Sector 165, Noida
An Industrial Sector Still Anchored to the Village

By Arindam Bose

⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡

Sector 165 exists in a quiet, unresolved space between intention and reality.

Administratively, it is fully accounted for.
Politically, it is represented.
On paper, it is already claimed by the future.

But on the ground, Sector 165 still lives by the rhythms of villages, fields, and negotiations that refuse to move at the speed of authority announcements.

This is not a sector that has failed to develop.
It is a sector that is still being assembled — piece by piece, consent by consent.

Where Sector 165 Stands in Noida’s Administrative Map

Sector 165 is located in Noida city, Gautam Buddha Nagar district of Uttar Pradesh. It falls under the Dadri Assembly constituency and the Gautam Buddha Nagar Lok Sabha constituency, represented by

MLA Tejpal Singh Nagar and

MP Dr. Mahesh Sharma.

The sector sits at an elevation of approximately 208 metres above sea level, consistent with the flat, flood-aware terrain of southern Noida.

Linguistically and socially, the area reflects its rural foundation. Hindi and Urdu dominate daily life, and civic engagement is routed through village-linked polling stations in Dadri, Gulawali, and surrounding settlements.

Sector 165 is bordered by Sectors 164, 166, 167, and 163, and is closely tied to villages such as Mohiyapur. Nearby urban centres include Noida, Greater Noida, Ballabhgarh, and Dadri, but the sector itself remains physically and functionally distant from urban density.

Connectivity: Designed for Corridors, Not Communities

Sector 165 does not offer immediate public transport convenience.

• No railway station lies within 10 km
• The nearest bus stops are over 7 km away, located around Noida Phase-II
• Internal access remains limited and uneven

Yet, the sector’s relevance comes not from local movement, but from highway proximity.

Sector 165 is reachable via NH-248BB and NH-44, and lies off the Noida–Greater Noida Expressway — a location logic that clearly aligns with freight movement, logistics access, and industrial transport rather than residential commuting.

This is infrastructure meant for goods, not crowds.

The Land as It Exists Today

On the ground, Sector 165 remains predominantly agricultural and village-oriented.

Large land parcels are still under cultivation.
Village habitation interrupts sector geometry.
Encroachments and lived-in areas complicate clean acquisition.

Government health sub-centres serve nearby villages such as Basaindua, Ellahabas, and Kuleshra, reinforcing the fact that this is still a living rural belt, not a transitioned industrial estate.

The sector’s demographic reality is village-first, urban-later.

The Authority’s Plan: A 25-Hectare Industrial Corridor

The Noida Authority’s intent for Sector 165 is clearly stated and repeatedly reaffirmed.

• Approximately 25 hectares of land are planned for acquisition
• The land spans four villages: Gulawali, Nalgarha, Mohiyapur, and Dostpur Mangrauli
• Acquisition is being pursued through mutual consent with farmers, not compulsory takeover

The land distribution itself explains the delay.

• Nearly 90% of the required land lies in Gulawali
• Some parcels in Mohiyapur and Dostpur Mangrauli are already with the Authority
• No land has yet been acquired in Nalgarha
• Remaining areas are either inhabited or encroached upon

This creates fragmentation — the single biggest enemy of industrial planning.

Why Sector 165 Still Looks Undeveloped

From the outside, Sector 165 may appear stalled.

But the reason is structural, not administrative.

Industrial corridors require:

• Contiguous land
• Clear possession
• Displacement resolution

Sector 165 does not yet meet all three.

Until Nalgarha is resolved and encroachments are cleared, the sector cannot transition from plan to physical execution — regardless of intent.

Industrial Focus, Not Residential Drift

What Sector 165 is not is just as important as what it is.

As of the second half of 2025:

• No residential projects have been announced
• No commercial or mixed-use developments are planned
• No housing schemes exist

The Authority’s emphasis remains strictly industrial.

The sector is being positioned as an industrial corridor along the Expressway, aligned with manufacturing, logistics, and allied uses — not housing demand or lifestyle development.

This clarity protects the sector from speculative confusion.

The Broader Context: Sector 165 vs. Sector 164

Sector 165’s story cannot be read without acknowledging its neighbour — Sector 164, which is marked as a Blue Zone under the Master Plan 2031 due to its hydrological role.

While Sector 165 itself is planned for industry, its proximity to flood-sensitive land reinforces why the Authority’s approach remains cautious, phased, and function-specific.

Where Sector 164 chose water over construction,
Sector 165 is being asked to carry industry — carefully.

What Sector 165 Represents Right Now

Sector 165 is a sector in transition, but not transformation yet.

It represents:

• A negotiation between farmers and authority
• A bridge between villages and industry
• A corridor planned before land is fully ready

Its progress is slowed not by lack of vision, but by the reality that land is lived on before it is zoned.

Final Take

Sector 165 is not waiting for demand.
Demand is waiting for land resolution.

Until the last hectare is acquired and the last village is accounted for, this sector will continue to look quiet, rural, and unfinished.

But when it moves — it will move with purpose, not spectacle.

Sector 165 is not being built to impress.
It is being built to function.

And in Noida’s expanding expressway economy, that makes it one of the most consequential sectors — even before a single factory wall rises.

⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡⬡

Sector 165’s factories only make sense because Sector 164 absorbs the water those cities will inevitably push downstream:- Sector 164, Noida- The Sector That Chose Water Over Concrete