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    • Historical Background
      • Noida short for the New Okhla Industrial Development Authority is part of National Capital Region of India. Noida came into administrative existence on 17 April 1976 and celebrates 17 April as "Noida Day". Noida is located in Gautam Buddh Nagar district of Uttar Pradesh state. The district's administrative headquarters are in the nearby town of Greater Noida. However, the district's highest government official, the District Magistrate (DM), resides in Noida. The city is a part of the Noida Vidhan Sabha (state assembly) constituency and Gautam Buddha Nagar (Lok Sabha constituency).

    • Topography
      • Noida is generally plain and is situated on the tail of Aravali. Yamuna and Hindon rivers flow through it.

    • Climate
      • In summer, i.e. from March to June, the weather remains hot and temperature ranges from maximum of 48 °C to minimum of 28 °C. Monsoon season prevails during mid-June to mid-September. The cold waves from the Himalayan region makes the winters in Noida chilly and harsh. Temperatures fall down to as low as 3 to 4 °C at the peak of winters. Noida also has fog and smog problems.

    • Demography
      • As per provisional data of 2011 census, Noida had a population of 642,381 out of which males were 352,577 and females were 289,804. The literacy rate was 88.58 per cent.There are people of almost all major religions, but the majority practise Hinduism. Many famous Hindu temples are located in the city, some of the more famous among which are Sai Baba Temple in Sector-61, Hanuman temple in Sector-22 & ISKCON temple in Sector-33. A Shia Jama Masjid in Sector-50 and a Catholic Church in Sector-34 are also well known.

    • Urbanisation
      • Noida ranked Best City in Uttar Pradesh and Best City in Housing in all of India in awards conducted by ABP news in 2015(Best City Awards 2015), Noida replaced Mumbai as the second-best realty destination, according to an analyst report. Noida has emerged a hot spot for IT and IT-enabled services industry with many large companies are setting up their businesses here, is becoming the preferred destination for companies offering IT, ITeS, BPO, BTO and KPO services in various domains such as banking, financial services, insurance, pharma, auto, FMCG and manufacturing.

    City Liveability Index

    Rank: 10/19
    Understand the liveability Index of Noida across various parameters






    Master Plan


    Public Transport

    Bus Services



    Essential Services

    Healthcare (%age)
    Fire Stations
    Policemen People Ratio (per Lac)



    No of Households


    Household Ownership Figure


    Electrical Supply


    Treated Tap Water


    Piped Sewer System


    Avg. BSP ()

    Socio Economic


    Crime Rate
    Crime Against Women


    Literacy Rate (%age)
    Women Literacy Rate (%age)


    Per Capita Income ()
    GDP Contribution (%age)

    Social Stability



    City Area (Sq. Km)




    Female Population


    Population Density (persons/Sq. Km)


    Working Population


    Sex Ratio (per 1000 males)

    Topo Environment


    Humid subtropical
    3 To 48
    Temperature Range (°C)
    Rainfall (mm)

    Natural Calamity

    Sesmic Zone

    Real Estate Insights

    Analyse the locality based Real Estate perspective of Noida
    Rating Distribution Analysis
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    Locality Liveability-Investment Index
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    Circle Rates

    Circle Rates - Noida 2014
    Sector Residential Commercial above 10000 sqmt IT park /ITS /Biotech park office space
    Sector 1 44000 200000 50000 66000
    Sector 2 44000 200000 50000 66000
    Sector 3 44000 200000 50000 66000
    Sector 4 44000 200000 50000 66000
    Sector 5 44000 200000 50000 66000
    Sector 6 44000 200000 50000 66000
    Sector 7 44000 200000 50000 66000
    Sector 8 44000 200000 50000 66000
    Sector 9 44000 200000 50000 66000
    Sector 10 44000 200000 50000 66000
    Sector 11 44000 200000 50000 66000
    Sector 12 44000 200000 50000 66000
    Sector 13 86000 200000 - 129000
    Sector 14 86000 200000 - 129000
    Sector 15 60500 330000 90000
    Sector 16 86000 330000 - 129000
    Sector 17 86000 330000 - 129000
    Sector 18 86000 330000 50000 129000
    Sector 19 86000 330000 - 129000
    Sector 20 86000 200000 - 129000
    Sector 21 - 330000 - 129000
    Sector 22 60500 220000 - 90000
    Sector 23 60500 220000 - 90000
    Sector 24 60500 220000 - 90000
    Sector 25 44000 220000 - 66000
    Sector 26 60500 220000 - 90000
    Sector 27 - 155000 50000 90000
    Sector 28 60500 200000 - 90000
    Sector 29 60500 330000 - 90000
    Sector 30 60500 200000 - 90000
    Sector 31 60500 200000 - 90000
    Sector 32 60500 200000 - 90000
    Sector 33 60500 200000 - 90000
    Sector 34 86000 200000 - 129000
    Sector 35 60500 200000 - 90000
    Sector 36 60500 330000 - 90000
    Sector 37 60500 200000 - 90000
    Sector 38 60500 200000 - 90000
    Sector 39 86000 200000 - 129000
    Sector 40 86000 200000 - 129000
    Sector 41 60500 200000 - 90000
    Sector 42 - 155000 - 90000
    Sector 43 - 330000 - 90000
    Sector 44 86000 200000 - 129000
    Sector 139 44000 200000 - 66000
    Sector 140 - 155000 28000 66000
    Sector 141 44000 200000 - 66000
    Sector 142 44000 200000 22000 66000
    Sector 143 44000 200000 28000 66000
    Sector 144 44000 155000 28000 66000
    Sector 145 44000 200000 - 66000
    Sector 146 - 155000 22000 50000
    Sector 147 - 155000 - 50000
    Sector 148 - 155000 22000 66000
    Sector 149 - 155000 22000 66000
    Sector 150 35000 155000 - 50000
    Sector 151 - 200000 28000 66000
    Sector 152 44000 200000 28000 66000
    Sector 153 44000 200000 - 66000
    Sector 154 44000 200000 28000 66000
    Sector 155 - 155000 - 50000
    Sector 156 - 155000 - 50000
    Sector 157 - 155000 - 50000
    Sector 158 - 200000 - 50000
    Sector 159 - 155000 - 50000
    Sector 160 - 155000 - 50000
    Sector 161 44000 200000 - 66000
    Sector 162 - 200000 28000 66000
    Sector 163 - 155000 28000 66000
    Sector 164 - 155000 28000 66000
    Sector 165 - 155000 - 66000
    Sector 166 - 155000 - 66000
    Sector 167 - 155000 - 66000
    Sector 168 35000 155000 - 50000
    Sector 169 - 155000 28000 50000
    Sector 170 - 155000 - 50000
    Sector 171 - 155000 28000 50000
    Sector 172 35000 155000 - 50000
    Sector 173 - 200000 28000 50000
    Sector 174 - 155000 - 50000
    Sector 175 - 155000 - 50000
    Sector 176 - 155000 - 50000
    Sector 177 - 155000 - 50000
    Sector 178 44000 200000 - 66000
    Sector 179 - 155000 28000 66000
    Sector 180 - 155000 28000 66000
    Sector 181 - 155000 28000 66000

    Land Rules


    In pursuance of provision of Clause (3) of Article 348 of the Constitution the Governor is pleased to order the publication of the following English translation of the

    notification no. dated August, 2006.


    NO. ..........77.4.2006/158N/85


    In exercise of the power under sub-section (2) of section 9 and section 19 of the Uttar Pradesh Industrial Area Development Act 1976 (U.P. Act no. VI of 1976) read with Section-21 of General Clauses Act 1904 (Uttar Pradesh Act no. 1 of 1904) and in supersession of the New Okhla Industrial Development Area Building Regulations and Directions 1986, published in Uttar Pradesh Gazette extra ordinary on Saturday, the Ist February 1986, the New Okhla Industrial Development Authority with the prior approval of the State Government, hereby makes the following regulations and directions for the purpose of proper planning and development of New Okhla Industrial Development Area.





    1. Short title, Extent and commencement: -

    1.1 These regulations and directions may be called the New Okhla Industrial Development Area Building Regulations and Directions 2006.

    1.2 They shall come into force with effect from the date of their publication in the Gazette.

    1.3 They shall apply to the building activity within the urbanisable area of the New Okhla Industrial Development Area.

    1.4 F.A.R. and ground coverage as indicated in these Regulations shall not be applicable in respect of those plots which were allotted on auction or tender basis and group housing prior to the coming into operation of these Regulations.

    1.5 In those sectors where application of set backs, as indicated in these regulations, are likely to disturb the building line, set back provisions of previous Regulations shall continue to be in force. However, in case of any dispute in this regard the orders of Chief Executive Officer, NOIDA shall be final.

    2. General-

    2.1 In these bye-laws unless the context otherwise requires, the definition given under shall have the meaning indicated against each term.

    2.2 The words and expressions not defined in these bye-laws shall have the same meaning or sense as in the New Okhla Industrial Development Area Act 1976 (UTTAR PRADESH Act no. 6) and Master Plan of NOIDA.

    3. Definitions

    3.1 ‘Act’ means the Uttar Pradesh Industrial Area Development Act, 1976.

    3.2 ‘Air conditioning’ means the process of treating air so as to control simultaneously its temperature, humidity,cleanliness and distribution to meet the requirement of conditioned space.

    3.3 ‘Alteration’ means the structural change, such as addition to the area or height or the removal of part of a building, or construction of cutting into or removal of any wall, partition, column, beam, joint, floor or other support, or a change to the fixtures of equipment of the building.

    3.4 ‘Applicant’ means the person who has legal title to a land or building and includes-

    (a) an agent or trustee who receives the rent on behalf of the owner.

    (b) an agent or trustee who receives the rent of or is entrusted with or is concerned with any building devoted to religious or charitable purposes.

    (c) a receiver, executor or administrator or a manager appointed by any court of competent jurisdiction to have the charge of, or to exercise the rights or the owner and.

    (d) a mortgagee in possession.

    3.5 ‘Approved’ means approved by the New Okhla Industrial Development Authority.

    3.6 ‘Area’ means the New Okhla Industrial Development Area.

    3.7 Atrium’ A sky lighted central area, often containing plants, in some modern buildings especially for public of commercial nature.

    3.8 ‘Authority’ means the New Okhla Industrial Development Authority constituted under section 3 of the Act.

    3.9 ‘Balcony’ means a horizontal projection upto 1.0-metre including a handrail or balustrade to serve as passage or sitting out place. Half of the total area under the balcony beyond 1.0 metre shall be counted towards Floor Area Ratio.

    3.10 ‘Barsati’ means a habitable room with or without kitchen or toilet on the roof of a building.

    3.11 ‘Basement or Cellar’ means the lower storey of a building below or partly below ground level.

    3.12 ’Building’ means any structure or erection or part of a structure or erection which is intended to be used for residential, commercial, industrial or other purposes whether in actual use or not, and in particular :-

    (a) ‘Assembly Building’ refers to a building or part of a building where group of people congregate or gather for amusement, recreation, social, religious, patriotic, civil travel and similar purpose for example theatres, motion picture houses assembly hall, auditorium, exhibition halls, museums, skating rinks, gymnasium, restaurants, place of worship, dance halls, club rooms, passenger stations and terminals of air surface and other public transportation services recreation piers and stadia or, any other building declared as such for the purpose of these regulations and directions.

    (b) ‘Business building’ refers to a building or part of a building which is used for transaction of business like Banks, Commercial office etc.

    (c) ‘Educational Building’ refers to a building used for school, colleges or day-care purpose for more than 8 hours per week involving assembly for instructions, education or recreation.

    (d) ‘Hazardous building’ refers to a building or part of a building which is used for the storage, handling manufacture or processing of highly combustible or explosive materials or products which are liable to burn with extreme rapidity and or which may produce poisonous fumes or explosions, or storage or handling manufacturing or processing which involve highly corrosive, toxic or noxious alkalies,acids or other liquids or chemicals, producing flame, fumes and explosive, poisonous, irritant or corrosive gases and for storage, handling or processing of any material producing explosive mixtures of dust or which result in the division of matter into the fine particles subject to spontaneous ignition.

    (e) ‘Industrial building’ refers to a building or part of building in which products or materials of all kinds and properties are fabricated, assembled or processed such as assembly plants laboratories, power plants, smoke houses, refineries, gas plants, mills, dairies or factories.

    (f) ‘Institutional building’ refers to a building or part of a building which is used for purposes

    such as medical or other treatment or care of persons suffering from physical or mental illness, disease or infirmity, care of infants, convalescents or aged persons and for panel or correctional detention in which the liberty of the inmates is restricted and provides sleeping accommodation for the occupants and includes hospital, saniteria, custodial, institutions and penal institutions like jails, prisons, mental hospitals and reformatories.

    (g) ‘Mercantile Building’ refers to a building or part of a building which is used for the purpose of a shop, store, market display and sale of merchandise either wholesale or retails or office storage or service facilities incidental to the sale or merchandise and includes cinema halls, petrol pumps, hotels and restaurants, nursing homes, lodge cum guest house, weighing bridges etc.

    (h) ‘Residential building’ refers to any building in which sleeping accommodation is provided for normal residential purpose with or without cooking or dining or both facilities and includes one or two or multifamily dwelling, lodging or rooming houses, dormitories apartment houses, flats and hostels.

    (i) ‘Storage building’ refers to a building or part of a building used primarily for the storage or sheltering of goods, store houses, garages, hangars, truck terminals, elevators grain, barns or stables.

    (j) ‘Facilities’ refers to a Post office, Police Station, Fire Station, Telephone Exchange, Electric Substation, Water Works, taxi/ auto rickshaw stand and other public facilities and utilities.

    3.13 ‘Building activity’ means erection, re-erection, making material alteration and demolition of any building.

    3.14 ‘Building Height’ means the vertical distance measured in the case of the flat roofs from the average level of the centre line of the adjoining street to the highest point of the building adjacent to the street, wall and in the case of pitched roof up to the point where the external, surface of the outer wall intersects the finished surface of the slopping roof, and in the case of gables facing the road, the midpoint between the eaves level and the ridge. Architectural features serving no other functions except that of the decorations shall be excluded for the purpose of taking heights, If the building does not abut on a street, the height shall be measured above the average level of the ground around and contiguous to the building.

    3.15 ‘Building line’ means the line upto, which the plinth of a building adjoining a street or an extension of a street or on a future street may lawfully extend. It includes the lines, prescribed in the NOIDA MASTER PLAN / Sector Plans or specifically indicated in any scheme or layouts, plans, or in these regulations and directions.

    3.16 ‘Canopy’ means projection at lintel level over an entrance of a building.

    3.17 ‘Cabin’ means a room constructed with non-load bearing partition/partitions with minimum width 0f 1-0 metre provided light and ventilation standards prescribed in these bye-laws and met with or the provision of light and ventilation is to the satisfaction to the Authority.

    3.18 ‘Carpet Area’ means the covered area of the usable rooms of any floor, the measurement of the carpet area in relation to a building being worked out according to the method of measurement of the carpet area of building laid down by the Indian Standards Institution from time to time.

    3.19 ‘Chajja’ means a sloping or horizontal structural overhung usually provided over opening of external walls to provide protection from sun and rain or from architectural considerations.

    3.20 ‘Chimney’ means an upright shaft containing one or more flues provided for the conveyance to the outer air or any product of combustion resulting from the operation of any heat producing appliance or equipment employing solid, liquid or gaseous fuel.

    3.21 ‘Combustible material’ means a material, which burns or adds heat to a fire when tested for combustibility.

    3.22 ‘Conversion’ means the change of an occupancy or change in building structure or part thereof resulting into change or space or use requiring additional occupancy certificate.

    3.23 ‘Corner site’ means a site at the junction of and fronting on two or more intersecting street.

    3.24 ‘Courtyard’ means a space permanently open to the sky enclosed fully or partially by a wall at the ground level or any other level within or adjacent to a building.

    3.25 ‘Damp-proof course’ means course consisting of some appropriate water-proofing material provided to prevent penetration of dampness or moisture.

    3.26 ‘Detached building’ means a building whose walls and roofs are independent of any other building with open spaces on all sides as specified.

    3.27 ‘Direction’ means the direction issued by the Authority under section-8 of the Act, and would include, unless the context otherwise indicates, any executive instruction issued hereunder.

    3.28 ‘Drain’ with its geometrical variations means a line of pipes including all fittings and equipment’s, such as manholes inspection chambers, traps, gullies and floor traps used for the drainage or a building, or a number of buildings or yard appurtenant to the building, within the same curtilage and includes open channels used for conveying surface water.

    3.29 ‘Drainage’ means the removal of any liquid by a system constructed for this purpose.

    3.30 ‘Enclosed staircase’ means a staircase separated by fire resistant walls from the rest of the building.

    3.31 ‘Existing building or use’ means building structure or its use as sanctioned/ approved/regularised by the competent authority, existing before the commencement of the regulations.

    3.32 ‘Exit’ means a passage, channel or means of access from any building or floor area to a street or other open space of safety.

    3.33 ‘External walls with its geometrical’ means an out walls of a building not being a party wall even though adjoining to a wall of another building and also means abutting on an interior open spaces of any building.

    3.34 ‘Fire Alarm System’ means an arrangement to call joints or detectors sounders and other equipment’s for all floors by the area of the plot.

    3.35 ‘Fire Lift’ means a lift especially designed for use by fire personnel in the event of fire.

    3.36 ‘Fire Resistance’ means the time during which it fulfils its function of contributing to the fire safety of a building when subject to prescribed conditions of heat and load or restraint.

    3.37 ‘Fire Resisting Door’ means a door or shutter fitted to a wall opening constructed and erected with the requirement to check the transmission of heat and fire for a specified period.

    3.38 ‘Fire Resisting Material’ means the material, which is normally used, for fire resistance.

    3.39 ‘Floor’ means the lower surface in a storey on which one normally walks in a building and unless otherwise specially mentioned does not refer to mezzanine floor.

    3.40 ‘Floor Area Ratio (FAR)’ means the quotient obtained by dividing the total covered area (plinth area) on all floors by the area of the plot.

    3.41 ‘Footing’ means the part of a structure, which is in direct contact with and transmitting loads to the ground.

    3.42 ‘Foundation’ that part of the structure, which is in direct contact and transmitting loads to the ground.

    3.43 ‘Gallery’ an intermediate floor or platform projecting from wall of an auditorium or a hall providing extra floor area, additional seating accommodation, etc.

    3.44 ‘Garage Public’ means a building or portion thereof designed other than a private garage, operated for gain, designed or used for repairing, servicing, hiring, selling or storing motor driven or other driven vehicle.

    3.45 ‘Garage Private’ means a building or outlet designed or used for the storage of private owned motor driver or other vehicles.

    3.46 ‘Habitable Room’ means a room occupied or designed for occupancy by one or more persons for study, living sleeping, eating, kitchen if it is used as a living room but not including bathrooms, water closet, compartments laundries, serving and storage pantries, corridors, cellars, attics and spaces that are not used frequently or during extended periods.

    3.47 ‘Jhamp’ means a downward vertical or sloping projection hanging below the balcony to provide protection from direct sun and rain.

    3.48 ‘Layout Plan’ means a plan of the entire site showing location of plots/building blocks, roads, open spaces, entry/exits, parking, landscaping etc. indicating the activity for all land parcels.

    3.49 ‘Ledge of Tand’ means a shelf like projection, supported in any manner, whatsoever, except by means of vertical support within a room itself.

    3.50 ‘Licensed Technical Personnel’ means a qualified Architect/Engineer/Town Planner/ Draftsman/Group who has been licensed by the Authority.

    3.51 ‘Loft’ means an intermediary floor between two floors or a residual space in a pitched roof above normal floor level with a maximum height of 1.5 metres and which is constructed or adopted for storage purpose.

    3.52 ‘Masonry’ means an assemblage of masonry units properly bonded together with mortar.

    3.53 ‘Masonry Unit’ means a unit whose net cross-sectional area plans parallel to the bearing surface in 75 percent or more of its gross cross-sectional area measured in the same lane. It may be either clay brick, stone, concrete block or sand-lime brick.

    3.54 ‘Master Plan’ means the Master plan of the Authority in respect of the Industrial Development Area prepared under the Act.

    3.55 ‘Mezzanine floor’ means an intermediate floor between two floors above ground level accessible only from the lower floor.

    3.56 ‘Mumty or stair cover’ means a structure with a covering roof over staircase and its landing built to enclose only the stairs for the purpose or providing protection from weather and not used for human habitation.

    3.57 ‘Non-combustible’ refers to a material which does not burn nor add heat to a fire when tested for combustibility.

    3.58 ‘Occupancy’ means the main purpose for which a building or a part of building is used or intended to be used and in respect of the classification of a building according to occupancy shall deemed to include subsidiary occupancies which are contingent upon it.

    3.59 ‘Open space’ means an area forming an integral part of the plot left open to the sky.

    3.60 ‘Owner’ means the owner is a person, group or persons, a company, trust, institute, registered body, State or Central Government and its attached subordinate departments, undertakings and like in whose name the property stands registered in the revenue records.

    3.61 ‘Parapet’ means a low wall or railing build along the edge of a roof of a floor.

    3.62 ‘Parking space’ means an area enclosed or unenclosed to park vehicles together with a drive way connecting the parking space with a street and permitting ingress and egress of the vehicles.

    3.63 ‘Partition’ means an interior non-load bearing wall, one storey or part storey in height.

    3.64 ‘Permit’ means a permission or authorisation in writing by the Chief Executive Officer of the Authority or any other officer authorised by it to carry out the work regulated by these regulations.

    3.65 ‘Plinth’ means the portion of a structure between the surface of the surrounding ground and surface of the floor, immediately above the ground level.

    3.66 ‘Plinth area’ means the built-up covered area measured at the floor level of any storey including basement and ground floor.

    3.67 ‘Plot’ means a piece of land enclosed by definite boundaries.

    3.68 ‘Porch’ means a covered surface supported on pillars or otherwise for the purpose of the pedestrian or vehicle approach to a building.

    3.69 ‘Road/Street’ means any highway street, lane, pathway, alley, stairway, passage way, carriage way, footway square, place or bridge, whether a through-fare or not even which the public have a right of passage access or have passed and had access uninterruptedly for a specified period, whether existing or proposed in any scheme, and includes all bounds, channels, ditches, storm water drains, culverts, side walks, traffic islands, roadside trees and hedges, retaining walls, fences barrier and railings within the street lines.

    3.70 ‘Road/Street level or grade’ means the officially established elevation or grade of the central line of the street upon which a plot fronts and if there is no officially established grade, the existing grade of the street at its mid-point.

    3.71 ‘Road/Street line’ means the line defining the side limits of a street.

    3.72 ‘Room height’ means the vertical distance measured from the finished floor surface to the finished ceiling surface, where a finished ceiling is not provided, the underside of the joints or beams or tie beams shall determine the upper point of measurement.

    3.73 ‘Row Housing’ means a row of houses with only front, rear and interior open spaces where applicable.

    3.74 ‘Semi-detached building’ means a building detached on three sides with open spaces as specified.

    3.75 ‘Service lane’ means a lane provided at the rear or side of a plot for service purposes.

    3.76 ‘Set back’ means a line usually parallel to the plot boundaries and laid down by the Authority, beyond which nothing can be constructed towards the plot boundaries.

    3.77 ‘Side depth’ means horizontal distance between the front and rear site boundaries.

    3.78 ‘Smoke stop door’ means a door for preventing or checking the spread of smoke from one area to another.

    3.79 ‘Storage’ means a place where goods of non hazardous nature are stored and included cold storage and banking safe vault.

    3.80 ‘Store room’ means a room used as storage space.

    3.81 ‘Storey’ means the portion of a building included between the surface of any floor and the surface of the floor next above it then the space between any floor and the roof above it.

    3.82 ‘Table’ means a table annexed to these regulation.

    3.83 ‘To abut’ with its geometrical variations and cognete expressions means abutting on road in such a manner that any portion of the building is on the road boundary.

    3.84 ‘To erect’ to erect a building means :—

    (i) to erect a new building on any side whether previously built upon or not.

    (ii) to re-erect any building of which portions above the plinth level have been pulled down or destroyed, and

    (iii) conversion form on occupancy to another.

    3.85 ‘Travel distance’ means the distance an occupant has to travel to reach an exit.

    3.86 ‘Unsafe building’ unsafe buildings are those which are structurally unsafe, insanitary or not provide with adequate means of egress or which constitute a fire hazard or otherwise dangerous to human life or which in relation to existing use constitute a hazard to safety or health or public welfare by reason of inadequate maintenance dilapidation or abandonment.

    3.87 ‘Varandah’ means privy with at least one side open to the outside with the exception of one metre parapet on the upper floors to be provided on the open site.

    3.88 ‘Water closet or W.C.’ means privy with arrangement for flushing the pan with the water but does not include a bathroom.

    3.89 ‘Width of road’ means the whole extent or space within the boundaries or road measured at right angles to the course or intended course of direction of such road.

    3.90 ‘Window’ means an opening to the outside other than a door, which provides all or part of the required light or ventilation, or both to an interior space.



    4. Building permit required.—No person shall erect any building without obtaining a prior building permit thereof form the Chief Executive Officer in the manner hereinafter provided.

    5. Application for building permit :—

    5.1 Every person who intends to erect building or part within the jurisdiction of the Authority shall give application in writing to the Chief Executive Officer in the Form given in Appendix-I

    5.2 Such application shall be accompanied by plans and statements in triplicate. The plans may be of ammonia print/computer drawing or photographic prints of which at least one cloth mounted shall be retained in the Authority for record after issue of the building permit or a refusal thereof or.

    5.3 Such application shall not be considered until the person giving the application has paid the fees mentioned in regulation no. 12. The receipt of a copy, therefore, duly attested by a Gazetted officer, of such payment, shall be attached with the application.

    5.4 In case of objections, the fees so paid shall not be refunded to the applicant but the applicant shall be allowed to resubmit the plan without any additional fees after complying with all the objections within a period of one year from date of the objection order.

    5.5 No application for building permit shall be necessary for the following alterations provided they do not violate any provisions regarding general building requirements; structural stability and fire safety requirements:

    (i) Providing or closing or a window, door or ventilator not opening towards other’s property.

    (ii) Providing intercommunications doors.

    (iii) Construction of:

    (a) Parapet Walls between 1.05 meter to 1.2 metre height.

    (b) Boundary walls as per NOIDA Building Regulations & Directions.

    (iv) Whitewashing and painting.

    (v) Replacing fallen brick, stones, pillars and beams etc.

    (vi) Retiling and reterracing

    (vii) Plastering and patch work

    (viii) Flooring.

    (ix) Renewal of roof at the same height.

    (x) Construction of chhajjas as per NOIDA Regulation.

    (xi) Reconstruction of portions of buildings damaged by any natural calamity, to the same extent as previously approved.

    (xii) Erection or re-erection of internal partitions provided the same are within the purview of the Building Regulations & Directions.

    5.6 Notwithstanding anything heretofore contained, no building permit shall be necessary for carrying out by any department of the Central or any State Government or any local bodies, Authority empowered in this behalf of any works for the purpose of inspecting repairing or renewing any sewers, mains pipes, cables or other apparatus.

    6. Information accompanying application for layout plan or Building Permit

    6.1 Residential building on plots other than group housing (Plotted):

    (i) The plan shall show—

    (ii) Key Plan — A key plan drawn to a scale of not less than 1:10,000 shall be submitted along with the application for a development / building permit showing the boundary locations of the site with respect to neighbourhood landmarks;

    (iii) the boundaries of the plot and the name / number of the properties and road abutting the plot;

    (iv) plot number of the property on which the building is intended to be erected;

    (v) all existing building and physical features standing on, over or under the site,

    (vi) building envelope at each floor level in relation to the site,

    (vii) the total plot area and the break-up of covered areas on each floor with their percentages in terms of the total area of the plot;

    (viii) total height of the building;

    (ix) setbacks;

    (x) details of projections and structures in setbacks;

    (xi) sewerage and drainage lines upto discharge point, rain water harvesting and water supply lines;

    (xii) details of boundary wall and its plinth, culvert and ramp, trees, concealing of water tank on roof with jaali;

    (xiii) car parking and landscaping, if applicable;

    (xiv) scale used and the direction of north point relating to plan of proposed building;

    6.2 Other Buildings

    6.2.1 The site plan shall show:--

    (i) the boundaries of the plot and the name / number of the properties and roads abutting to the plot;

    (ii) plot number of the property on which the building is intended to be erected;

    (iii) all existing buildings and physical features standing on, over or under the site;

    (iv) building envelope at each floor level in relation to the site;

    (v) the total area and the break-up of covered areas on each floor with their percentages in terms of the total area of the plot;

    (vi) total height of the building;

    (vii) setbacks;

    (viii) details of projections and structures in setbacks;

    (ix) sewerage and drainage lines upto discharge point and water supply lines;

    (x) details of boundary wall, plinth, culvert and ramp, trees;

    (xi) scale used and the direction of north point relating to plan of proposed building;

    (xii) parking plan indicating the parking spaces of all the buildings for maximum permissible covered area;

    (xiii) landscape plan;

    (xiv) location and size of temporary structures like stores, labour hutments, site office; and

    (xv) electrical load requirement.

    6.2.2 Building Plan — The plan of the building, elevations and sections accompanying the application shall be drawn to a scale not less than 1:200

    (i) the plan shall include the floor plans of building floors together with the covered area;

    (ii) the plan shall specify the use of all parts of the building;

    (iii) the plan shall show water supply, sewerage, drainage lines and the like;

    (iv) the plan shall include sectional drawing showing clearly the thickness of walls, size and spacing of framing members and floor slabs. The sections shall also indicate the height of the rooms and the parapet. At least one cross section shall be taken through the staircase;

    (v) the plan shall show all street elevations;

    (vi) the plan shall include terrace plan indicating the drainage and the slope of the roof;

    (vii) the plan shall give dimension of the permissible projections in setbacks;

    (viii) the plan shall give direction of the north point in relation to the plan and scale used.

    6.2.3 Building plans for all types of multi — storied buildings —For multi —storied buildings which are more than 15 metres in height, the following additional information shall be indicated in the building plans in addition to those mentioned in clause (6.2.2) above;

    (i) access for fire appliances and vehicles and details of vehicular turning circle and clear motorable access way around the building;

    (ii) size (width) of main and alternate staircase along with balcony, corridors and ventilated lobby approach;

    (iii) location and details of lift enclosures;

    (iv) location and size of fire lift;

    (v) smoke stop lobby doors, if provided;

    (vi) refuse area, refuse chutes, refuse chamber, service ducts, etc. if any;

    (vii) air conditioning system, if provided, with position of dampers, mechanical ventilation system, electrical services, boilers, gas pipes or the like;

    (viii) details of exits including provision of ramps for hospital and special lifts;

    (ix) location of generator, transformer and switch gear room;

    (x) smoke exhauster system, if any;

    (xi) details of fire alarm system;

    (xii) location of centralized control, connecting all fire alarm system, built in fire protection arrangements and public address system;

    (xiii) location and dimension of static water storage tank and pump rooms with fire fighting inlets for mobile pump and water storage tank;

    (xiv) location and details of first aid fire fighting equipment and installations;

    (xv) location and details of fixed fire protection installations such as sprinklers, wet risers, hose — reels, drenchers, CO2 installation, etc.

    6.3 Service Plans — Details of private water supply and sewage disposal system independent of the Municipal Services, if any and rain water harvesting system and solar passive architecture as per the Government of Uttar Pradesh orders.

    6.4 Specification —General specification of materials to be used in different parts of the building.


    (i) Ownership documents; copies of allotment letter, possession certificate, the lease deed (transfer deed in case of transfer), and dimension plan issued by the authority.

    (ii) Form for first application to erect, re-erect, demolish or to make material alteration in a building (Appendix 1).

    (iii) Certificate prescribed in Appendix- 3 for undertaking the supervision by the Licensed Technical Person. Any change of the technical personnel during construction work shall be intimated to the Chief Executive Officer in writing.

    (iv) Structural stability certificate from the Architect/Structural Engineers as per Appendix-15.

    (v) Certificate for sanction of Building Plan as per Appendix-4.

    (vi) In case where basement is proposed to be constructed an Indemnity bond on Rs. 100/-stamp paper duly attested by a Notary.

    (vii) Specification of proposed building as per Appendix -10.

    (viii) Application for drainage of premises as per Appendix-11.

    (ix) Photocopy of the registration of the Licensed Technical Person duly authenticated with Plot No. for which it is submitted.

    (x) Application Form for water and sewer connection (if applicable).

    (xi) Photocopy of receipt of fees deposited, water and sewer connection charges, service connection and ramp charges and such other charges if any as required by the Authority from time to time.

    (xii) Three copies of drawings (one cloth mounted) duly signed by the Licensed Technical Person and owner.

    (xiii) Certificate of registered structural engineer and owner regarding earthquake resistance of the building, if applicable.

    (xiv) Two copies of the drawings giving details of provisions for fire safety, security as per National Building Code.

    (xv) Approval From the competent authority in case of hazardous buildings.

    (xvi) Soft copies of the drawings in floppy/compact disc.

    (xvi) Valid time extension ,if applicable

    (xvii) For buildings above 30 metre in heights clearance from Airport Authority/Civil Aviation shall have to be taken.

    (xix) Any other document as may be required by the Authority from time to time.

    (xx) In case of revision and revalidation original sanction plan to be surrendered.

    6.5 Site — plan shall be drawn to a scale as follow:

    Site area


    Upto 0.1 Ha

    Not less than 1:200

    Upto 0.1 Ha-1.0 Ha

    Not less than 1:500

    More than 1.0 Ha

    Not less than 1:1000

    7. Recommended notation for colouring of plans. —The site and building plans shall be coloured as specified in table on next page. Where items of work are not identified, the colouring notation used shall be indexed:authorised officer of the Fire Service of the State of Uttar Pradesh

    8. Proposal for certain buildings permit to be scrutinized. —Building permit for all buildings more than 15 metres in height and buildings with more than 400 Square Metre ground, coverage shall be subjected to the scrutiny of a duly

    (iii) Mercantile or business buildings Rs.30/- per square metre covered area on all floors.

    (iv) Institutional building Rs. 30.00 per square metre covered area on all floors.

    9. Preparation and signing of plans. — All the plans shall be prepared duly signed by such technical personnel as may be licensed on the behalf by the Chief Executive Officer. NOIDA.

    10. Qualifications of licensed personnel. — The qualification of such technical personnel and their competence to carry out different jobs shall be as given in Appendix–2.

    11. Fee for building permit. — Application for building permit will be considered after payment of building permit fees through challan, a photostat copy of which is to be submitted alongwith.

    12. Building permit fee and calculation there of

    12.1 The scale of fees for building permit shall be as follows.

    (i) Residential building including group housing Rs.10.00 per square metre. covered area on all floors.

    (ii) Industrial building Rs. 20.00 per square metre covered area on all floors.

    Sl. no.


    Site Plan

    Building Plan

    White Print

    Blue Print

    Ammonia Print

    White Print

    Blue Print

    Ammonia Print


    Plot lines

    Thick Black

    Thick Black

    Thick Black

    Thick Black

    Thick Black

    Thick Black


    Existing street








    Permissible building line

    Thick Dotted Black

    Thick Dotted Black

    Thick Dotted Black





    Existing work (outline)








    Work proposed to be

    Yellow Hatched

    Yellow Hatched

    Yellow Hatched

    Yellow Hatched

    Yellow Hatched

    Yellow Hatched


    Proposed Addition and alterations Entirely new work

    Red filled in Red Not to be coloured








    Red Dotted

    Red Dotted

    Red Dotted

    Red Dotted

    Red Dotted

    Red Dotted


    Water supply

    Black Dotted Thin

    Black Dotted Thin

    Black Dotted Thin

    Black Dotted Thin

    Black Dotted Thin

    Black Dotted Thin

    12.2 The fee for internal additions and alterations shall be 10 per cent of the original building permit fee paid for plan in question. In case original building permit fee paid is not known, fee for the whole building shall be calculated on area basis and 10 percent of this shall be charged as per submission fee. If apart from alterations, some additional area is proposed to be covered, then the fee for such additional area shall be worked out on the area basis and shall separately be added in the above fee.

    12.3 If the use of the building is permitted to be changed then the fee in case of additions and alterations of buildings, shall be calculated with reference to the proposed use.

    12.4 In case of re-erection of existing building after demolition, the fee chargeable shall be the same as erection of new buildings.

    12.5 The fee for revised plan of a building, which has already been sanctioned, shall be 1/4 of the fee chargeable on the sanctioned plan, subject to the conditions that the covered area of the building has not increased then in the original sanction plan.

    12.6 The area covered under the basement or mezzanine, service floor as the case may be shall be counted towards the covered area for the purpose of calculation of fees.

    12.7 The fee in case of buildings with principal and subsidiary occupancies, in which the fees leviable are different then the fees for the total building scheme shall be as per the rates for individual occupancies.

    12.8 The revalidation fee of a building permit shall be 10 per cent of the original building permit fee paid with the application, if the application is made within the period of validity of the building permit. In case the building is under construction as per the sanctioned plans and the application is made after the validity period from the date of sanction then the revalidation fee shall be original building permit fee.

    12.9 In case of construction without revalidation a fees of Rs. 60 per square metre of covered area shall be levied in addition to building permit fee, if all provisions as per byelaws are complied with.

    12.10 In case of construction without applying of building permit/sanctioned a compounding charge at the rate of 300/- per square metre of covered area shall be levied, provided all the provisions as per byelaws are complied with.

    12.11 The authority may be empowered to revise the fees/charges mentioned in this clause.

    12.12 Withdrawal of application — The applicant may withdraw his application for a building permit at any time prior to the sanction and such withdrawal shall terminate all proceedings with respect to such applicants but the fees paid shall in no case be refunded.

    13. Sanction or refusal of Building Permit

    13.1 The Chief Executive Officer shall verify or cause to be verified the facts given in the application for permit and Annexures from technical,administrative and legal point of view. The title of land shall also be verified. He may either sanction or refuse a building permit or may sanction it with such modifications and thereupon shall communicate the decision to the applicant in the prescribed Form given in Appendix — 4

    13.2 if within sixty days of the receipt of the application for building permit, the order of refusal or sanction or objection is not issued by the Chief Executive Officer the application with its annexure shall be deemed to have been allowed and the permit sanctioned provided such fact is immediately brought to the notice of Chief Executive Officer in writing by the applicant within twenty days after the expiry of the said period of sixty days. But nothing herein shall be construed to authorise any person to do anything in contravention of the Building Regulations and Directions and the Master Plan.

    13.3 The Chief Executive Officer or any officer designated by him shall intimate the objections, inadequacy in documents, if any as far as possible in the first instance itself and ensure that no new objections are raised when they are resubmitted after compliance of earlier objections.

    13.4 Once the plans have been scrutinised and objections if any have been pointed out, the applicant shall modify the plans to comply with the objections raised and resubmit them. If the objections remain un-removed for more than sixty days the plan shall be rejected.

    13.5 ‘Penal action’ The Chief Executive Officer of the Authority reserves the exclusive right to debar / black list the Town Planner, Architect / Engineer / Supervisor, Plumber if found to have deviated from the professional conduct or to have made any misrepresentation or on default either in authentication of the plan or in supervision of the construction against these Regulations and Directions and the sanctioned building plans.

    13.6 If the Chief Executive Officer of the Authority finds at anytime violation of these Regulations and Directions or misrepresentation of fact, or construction at variance with the sanction or these Regulations and Directions inclusive of the prescribed documents he shall be entitled to revoke the sanction and take appropriate action against such professional and such professional shall not be permitted to submit building plans/fresh plans till finalization of the case, before debarring or blacklisting such professional found to be indulging in professional misconduct or where he has misrepresented any material fact, the Chief Executive Officer or an Officer authorized by him shall give him an opportunity to explain his case.

    13.7 Allottee submits the application for seeking the completion certificate without actually completing the building. If during the inspection for issue of completion certificate any building is found incomplete the allottee will be penalised 50% of C and D charges or Rs. 5000/- which ever is less and his/her/their application for completion shall be rejected. On such rejection of application the allottee will be required to apply afresh along with penalty charges and time extension if required. The action against all the concerned Architects will taken in following steps:

    (i) First time – Warning to Architect

    (ii) Second time – black listed in Noida Authority for one year.

    (iii) Third time – refer to Council of Architecture for cancellation of Registration.

    14. ‘Appeal against refusal or sanction with modifications of a building permit’ Any applicant aggrieved by an order of refusal of a building permit or its sanction under these regulations or directions, may, within thirty days from the date of communication of such order appeal to the Chairman of the Authority and be accompanied by a true copy of the order appealed against, and receipt of appeal fee which shall be 50% of the original plan fee. The decision of the Chairman on such appeal shall be final, conclusive and binding.

    15. ‘Duration or validity of a building permit’ A building permit sanction under these regulations and directions shall remain valid for a period of two years except residential plots other than Group Housing plot for which validity of drawing shall be three years from the date of sanction or as specified in the terms and conditions of allotment and during that period completion certificate to be submitted and if this is not done no such building activity shall be carried on without getting the permit revalidated before the expiry of this period. Validity of building permit shall expire once occupancy certificate is issued. For further construction fresh building permit shall be required.

    16. ‘Notice for commencement of building work’ The applicant to whom a permit has been sanctioned under these regulations shall give a notice to the Chief Executive Officer in the Form given in Appendix 5 for the commencement of the building activity.

    17. ‘Work to be carried out in full accordance of these regulations and directions’ Neither the granting of the permit nor the approval of the drawings and specification, nor inspection made by the Authority during erection of the building shall in any way relieve the owner of such building from full responsibility for carrying out the work in accordance with the requirement of the regulations and directions.

    18. ‘Addition or alteration during construction’ — Any addition or alterations from the sanctioned Chief Executive Officer shall be obtained before the proposed additions / alterations are carried out. It shall be incumbent upon the applicant to whom a building permit has been sanctioned to submit amended plans for such additions or alterations. The provisions relating to an application for permit shall also apply to such amended plans.

    19. ‘Cancellation of permit for building activity’ If at any time after the permit has beensanctioned, the Chief Executive Officer is satisfied that such permit was sanctioned in consequences of any material mis-representation or fraudulent statement contained in the application given or the information furnished, the Chief Executive Officer may cancel such permit and any work done thereunder, shall be deemed to have been done without permit.

    20. ‘Document at site’ The following documents are to be kept at site during the construction of the building and for such a period thereafter as required by the authority.

    (i) A copy of building permit.

    (ii) Copy of approved drawings and specifications.

    21. ‘Completion certificate’

    (i) Notice for covering up underground drain and sanitary work :— the owner / applicant who was granted building permit shall serve a notice duly signed by the Licensed architect/ Engineer / Plumber alongwith fee for inspection of sewer work by the officer deputed by the Chief Executive Officer at least ten days prior to covering of underground drains and sanitary works.

    (ii) Notice of completion of drains, sanitary and water supply work — The owner/applicant who has been granted building permit shall serve a notice in the Form given in Appendix 12 duly signed by licensed Architect/ Engineer / Plumber alongwith fee for inspection of such work by the officer deputed by Chief Executive Officer.

    (iii) Approval/Refusal of drain / sanitary work — within thirty days from the receipt of respective notice as referred in clause 26.1 and 26.2 the site shall be inspected by the officer deputed by the Chief Executive Officer, Approval / Rejection of such work shall be conveyed within fifteen days from the date of such notice.

    22. Minimum area for sanction / completion —

    (i) in case of residential building on plotted development, a minimum of 50% of permissible ground coverage which include a habitable room with the provision of toilets / bathroom and W.C. with a kitchen complete in all respects shall be considered for sanction and also for the occupancy certificate. In case of group housing minimum 50% of the floor area ratio shall be considered for issue of sanction / completion certificate.

    (ii) in case of commercial plots, plans considered for sanction shall be equivalent to the area of the ground floor coverage. Part completion would be given only after complete ground coverage has been done as per sanctioned plans.

    (iii) in case of industrial plot, a minimum of 50% of permissible ground floor coverage in the shape of working hall would be considered for sanction as well as for completion, provision for latrine and urinals would also have to be made in the 50% coverage as per Factory Act.

    (iv) in case of institutional buildings, minimum area for sanction or issue of occupancy certificate shall be 50% of floor area ratio or as stipulated in the project report approved by the authority.

    23. Provisions of following items in building shall be mandatory for issue of completion certificate

    i) Flooring;

    ii) Electrical wiring whereas electrical fittings shall not be mandatory.

    iii) Plumbing and chrome plated fittings in at least one toilet and kitchen

    iv) Parking and Landscaping as required under these rules;

    v) Number plate;

    vi) Boundary wall and Gate shall be mandatory.

    vii) Internal and external finishing (Plastering may not be mandatory);

    viii) Building shall be lockable i.e. all external doors and windows shall have to be provided. In case grill is provided in the windows then fixing of glasses in the windows panes shall not be mandatory;

    ix) No overall violation of Building Regulations, Zonal Plan Regulations and Master Plan should be there in the overall building at the time of issue of occupancy certificate.

    24. ‘Notice of Completion’ Every owner shall have to submit a notice of completion of the building to the Chief Executive Officer regarding completion of work described in the building permit (prescribed in Appendix —

    (i) Copy of transfer deed and transfer memorandum wherever applicable.

    (ii) Copy of sanction letter.

    (iii) Certificate in Appendix 16 and 17.

    (iv) Clearance from the Fire Officer, wherever required.

    (v) Clearance from Chief Controller of Explosive Nagpur, wherever required.

    (vi) Clearance from Uttar Pradesh Power Corporation Limited regarding provision of transformer / sub station / ancillary power supply system etc. wherever required.

    (vii) Certificate from the lift manufacture wherever required.

    (viii) Certificate from Air-Conditioning Engineer manufacturer wherever required.

    (ix) Certificate of registration of Architect with the Council of Architecture, New Delhi (duly signed by Architect).

    (x) Any other information / document which the Chief Executive Officer may deem fit.

    (xi) Challan copy receipt from Bank for fees for appendix 16 and 17 as applicable at the time of applying for occupancy certificate.

    (xii) Floppies/Compact Disc of all drawing submitted.

    (xiii) Photographs of building taken from front, side and rear set backs.

    (xiv) Valid time extension issued from concerned department if required.

    (xv) An affidavit on Rs. 10/- of Uttar Pradesh non judicial stamp paper duly notarised by owner regarding Rain Water harvesting wherever required. The provision of rain water harvesting shall be provided by the allottee in case of plot area is more than 300 square metre in all categories.

    (xvi) A certificate by an architect is also required in this regard on the letter head duly signed by an Architect.

    25. ‘Occupancy certificate necessary for occupation’ No building erected re-erected or altered shall be occupied in whole or part until the issue of the occupancy certificate issue by the Chief Executive Officer in the Form given Appendix —

    26. ‘Inspection by Chief Fire Officer’ In the case of buildings identified in clause —

    26.1 Inspection of various stages’ The Chief Executive Officer may at any time during the erection of a building or the execution of any work or development make an inspection thereof without giving previous notice of his intention to do so.

    26.2 ‘Unsafe building’ An unsafe building shall be considered to constitute danger to public safety hygiene and sanitation and shall be restored by repair or demolished or dealt with as otherwise directed by the Chief Executive Officer of the Authority.

    26.3 ‘Unauthorised development’ In case of unauthorised development the Chief Executive Officer shall —

    (i) take suitable action which may include demolition of unauthorised works, sealing of premises, prosecution and criminal proceedings against the offenders in pursuance of relevant Acts in force.

    (ii) take suitable action against the licensed technical person or the Architect concerned.

    27. Temporary occupation.— Where the Chief Executive Officer on the certificate of the licensed technical personnel is satisfied that the temporary occupation of a building or any portion thereof before its completion does not adversely affect pubic welfare may permit temporary occupation in the Form given in Appendix-8 of such building or portion thereof as the case may be, for such as he deems fit.




    28. Surface water drain.–Any land, passage or other area within the Curtilage of building shall be effectively drained by surface water drains or such other means, and connected to surface water drains.

    29. Distance form electric lines.– No varandah balcony of like shall be allowed to be erected or any additions or alterations made to the building, between the building and any overhead electric supply line maintaining the distance as indicated below:



    (a)Low and medium voltage

    2.4 metres

    1.2 metres

    (b)High voltage lines upto and including 33000 volts.

    3.7 metres

    1.8 metres

    (c)Extra high voltage lines beyond 33000volts

    (+0.305 metre for every additional 33000 volts or part thereof)

    (+0.305 metre for every additional 33000 volts or part thereof)

    30. Site and land use pattern.— No building permit on any site shall be sanctioned if the proposed land use does not conform to the Master Plan. If the construction of the building is for public worship, which, in the opinion of the Authority will wound the religious feelings of any class or persons in the vicinity thereof, no permission to construction building for such purpose may be given on the site. Further, if the use of the site is for the purpose of establishing a factory, warehouse or work place which will be a source of annoyance to, or injurious to the health of the inhabitants of the neighborhood building, permit in respect of such building may not be given.

    31. Means of access.— No building shall be erected so as to deprive any other building of the means of access. For buildings identified in clause no 6.4, the following provisions of means of access shall be ensured:

    (i) The width of the main street on which the building abuts shall not be less than 9 metres.

    (ii) A building shall abut on a street or streets or open spaces directly connected from the street by a hard surface approach, width of which is not less than 9 metres.

    (iii) If there are any bends or curves on the approach road, a sufficient width shall be provided at the curve to enable the firm appliances to turn,the turning circle being at least of 9.0 metres. Radius.

    32. Setback

    32.1 Residential building — Plotted development

    32.1.1Front setback shall be as follows: —

    Depth of the plot in Metres

    Minimum Set Back from the boundary of

    Upto 9.0


    Above 9.0 and not exceeding 12


    Above 12 and not exceeding 18


    Above 18 and not exceeding 27


    Above 27 and not exceeding 36


    Above 36 and not exceeding 45


    Above 45 and not exceeding 60


    Above 60


    32.1.2'Rear open space'

    (i) Every building shall have a rear yard forming an internal part of the site, of an average width of 3 metres and at no places measuring less than 1.80 metres.

    (ii) In case of corner plots less than 300 square metre in area the rear set back shall be average width of 2.4 metres and at no place measuring less than 1.80 metres.

    32.1.3'Side open space'

    (i) Every semi-detached and detached building on plots of 300 square metre area and above shall have open space one side of 3 metres width as per set back plan prepared by the authority.

    (ii) In case of corner plots of area less than 300 square metre the side set back shall be minimum 1.2 metres upto 40% of the buildings length towards the side road facing.

    32.1.4 In the case of semi detached building the habitable rooms shall abut either on the exterior open space or an interior open space.

    32.1.5 In case of corner plot including row housing the side open space shall be provided towards longer side of the site. However, the set back for the corner plot shall be as per set back plans prepared by the Authority.

    32.1.6 ‘Interior open space’ Habitable rooms not abutting on either the front, rear or side open space shall abut as interior open space whose minimum width shall be 3 metres for building upto 10 metre height.

    In case of building higher than 10 metres minimum width of such open space shall be increased by 1 metre for every 3 metre increase in height.

    32.2 'Industrial buildings' Generally set back in case of industrial buildings shall be as given the table below:

    Serial no.

    Plot Size in sq. metres.

    Front(in metres.)

    Rear(in metres.)


    I II


    Up to 100






    From 101 to 200






    From 201 to 300






    From 301 to 400






    From 401 to 500






    From 501 to 600






    From 601 to 1000






    From 1001 to 5000






    From 5000 to 30000






    Above 30000






    Set backs mentioned above are subject to confirmation from the set-back plans prepared by the Authority.

    Serial no.

    Plot Size in sq. metres.

    Front(in metres.)

    Rear(in metres.)





    Up to 75






    Above 75 to 150






    Above 150 to 300






    Above 300 to 500






    Above 500 to 1000






    Above 1000 to 2000






    Above 2000 to 4000






    Above 4000 to 10000






    Above 10000 to 20000






    Above 20000 to 40000






    Above 40000






    Set backs mentioned above are subject to confirmation from the set-back plans prepared by the Authority.

    (i) Where permissible ground coverage is not achieved within set backs, the set back of the preceding category may be followed.

    (ii) In case of control drawings or layout is sanctioned with more than the minimum prescribed setbacks, the same shall be followed in the sanction of the building plan.

    (iii) Notwithstanding anything contained in these directions, the Authority may, where having regard to the features of a particular zone and the width of a road abutting any building and the Master plan considers it expedient to do so permit such open space or set back in relation of a building as it thinks fit.

    33. 'Floor area ratio' Floor Area Ratio. Ground coverage and height limitations.

    33.1 ‘Residential Building’ In case of residential building on plotted development other than group housing and hotel building the maximum covered area.

    ‘Exemptions from open spaces’ the following exemptions from open spaces shall be permitted.

    (i) Every open space provided whether interior or exterior shall be open to the sky and no cornice chajja, roof or whether shade more than 0.75 metres wide shall project over the said open space. Such projection shall not be allowed at a height less than 2.1 metre from the corresponding finished floor level and 2.4 metres maximum.

    (ii) Canopies each not exceeding 4.5 metres in length and 2.40 metres in width over any entrance provided it has a minimum clear height of 2.10 metres and maximum of 2.4 metres. Below the canopy, in case of non residential buildings the size of canopy may be relaxed by the Chief Executive Officer. In one storey building only one such canopy shall be permitted for each individual detached block. In more than one storeyed building two canopies shall be permitted over ground floor or higher floor entrance.

    (iii) In residential buildings, first floor and subsequent upper floor balconies at floor levels without a Jhump (hanging below from the upper balcony) of a width of 1.00 metres overhanging front and side road set backs within one's own land shall be permitted.

    (iv) The projections (cantilever) of cupboards and shelves shall be permitted and are exempted from covered area calculations. Such projections shall be upto 0.75 metres in depth and 2.4 metres in length.

    (v) Bay window projection of 2.4 metres length and upto 0.75 metres depth shall also be exempted from floor area ratio.

    33.2 Group Housing


    Max. Ground Coverage







    No Limit



    As mentioned in the sector layout plan or scheme

    33.2.1 Floor Area Ratio shall not include—

    i) A chajja projection (in setbacks) of a width of 0.75 metre at lintel or roof level. No construction of any type or any material shall be permitted over projections.

    ii) Canopies each not exceeding 4.50 metres in length and 2.40 metres in width over any

    entrance provided it has a minimum clear height of 2.10 metres and maximum of 2.4 metres. Below the canopy, in case of non -residential buildings the size of canopy may be relaxed by the Chief Executive Officer. In one storey building only one such canopy shall be permitted for each individual detached block. In more than one storied building two canopies shall be permitted over ground floor or higher floor entrance.

    iii) Basement (basements), shall be permissible within the setback line on each floor. However maximum permissible area under basement shall be limited upto:

    a) Basement area, if used for services, storage etc. then maximum area under such facilities shall be equivalent to maximum permissible ground coverage.

    b) Basement area, if used for parking, then area equivalent to parking requirement shall be permitted.

    c) Basement, if used for any other use, shall be permitted upto the setback line and this useable area shall be included in the FAR of the building. Stilt area of non-habitable height 2.25 metres from beam bottom proposed to be used for parking, landscaping etc.

    iv) Loft upto 1.2 metre height.

    v) Other features as mentioned below:-

    Sl. No. Features Description
    1. Decorative Column Columns purely decorative and not load bearing shall be permitted in setback. Such columns of any material and number shall be permitted but maximum size of each column shall not exceed 300 millimetre x 300 millimetre.
    2. Buttresses Buttresses, any number, shall be permitted in setback up to maximum width of 750 millimetre in set back.
    3. Moulding, Cornices and Murals. Murals, moulding and cornices if provided along under any projection shall be permitted upto a maximum width of 150 millimetre over and above the maximum permissible dimensions of a projection or a canopy.
    4. Planters and Sun Control Devices Projection in form of planter, cantilevered fins, egg crates and other sun control devices shall be permitted in setback upto maximum width of 750 millimetre. Maximum depths of such planters shall not exceed 600 millimetre.
    33.2.2 All the common facilities prescribed below will have to be provided and shall be counted in the prescribed FAR of Group Housing.

    i) Air-conditioning plant, electrical installation, generator room, water works etc.

    (ii) Watchman shelters and watch towers as per Table for Watchman Shelter.

    (iii) Toilet blocks for visitors, drivers, guards etc.

    (iv) Shops and community facilities as per population norms as specified in the lease deed. In case of plots were minimum population required for provision of convenient shopping is not achieved then:--

    (v) Area for convenient shopping equivalent to 0.75 percent of total plot area shall be allowed.

    (vi) Minimum four kiosks of 40 square feet of carpet area and two shops of 100 square feat carpet area shall be provided mandatory. Shops can be amalgamated however maximum carpet area of such shop shall not exceed 200 square feet.

    (vii) Maximum height of shops and kiosks shall be 4.0 metre from floor to ceiling.

    (viii) Ground coverage and Floor Area Ratio shall be as per convenient shopping norms.

    (ix) In case of provision of shopping in lease deed the same shall prevail.

    33.2.3 Any other utilities as decided by Chief

    Executive Officer depending on its requirement.

    i Distance between two adjacent building blocks shall not be less than half of the height of tallest building.

    ii The Chief Executive Officer shall have a right to impose such restriction and limitations as to the number of storeys and extent of height of the building as he considers fit where protected areas, ancient or historical monuments lie within a radius of one and half kilometre from the boundary line of such group housing.

    iii In density calculation each servant quarter will be reckoned as half dwelling unit.

    iv A group housing shall conform to the provisions of the Sector Plan and Zonal Development Plan of the area in terms of setbacks, ground coverage, Floor Area Ratio and height restrictions, if any.

    v The provisions contained in this clause shall not apply to housing for economically weaker sections, low income groups, informal sector undertaken by the State Government, Authority or any other public body approved in this behalf by the State Government.

    vi Basement (Basements) in the Group Housing shall be permitted within the setback line only i.e. area after leaving setbacks. The internal height of the basement (floor to ceiling) shall be minimum 2.4 metre and maximum 4.5 metre. Except wherever height of equipment’s such as electric generator, air conditioner and fire hydrant etc. is more than 4.5 metre additional height equivalent to height of equipments shall be permitted, subject to a maximum of 9.0 metres.

    vii Toilet block for visitors, drivers etc. comprising of a water closet, a bath and 2 urinals shall be provided.

    viii In case of group housing having more than two storey, steps must be taken to ensure water at higher floors. For this purpose booster pumps and overhead tanks must be installed.

    ix At least one of the lifts provided shall be of the specification of goods lift.

    33.3 Industrial Building / Film Centre

    ‘Exemptions from open spaces and FAR’ the following exceptions from open spaces & FAR shall be permitted.

    (i) Every open space provided whether interior or exterior shall be open to the sky and no cornice chajja, roof or whether shade more than 0.75 metres wide shall project over the said open space. Such projection shall not be allowed at a height less than 2.1 metre from the corresponding finished floor level and 2.4 metres maximum.

    (ii) Canopies each not exceeding 4.50 metres in length and 2.40 metres in width over any entrance provided it has a minimum clear height of 2.10 metres and maximum of 2.4 metres. Below the canopy, in case of non-residential buildings the size of canopy may be relaxed by the Chief Executive Officer. In one storey building only one such canopy shall be permitted

    for each individual detached blocks. In more than one storied building two canopies shall be permitted over ground floor or higher floor entrance.

    (iii) In Industrial buildings, first floor and subsequent upper floor balconies at floor levels without a Jhump (hanging below from the upper balcony) of a width of 1.00 metres overhanging front and side road set backs within one’s own land shall be permitted.

    (iv) The projections (cantilever) of cupboards and shelves shall be permitted and are exempted from covered area calculations. Such projections shall be upto 0.75 metres in depth and 2.4 metres in length.

    (v) Bay window projection of 2.4 metres length and upto 0.75 metres depth shall also be exempted from floor area ratio.

    (vi) A Watchman shelter – A Watchman shelter shall permitted be within the front set back.

    (a) Watchman shelter not exceeding 10 square metre in area and 3 metres in height on the housing plot of 0.50 acres and above permitted.

    (b) One watchman shelter of 5.0 square metre shall be allowed above 400 square metre and up to 800 square metre.

    (c) In case of Industrial / Institutional plots one watchman shelter of 5.0 square metre shall be allowed upto 800 square metre, 2 watchman shelters of 5 square metre each above 800 square metre and upto 1.2 acre and 2 watchman shelters of 10 square metre each for plot bigger than 1.20 acre with maximum height of 3 metres.

    (d) In the case of corner plots such shelter shall be constructed adjoining one of the sides of the plot and shall be combined with the gate provided for side entry into the premises leaving corner free for clear view. The height of plinth of shelter will not be more than 0.25 metres (10’) above the side road facing the plot. However, it shall be ensured that this does not obstruct the free movement inside the plot of any kind of vehicle,particularly for the fire tender in case of fire.


    (i) Two watchman shelter of area 5.0 square metre each or 10 square metre as case may be can be club together at one place.

    (ii) The area beyond 10.0 square metre and up to maximum of 50 square metre or 2.5% of total permissible Floor Area Ratio whichever is less, shall be counted in Floor Area Ratio. This area shall be permitted to be used for generator room time office, metre room.

    (iii) No projection shall be permitted on road/public land.

    (iv) The additional coverage subjected to maximum of 100% of permissible floor area ratio shall be allowed by making of payment of augmentation charges at the prevailing allotment rates on the following conditions.

    (a) No heavy plant and machinery causing noise, vibrations, hazard shall be installed.

    (b) Maximum height of the building shall not be more than 15 metres.

    (c) In case of specialised industrial zones setbacks, ground coverage and floor area ratio shall be decided/approved by the authority prior to the allotments.


    Flatted Factories


    Minimum area

    100 square metre


    Maximum in Gr. Coverage




    Plot size





    1000 to 2000

    9.00 meters

    9.00 meters

    6.00 meters

    6.00 meters

    2001 to 4000

    12.0 metres

    9.00 metres

    7.50 metres

    6.00 metres

    4001 and above

    15.00 meters

    9.00 meters

    9.00 meters

    7.5 meters

    Property Purchase Guide


    Any investment in property in India, whether for investment purposes or for personal use, is always a long drawn ‘ family matter ’. As it involves substantial capital, these decisions are not taken more than twice or thrice in an individual’s life span. This entails that there is a requirement of extensive deliberations, thoughtful considerations and balanced matured opinion making in order to ensure that your investments are safe and yield the planned ‘ return on investment ’ (ROI). In the succeeding heads we elaborate upon the various facets one must consider/keep in mind during decision making, shortlisting, purchase and exploitation stages of the investment.

    Decision Making

    The infographic below lists out the various factors which need consideration when one is taking a call for investment in real estate. The factors generally include, the reasons for purchase of property, the kind of property i.e. commercial or residential, availability of capital, the location of purchase, time duration of investment, expected returns (ROI) etc. The infographic also shows the inter-relationship/inter-dependence of these facets with each other (icons shown on to the right of a bullet) and provides a quick guide for decision making.

    Be Aware of Regulations!
    Residential Plotted Colony:-

    a) The plotable area/saleable area in a plotted colony cannot exceed more than 55% of the area of the colony (inclusive of 4% commercial area for need of the residents of the colony) and remaining area is to be utilized for planning of roads, community buildings like schools, hospitals , utility buildings/sites and open spaces.
    b) The colonizer is required to provide for community building sites in accordance with the norms approved for the purpose. These norms are population based and are arrived at by taking into account the designated densities as envisaged in the Development Plan proposals. The minimum width of the road is 12 mtrs.
    c) 20% of the plots are to be reserved for EWS , housing with a minimum plot size of 50 sq. mtrs.
    d) 25% of the total plots are to be allotted under the category of ‘No Profits No Loss’ plots ( NPNL) i.e. at the rate prescribed by the Director. The size of these plots ranges between 125 sq. mtrs to 225 sq. mtrs.
    e) The population to be achieved in the colony cannot exceed beyond the designated densities in the Development Plan.

    Group Housing:-

    a) The Group Housing site is governed in accordance with the zoning regulations approved by the Director.
    b) The ground coverage in the group housing project as 35% of the site area and the floor area ratio (FAR) is 175.
    c) The maximum habitable height in a group housing complex is 60 mtrs .
    d) The group housing project should not exceed 20% of the sector area.
    e) The community facilities are to be provided in accordance with the norms approved by the Department and are based on the population to be achieved as per proposed density of the group housing complexes which ranges from 100 to 400 persons per acre.
    f) To provide convenient shopping within the group housing complex 0.5% of the site area can be utilized towards convenient shopping , these shopping is single storey with a maximum height of 4 mtrs.
    g) 15% of the total number of flats are reserved for EWS and 10% of the main dwelling units is required for service apartments i.e. for domestic help.
    h) The minimum two level basement for parking and services with a compulsory provision of one car space for every flat of the group housing complexes (except EWS).
    i) Area requirement for EWS and service apartment is 200 sq.ft. and 140 sq.ft. respectively.
    j) It is also mandatory to provide 15% organized green space in a group housing complex.


    The zoning regulations of development plans have been amended to allow private sector to undertake development of maximum 50% of the designated commercial areas in the development plans by way of licences. The parameters for licence in residential colonies are as below:-
    a) The commercial colonies are also granted licences for sites falling along the peripheral/sector road in the designated residential sector of the Development Plan.
    b) The area under licenced colony in a residential sector cannot exceed 3.5% of the sector area subject to minimum and maximum prescribed area limits.
    c) The location of the site should be along a sector peripheral road within a provision of service road.
    d) The ground coverage allowed in commercial project is 40% and the floor area ration is 150 or 175 as opted by a colonizer.
    e) Maximum Height of the habitable area is 60 mtrs.
    f) Three level basement is permitted for providing parking and services . No storage is allowed in the basement.
    g) The parking norms are one car space for every 75 sq. mtrs covered area.

    Cyber City/Cyber Park:-

    a) The location of the site should be on a sector peripheral road in residential or industrial sector in the Development Plan. In case of residential sectors the permissible area for IT Park/ Cyber Park will not exceed 5% of the sector area.
    b) The permissible ground coverage is 40% and FAR is 250.
    c) In case of cyber cities 10% of the area of the site can be utilized for Group Housing and 4% of the area for commercial use.
    d) In case of Cyber Parks only 4% of the area can be utilized towards commercial uses. No group housing is permissible.
    e) The parking requirement is one car space for every 40 sq. mtrs area achieved.

    Check the following Documents with the Builder

    The builder while seeking clearances from municipal authorities requires the following documents. Demand for these documents for your satisfaction.
    a). Copy of deeds showing the title of the applicant.
    b). A survey plan of the land on a scale of 1 to 40 feet showing the existing means of access to the said land for the nearest public road and building and their nature falling within 100 yards of the said land.
    c). Shajra Plan.
    d). Land Utilization Plan.
    e). Potability of water certificate from recognized water-testing laboratory (for farmhouse).
    f). Project report.