UP’s 25% Discount on Unsold Flats in Ghaziabad: Verified Inventory, Real Prices & Buyer Impact Explained

The Uttar Pradesh government’s announcement of “up to 25% discount” on unsold government flats in Ghaziabad has sparked renewed interest among homebuyers across NCR. Media reports indicate that nearly 10,000 unsold public-sector flats may now be offered at revised prices under the newly notified Model Costing Guidelines – Basic Principles 2025.

However, headline numbers alone do not tell the full story. The actual impact of this discount depends on verified inventory location, base pricing, scheme-wise recalculation, and buyer eligibility.

This article explains what is officially confirmed, where common assumptions are incorrect, and how pricing may realistically change for buyers in 2026.

Why the UP Government Is Offering Discounts on Unsold Flats

The discount initiative is part of a broader attempt to clear long-pending housing inventory held by public authorities such as the UP Housing Board and the Ghaziabad Development Authority.

Objectives Behind the Policy

• Monetisation of stagnant public housing stock

• Uniform costing principles across state authorities

• Improved affordability through cost-based price recalculation

• Faster sales via time-linked payment rebates

The policy does not represent a one-time sale, but a revised costing framework intended to reset prices more systematically.

Total Unsold Government Flats in Ghaziabad: What Is Verified

Based on official disclosures:

Overall Unsold Inventory (Ghaziabad)

• ~10,000 unsold government flats (approx.)

• UP Housing Board (UPAVP): ~8,000 units

• GDA: ~1,700+ units

It is important to note that this figure does not refer to a single location or scheme.

Siddharth Vihar Reality Check: Correcting a Common Assumption

Many reports have implied that a large majority of unsold flats are concentrated in Siddharth Vihar, which is not supported by scheme-level data.

What Official Data Has Shown Repeatedly

In Siddharth Vihar, the main UP Housing Board projects are Ganga, Yamuna, and Hindon Apartments:

• Total flats: ~1,292

• Unsold units: ~700

This is significantly lower than claims of “4,000 unsold flats in Siddharth Vihar”.

Where Are the Remaining Unsold Flats?

The balance inventory comes from multiple other government housing schemes, including:

• Brahmaputra Enclave (~300 unsold units)

• Mandola, Vasundhara, and surrounding Ghaziabad sectors

The term “Siddharth Vihar” is often used as a macro-location reference, not as a single-project count.

What Were the Prices Before the Discount?

Before the revised costing framework, UP Housing Board flats were typically priced as follows:

Despite earlier discount drives, effective transaction prices remained high, which explains persistent unsold inventory.

Circle Rates vs Selling Prices: A Structural Issue

One of the key challenges has been the gap between government circle rates and the actual selling prices.

Indicative Circle Rates

• Brahmaputra Enclave: ~₹55,600 per sq m

• Ganga–Yamuna–Hindon Apartments: ~₹43,800 per sq m

When selling prices significantly exceed these benchmarks, buyer absorption tends to slow.

How the New 25% Discount Is Calculated

The revised pricing is based on cost-linked calculations, not arbitrary reductions.

Cost Components Considered

• Land acquisition cost

• Construction cost

• Internal and external development charges

Additional Buyer Incentives

• 6% rebate for full payment within 45 days

• 5% rebate within 60 days

• 4% rebate within 90 days

• Premium charges capped at 5%

• 8% interest rate for EWS and LIG categories

Expected Price Impact After Discount (Illustrative)

⚠️ Final scheme-wise price lists are yet to be officially released.

Scenario 1: Flat 25% Reduction

Scenario 2: 25% Discount + Early Payment Rebate

• 1 BHK: ₹49–50 lakh

• 2 BHK: ₹61–62 lakh

• 3 BHK: ₹80–82 lakh

These prices appear attractive mainly within the public-sector housing segment, not necessarily against private residential projects nearby.

This Is Not the First Discount Drive in Ghaziabad

Government housing projects in Ghaziabad have seen repeated price reductions:

• 2022: ~20% discount

• 2023: Up to 35% discount

• 2024: Effective reductions nearing 40% in select schemes

• 2026: Reset under Model Costing Guidelines

The persistence of unsold inventory indicates structural concerns beyond pricing alone.

Should Buyers Consider Government Flats in Ghaziabad?

Government flats may be suitable for:

• End-users seeking ready-to-move homes at revised prices

• Buyers prioritising ownership clarity and regulated supply

However, buyers should carefully evaluate:

• Scheme-specific pricing, not headline discounts

• Maintenance quality and occupancy levels

• Actual connectivity and daily usability

• Resale and rental liquidity

Final Takeaway

The UP government’s latest discount policy introduces a more transparent and cost-based pricing mechanism. While it improves affordability on paper, it does not automatically make every government flat a strong value proposition.

Buyers should rely on verified scheme-level data, effective price comparisons, and practical livability factors before making a decision.