. Real estate close to expressways consistently outperforms traditional markets, and this is a mature, fully developed micro-market that was originally allotted by the Noida Authority in the early 2000s. Today, it represents the pinnacle of low-density, horizontal living—an ecosystem dominated by independent kothis and premium residential plots, entirely free from the congestion of high-rise apartment clusters.

Sector 105 Noida has emerged as one of the most structured and scarcity-driven plotted residential micro-markets along the Noida–Greater Noida Expressway. Originally allotted by the Noida Authority in the early 2000s, this sector was planned as a low-density residential enclave dominated by independent kothis and plotted development. In 2026, it represents a fully executed residential ecosystem with direct expressway access, upcoming metro connectivity, institutional commercial development on its borders, and strictly finite plotted inventory.

Unlike emerging corridors dependent on long-term promises, Sector 105 is already live, functional, and infrastructure-ready. If you are exploring residential plots in Sector 105 Noida, this guide breaks down connectivity, plot sizes, FAR norms, leasehold structure, price trends, and the long-term investment thesis.

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The Noida Expressway Advantage: Why This Corridor Outperforms

The Noida–Greater Noida Expressway is NCR’s institutional growth spine. It connects:

• South Delhi via DND Flyway
• Mahamaya Flyover
• Botanical Garden Metro interchange
• NSEZ and corporate hubs
• Yamuna Expressway corridor

Over the past decade, this corridor has evolved into a high-income residential and corporate ecosystem. Plotted supply along this stretch is extremely limited compared to apartment-heavy micro-markets in older Noida sectors. Land along executed expressway corridors historically preserves and compounds value due to: faster travel time, institutional capital flow, corporate density, and infrastructure layering. Sector 105 sits directly on this spine.

The Ground Reality: Why Smart Money is Moving In

Investors aren’t buying into promises here; they are buying into execution and scarcity. Sector 105 is not an emerging corridor where you have to wait five years for basic civic amenities. It is a day-one ready sector with a massive connectivity arbitrage. Sitting directly on the Expressway, the sector is wedged perfectly between high-income catchment areas and various other sectors of Noida, offering zero-friction access to the Mahamaya Flyover, DND Flyway, and rapid connections to the Noida International Airport.

Sector 105 is positioned strategically along the expressway, between established residential and commercial sectors. This ensures seamless access to Delhi, corporate offices, and central Noida. Let’s look at the exact travel times that make this sector a logistical masterpiece.

Nearby Areas to Sector 105 Noida

Metro Connectivity

Railway Connectivity

This ensures intercity rail connectivity without proximity-related congestion.

The Plot Blueprint: Sizes, Demand Patterns, and Infrastructure

The core offering of Sector 105 is its strictly regulated, Noida Authority allocated leasehold plots (with one-time lease rent already paid). The sector is a masterclass in low-density urban planning, featuring highly organized grid layouts designed to accommodate diverse architectural ambitions—from compact independent homes to sprawling, multi-generational palatial estates. Plotted supply is finite and cannot be replicated vertically.

Demand Pattern & Available Plot Sizes in Sector 105:

• 112.5 sqm & 162 sqm: Suitable for compact independent homes.
• 200 sqm & 250 sqm: High liquidity segment — ideal for spacious duplexes with balanced construction flexibility. The premium benchmark sizes are perfect for spacious duplexes with private front or rear gardens.
• 300 sqm & 450 sqm: Ultra-luxury estate plots with landscaping and multiple car parking potential. The ultra-luxury estate category allows for extensive landscaping and grand facades within the compound.

The Internal Road Hierarchy:
A sector’s livability is defined by its road width. The main arterial roads entering Sector 105 are an expansive 24 meters wide, ensuring that ingress and egress remain bottleneck-free even during peak hours. This main artery branches into a highly legible grid of 18-meter, 12-meter, and 9-meter internal streets. Crucially, the narrower 9-meter roads are typically reserved for park-facing plots, drastically reducing vehicular thoroughfare and ensuring absolute tranquility for those specific residences.

FAR & Construction Norms in Sector 105

Understanding build feasibility is critical in plotted investments. As per residential norms:

• Permissible FAR: approximately 1.8
• Height Allowance: Up to 4 floors permitted (subject to Noida Authority regulations)

This allows flexibility for:

• Independent duplexes
• Multi-floor family layouts
• Rental floor construction
• Builder-led 4-floor development models

Leasehold Structure: What Buyers Should Know

Plots in Sector 105 are leasehold properties allotted by the Noida Authority. In most cases:

• One-time lease rent has already been paid
• Registry and transfer follow authority norms
• Mutation is required during resale

Leasehold structure does not reduce liquidity in established Noida sectors, but documentation clarity remains essential before transaction.

Current Plot Price Trend in Sector 105 Noida (2026)

Plot prices vary depending on:

• Road width
• Park-facing advantage
• Corner positioning
• Expressway proximity

Premium benchmark sizes such as 200 sqm and 250 sqm remain in highest demand due to balanced affordability and construction flexibility. For updated price details and available inventory, direct consultation is recommended.

Declared Value vs Circle Rate Value Dynamics

Buyers evaluating plotted property in Sector 105 should understand:

• Circle rate value (government reference valuation)
• Declared value (actual transaction consideration)

This impacts stamp duty calculation, resale positioning, and capital gains planning. Strategic evaluation requires clarity on both.

Sector 105 vs Other Expressway Sectors

Sector 105 maintains lower density and stronger plotted exclusivity compared to commercial-heavy neighboring sectors.

Airport & Corridor Macro Impact

The Noida Expressway connects southward toward the Yamuna Expressway and Noida International Airport corridor. Airport-driven macro infrastructure historically influences: corporate relocation, institutional land demand, and premium residential absorption. While Sector 105 is not airport-adjacent, its position on the expressway spine links it to broader corridor value transmission.

The Game Changers: What is Actually Being Built?

The current real estate trend in Sector 105 is pivoting hard toward “planned luxury” and heavy commercial integration along its expressway borders. The inner core remains a quiet residential haven, while the outer edge is transforming into a massive wealth generator.

• The Aqua Line Metro Catalyst: The biggest infrastructure upgrade is the recently approved ₹2,254 crore Noida Metro Extension. This 11.56-kilometer elevated corridor will connect Botanical Garden directly to Sector 142. Most importantly, it includes one dedicated metro station directly in Sector 105. This will reduce travel time to the Delhi Metro grid to just 15 minutes, guaranteeing massive long-term capital appreciation for plot owners.
• The Multi-Story Automobile Hub & 5-Star Retail: In a visionary move to decongest the city, the Noida Authority has approved the development of a centralized, multi-story Automobile Hub directly off the expressway in front of Sector 105. This state-of-the-art facility will house multi-brand luxury car showrooms, service centers, and a massive multi-level parking facility. Furthermore, the Authority’s plans for this commercial stretch also include 5-star hotels and premium multi-story retail stores right at the front of the sector. It immediately transforms the sector into a high-net-worth destination.
• Max Estates (Ultra-Luxury Residential): While we focus on independent plots, the arrival of Max Estates on the sector’s border is a massive catalyst for land value. Spanning 11 acres with an incredibly low-density footprint, this IGBC Platinum-certified project is pushing the overall luxury perception and price baseline of the entire neighborhood skyward.
• Central Ikon (Westway Fairfox Group): The commercial epicenter of the sector is being redefined by Central Ikon. This Grade-A commercial project integrates high-street retail shops, expansive food courts, and premium office spaces. It provides plot residents with 24-hour shopping and business convenience without penetrating the quiet residential pockets.

Lifestyle, Social Infrastructure, and Daily Amenities

Modern real estate decisions are heavily influenced by the surrounding lifestyle ecosystem. Sector 105 is flawlessly serviced, ensuring residents never have to drive long distances for top-tier education, healthcare, or entertainment.

• World-Class Education: Fortune World School is located directly within the sector’s boundaries for walkable access. Furthermore, globally recognized institutions such as Pathways School, The Shriram Millennium School, Step by Step, and Lotus Valley International School are all situated within a tight 2 to 5-kilometer radius.
• Premium Healthcare: For tertiary care, Yatharth Superspeciality Hospital and the renowned Jaypee Hospital are within a rapid 5-minute drive. PrimaCare ClearMedi Multispeciality Hospital is just 1.7 kilometers away.
• Ecological Corridors & Parks: The periphery is buffered by a 20-meter green belt on three sides and an immense 40-meter green belt on one side, acting as a natural acoustic barrier against the expressway. Internally, residents enjoy a massive 2-acre Central Park, block-specific green spaces (like Kreeda Sthal), paved walkways, and the highly unique “Waste-to-Art” Jungle Trail nearby.
• Daily Conveniences: The logistical friction of daily life is zero. The sector features dedicated Mother Dairy and Safal Market outlets in Block D for fresh, farm-sourced produce, alongside modern, air-conditioned supermarkets for broader grocery needs.

Shopping Malls & Restaurants Near Sector 105 Noida

Sector 105 shares a highly symbiotic relationship with the adjacent Sector 104, which has organically evolved into the premier culinary and high-street destination of the entire Noida Expressway corridor.

The Investment Thesis: Why Sector 105 is a Scarcity-Driven Play

The formula is straightforward:

• Supply is capped.
• Infrastructure is expanding.
• Demand is upgrading.

Sector 105 is one of the last fully developed plotted residential sectors along the expressway corridor. For end-users, it offers privacy and independent living. For investors, it provides scarcity economics combined with infrastructure layering — a structured 5–10 year appreciation thesis.

The Verdict: A Strategic Plot Investment

Sector 105 successfully navigates the complex dichotomy of modern city living: offering the serene, low-density, and ecologically rich environment of a suburban retreat, while maintaining the hyper-connectivity and infrastructural robustness of a central business district.

For end-users planning to build independent homes, the inner roads provide privacy and quiet living. For long-term investors, the expressway-facing commercial developments, the upcoming metro station, and the 5-star retail and luxury car hub provide absolute security for massive capital appreciation. Sector 105 is no longer a speculative bet; it is a mature, calculated opportunity where the supply of premium plotted land is strictly finite.

Frequently Asked Questions About Sector 105 Noida

Q. What kind of housing options are available in Sector 105?
A. The area is dominated by independent authority leasehold plots ranging from 112.5 sqm to 450 sqm, accommodating compact independent floors up to palatial ultra-luxury estates. It also features exclusive VIP enclaves like the Judges Colony and premium apartments.

Q. Is Sector 105 a family-friendly area?
A. Absolutely. With its low-density layout, massive green belts, internal parks, and immediate proximity to top-tier schools like Fortune World School and Pathways, it is designed for safe, long-term family living.

Q. Which is the nearest metro station from Sector 105?
A. The sector is currently serviced by NSEZ and Sector 83 on the Aqua Line, as well as Botanical Garden. However, the newly approved Aqua Line extension will introduce a dedicated metro station directly within Sector 105.