⏱ Last Updated: April 2026 | Prices verified directly from Ammaya Properties market data and active resale listings.
- Cheapest: Sector 7 — ₹1,00,000–₹1,15,000/sqyd → Total ₹1.35–₹1.55 Cr
- Most expensive: Sector 1 — ₹1,40,000–₹1,60,000/sqyd → Total ₹1.89–₹2.16 Cr
- 238 sqyd min costs more per sqyd than 194 sqyd — ₹10,000 premium due to higher demand
- Phase 2: Minimum plot size is 238 sqyd — no 135 sqyd available in Phase 2 (minimum is 238 sqyd) plots available
- PLC charges: Corner +5% | 18M Road +5% | Park Facing +5% (stackable)
- Zero brokerage for buyers through Ammaya Properties — Call +91-88264 17999
The Wave City 135 sqyard plot price in April 2026 ranges from ₹1.35 crore in Sector 7 (Rosewood Enclave) to ₹2.16 crore in Sector 1 (Oakwood Enclave) — making it the most affordable plot size in Phase 1 by total price, yet the most expensive by per sqyard rate. This guide gives you verified sector-wise rates, PLC charges, a Phase 2 comparison, and everything you need to know before buying a 238 sqyd (Phase 2 minimum) plot in Wave City Ghaziabad.
Why Does 135 Sqyard Cost More Per Sqyard Than 194 Sqyard?
A 135 sqyd Wave City plot commands approximately ₹10,000 more per sqyard than a 194 sqyd plot in the same sector. This is purely a demand phenomenon — 135 sqyd plots have the lowest total ticket price in Phase 1 (starting ₹1.35 Cr), which attracts the widest pool of buyers. More buyers competing for a limited number of 135 sqyd plots pushes the per sqyard rate higher. A 194 sqyd plot requires more total capital and therefore has a smaller buyer pool, resulting in a slightly lower per sqyard rate.
Wave City 135 Sqyard Plot Price — Sector-Wise Rates (April 2026)
| Sector | Enclave | Rate per Sqyd | Total Price (135 sqyd) | Per Sqyd vs 194 sqyd |
|---|---|---|---|---|
| Sector 7 | Rosewood Enclave | ₹1,00,000–₹1,15,000 | ₹1.35–₹1.55 Cr | 194 sqyd: ₹90K–₹1.05L/sqyd |
| Sector 2 | Pinewood Enclave | ₹1,30,000–₹1,50,000 | ₹1.76–₹2.03 Cr | 194 sqyd: ₹1.20L–₹1.40L/sqyd |
| Sector 3 | Kingwood Enclave | ₹1,30,000–₹1,50,000 | ₹1.76–₹2.03 Cr | 194 sqyd: ₹1.20L–₹1.40L/sqyd |
| Sector 4 | Springwood Enclave | ₹1,30,000–₹1,50,000 | ₹1.76–₹2.03 Cr | 194 sqyd: ₹1.20L–₹1.40L/sqyd |
| Sector 6 | Palmwood Enclave | ₹1,30,000–₹1,50,000 | ₹1.76–₹2.03 Cr | 194 sqyd: ₹1.20L–₹1.40L/sqyd |
| Sector 5 | Greenwood Enclave | ₹1,30,000–₹1,40,000 | ₹1.76–₹1.89 Cr | 194 sqyd: ₹1.20L–₹1.30L/sqyd |
| Sector 1 | Oakwood Enclave | ₹1,40,000–₹1,60,000 | ₹1.89–₹2.16 Cr | 194 sqyd: ₹1.30L–₹1.50L/sqyd |
Prices verified by Ammaya Properties, April 2026. All prices are resale market rates. PLC charges additional. Verify before transaction.
Why Is Sector 1 (Oakwood Enclave) the Most Expensive in Wave City?
Sector 1 commands the highest per sqyard rate in Wave City for 135 sqyd plots (₹1,40,000–₹1,60,000/sqyd) for several reasons: it is the first and oldest developed sector, with the most mature infrastructure and highest density of completed houses; it has direct NH-24 frontage access; it is closest to the Wave City main gate and to the established commercial zone; and it carries a premium address perception among buyers. Sector 1 plots also have the highest resale liquidity — they sell fastest among all sectors.
PLC Charges — Preferential Location Charges on 135 Sqyd Plots
PLC (Preferential Location Charges) are additional charges over the base per sqyard rate, applied based on the plot’s location advantage. All three PLCs are stackable — a corner plot on an 18M road facing a park would carry +15% over base rate.
| PLC Type | Extra Charge | Example — Sector 7 base ₹1,00,000/sqyd | Example — Sector 1 base ₹1,40,000/sqyd |
|---|---|---|---|
| Corner Plot | +5% on base rate | ₹1,05,000/sqyd → Total: ₹1.42 Cr | ₹1,47,000/sqyd → Total: ₹1.98 Cr |
| 18M Road Facing | +5% on base rate | ₹1,05,000/sqyd → Total: ₹1.42 Cr | ₹1,47,000/sqyd → Total: ₹1.98 Cr |
| Park Facing | +5% on base rate | ₹1,05,000/sqyd → Total: ₹1.42 Cr | ₹1,47,000/sqyd → Total: ₹1.98 Cr |
| Corner + Park Facing | +10% on base rate | ₹1,10,000/sqyd → Total: ₹1.49 Cr | ₹1,54,000/sqyd → Total: ₹2.08 Cr |
| All Three (Corner + 18M Road + Park) | +15% on base rate | ₹1,15,000/sqyd → Total: ₹1.55 Cr | ₹1,61,000/sqyd → Total: ₹2.17 Cr |
PLC percentages are indicative. Actual PLC may vary by seller and negotiation. Always confirm PLC applicability in the sale agreement.
Total Cost of Buying a 135 Sqyd Plot in Wave City — All Charges
| Cost Component | Rate | Example: Sector 7 @ ₹1 Cr base | Example: Sector 1 @ ₹1.89 Cr base |
|---|---|---|---|
| Plot price (base) | — | ₹1,35,00,000 | ₹1,89,00,000 |
| Stamp duty (male buyer) | 7% of deal value | ₹9,45,000 | ₹13,23,000 |
| Stamp duty (female buyer) | 6% of deal value | ₹8,10,000 | ₹11,34,000 |
| Registration charges | 1% (max ₹30,000) | ₹30,000 | ₹30,000 |
| Transfer charges (Wave Infratech) | ~2.5% of original BSP | ₹50,000–₹1,50,000 (BSP dependent) | ₹50,000–₹1,50,000 (BSP dependent) |
| Total all-in (male buyer, Sector 7) | — | ~₹1.46–₹1.47 Cr | — |
| Total all-in (male buyer, Sector 1) | — | — | ~₹2.04–₹2.05 Cr |
⚠️ Transfer Charges (~2.5% of original BSP) are paid to Wave Infratech and are mandatory before NOC is issued. This is a critical cost many buyers miss — always budget for it.
Wave City Phase 2 Plot Prices 2026 — Sectors 15 to 18
| Plot Size | Sectors | Rate per Sqyd | Total Price | Status |
|---|---|---|---|---|
| 238 sqyd | Sec 15–18 | ₹50,000–₹60,000 | ₹1.19–₹1.43 Cr | Development stage — 5–7 yr horizon |
| 287 sqyd | Sec 15–18 | ₹50,000–₹60,000 | ₹1.44–₹1.72 Cr | Development stage — 5–7 yr horizon |
| 404 sqyd | Sec 15–18 | ₹50,000–₹60,000 | ₹2.02–₹2.42 Cr | Development stage — 5–7 yr horizon |
| 238 sqyd min | Not available | — | — | ❌ Not available in Phase 2 |
Phase 2 rates as of April 2026. GDA DPR approved August 2024. Registry now operational. Home loans available from major banks.
Phase 1 vs Phase 2 — Which Should You Buy?
| Parameter | Phase 1 (Sectors 1–7) — 135 sqyd | Phase 2 (Sectors 15–18) — 238 sqyd+ |
|---|---|---|
| Starting price | ₹1.35 Cr (Sector 7) | ₹1.19 Cr (238 sqyd) |
| Per sqyd rate | ₹1,00,000–₹1,60,000 | ₹50,000–₹60,000 |
| Current livability | ✅ Fully livable — 22,000+ residents | ❌ Development stage only |
| Construction allowed | ✅ Immediately | ⚠️ After GDA building plan approval |
| Investment horizon | 3–5 years (steady appreciation) | 5–7 years (higher upside) |
| Home loan | ✅ All major banks | ✅ RERA-registered plots eligible |
| Best for | End-users + medium-term investors | Long-term investors only |
FAQs — Wave City 135 Sqyard Plot Price 2026
What is the price of a 135 sqyard plot in Wave City Ghaziabad in 2026?
A 135 sqyard plot in Wave City Ghaziabad costs between ₹1.35 crore (Sector 7, Rosewood Enclave at ₹1,00,000/sqyd) and ₹2.16 crore (Sector 1, Oakwood Enclave at ₹1,60,000/sqyd) as of April 2026. Sectors 2, 3, 4 and 6 are priced between ₹1.30–₹1.50 lakh per sqyard (₹1.76–₹2.03 crore total). These are resale market rates — contact Ammaya Properties at +91-88264 17999 for current verified pricing.
Why is Sector 1 the most expensive in Wave City?
Sector 1 (Oakwood Enclave) is the most expensive sector in Wave City because it was the first sector to be developed (oldest, most mature infrastructure), has direct NH-24 frontage, is closest to the Wave City main gate and commercial zone, has the highest density of completed houses, and carries the strongest resale liquidity. Being the original address in Wave City gives Sector 1 a premium that has held consistently over the years.
Is 135 sqyard more expensive than 194 sqyard in Wave City?
Yes — on a per sqyard basis, 135 sqyd plots cost approximately ₹10,000 more per sqyard than 194 sqyd plots in the same sector. This is because 135 sqyd plots have the lowest total ticket price in Phase 1, attracting more buyers and creating stronger demand per sqyard. However, the total price of a 194 sqyd plot is higher in absolute terms because of the larger size.
Are there 135 sqyard plots in Wave City Phase 2?
No — Wave City Phase 2 (Sectors 15–18) does not have 135 sqyard plots. The minimum plot size available in Phase 2 is 238 sqyd. If you want a 238 sqyd (Phase 2 minimum) plot in Wave City, you must look in Phase 1 (Sectors 1–7 only). Phase 2 rates are ₹50,000–₹60,000 per sqyard, significantly lower than Phase 1, but the area is still in development stage and not suitable for immediate construction or end-use.
Ammaya Properties offers for buyers across all sectors. We have verified resale inventory in Sectors 1–7 with clear GDA possession. Free site visit included.
📞 Call / WhatsApp: +91-88264 17999 | ammaya.in
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Mayank Jain is a real estate researcher and digital content specialist with deep expertise in the Wave City Ghaziabad township. He has personally tracked Wave City’s development across all 18 sectors — from GDA approvals and RERA filings to builder possession timelines and resident feedback. As founder of Ammaya, Mayank brings 10+ years of experience in digital publishing, SEO, and web technology. All property data, pricing, and legal information published on this blog is independently verified against official RERA records, GDA board minutes, and direct builder sources before publication.