JD Ratio Index · Pune · Q2 2026

Joint Development (JD) Ratios — Pune & micro-markets

Land owner share ranges from 22% to 58% depending on where your land sits and what can be built on it. This page shows the full matrix — zone, development type, land and road requirements, FSI, and the share band each deal typically settles into.

Development zones

Micro-markets classified

Development types

1,000+

Agents sourcing data

Q2 2026

Current edition

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Higher FSI,lower share— but a bigger pie.

Your share percentage drops as development density rises, because developers carry higher construction and sales risk on taller buildings. The trade-off is absolute value: 28% of a high-rise on 2 acres is typically worth more than 48% of a low-rise on the same 2 acres.

The share ranges below are only half the answer. Your land's zone determines what can be built — and that decides whether you're negotiating over a big pie or a small one.

Ultra high-rise · FSI 3.5–4 (TOD+)22–30%

High-rise · FSI 2.5–3.5 (TOD+)26–35%

Mid-rise · FSI 2–2.528–40%

Low-rise · FSI 1.5–232–48%

FSI Floor Space Index — the ratio of permitted built-up area to plot area. An FSI of 3 on 1 acre means a developer can build up to 3 acres of total floor space (1,30,680 sft). In Pune, base FSI is governed by Maharashtra UDCPR 2020 and the local planning authority — PMC (Pune Municipal Corporation), PCMC (Pimpri-Chinchwad), or PMRDA (Pune Metropolitan Region Development Authority) depending on jurisdiction. Within 500 metres of operational or under-construction Pune Metro stations, the TOD policy permits premium FSI on payment of additional charges, subject to road width, fire access, and setback envelope. FSI can also be topped up using Ancillary FSI, paid FSI under UDCPR, and TDR where eligible.

Find your locality

Type any Pune area name to jump to its zone and see the full share table.

Popular Koregaon Park Hinjewadi (Phase 2 & 3) Tathawade Baner Wakad Boat Club Road Punawale Bund Garden

Zone 1 · Premium

Ultra High-Rise Corridor

Pune's CBD, premium residential pockets, prime IT corridors, and TOD zones — Koregaon Park, Boat Club, Kalyani Nagar, Yerwada and Shivajinagar in the central core; Kharadi (EON Free Zone), Magarpatta and Hadapsar in the east; Hinjewadi Phase 1 in the west IT belt; and the Baner–Balewadi–Aundh axis. Base FSI of 3.5–4 on ultra high-rise can stack higher with TOD premium FSI for plots within 500m of Pune Metro stations, on payment of premium charges under UDCPR/PMC rates. Land supply is scarce and deals here almost never go plotted.

Areas in this zone · 16

Koregaon ParkBoat Club RoadBund GardenKalyani NagarYerwadaKharadi (EON Free Zone)MagarpattaHadapsar (Amanora)Hinjewadi (Phase 1)BanerBalewadiAundhPashan (IUCAA side)Senapati Bapat RoadModel ColonyShivajinagar

Share by development type

Development type	Min land	Approach road	FAR	Land owner share
Ultra high-rise 20+ floors	2+ acres	24+ m	3.5–4.0 TOD+	22–30%
High-rise 11–19 floors	1+ acre	18+ m	2.5–3.5 TOD+	28–35%
Mid-rise 7–10 floors	21,500+ sqft	12+ m	2.0–2.5	32–40%
Low-rise 5–6 floors	5,400+ sqft	9+ m	1.5–2.0	38–48%

TOD+ — stackable using Pune's TOD (Transit Oriented Development) policy: plots within 500m of operational or under-construction Pune Metro stations qualify for additional FSI on payment of premium charges under UDCPR/PMC rates, subject to road width, fire access, and setback envelope.

ZONE 2

High-Rise Zone

Pune's broad high-rise belt — the Wakad–Hinjewadi (Phase 2 & 3) IT corridor in the west, Pimpri-Chinchwad's established suburbs (Pimple Saudagar, Pimple Nilakh, Chinchwad, Nigdi), the east stretch through Viman Nagar, Wagholi, Kondhwa, NIBM Road and Undri, and inner Kothrud and Bavdhan. High-rise and mid-rise apartments dominate; villa deals are rare but possible on large parcels.

Areas in this zone · 23

WakadHinjewadi (Phase 2 & 3)TathawadeTathawadePimple SaudagarPimple NilakhPimple GuravWagholiKondhwaNIBM RoadUndriMohammadwadiViman NagarVishrantwadiKalewadiChinchwadPimpriNigdiSusBavdhanRavetTalwadeKothrud (core)

Share by development type

Development type	Min land	Approach road	FAR	Land owner share
High-rise 11–19 floors	1+ acre	18+ m	2.5–3.5 TOD+	26–32%
Mid-rise 7–10 floors	21,500+ sqft	12+ m	2.0–2.5	30–38%
Low-rise 5–6 floors	5,400+ sqft	9+ m	1.5–2.0	35–45%
Villa 2–3 floors	2+ acres	12+ m	—	42–52%
Plotted	Not typical in this zone — land zoning and market preference favour vertical development.

TOD+ — stackable using Pune's TOD policy: plots within 500m of operational or under-construction Pune Metro stations qualify for additional FSI on payment of premium charges under UDCPR/PMC rates.

ZONE 3

Low-Rise & Mid-Rise Zone

Pune's emerging and PMRDA fringe localities — where plotted development becomes economically viable and villas compete with mid-rise apartments. The PCMC northern fringe (Moshi, Chikhali, Charholi, Dighi, Bhosari outer), the south-east stretch (Manjri, Loni Kalbhor, Phursungi, Uruli Kanchan), the eastern airport belt (Lohegaon, Dhanori, Keshav Nagar, Mundhwa outer), and the south-western belt (Warje, Dhayari, Ambegaon, Katraj, Bibwewadi, Kondhwa Khurd).

Areas in this zone · 21

MoshiChikhaliCharholiDighiBhosari (outer)ManjriLoni KalbhorPhursungiUruli KanchanLohegaonDhanoriKeshav NagarMundhwa (outer)Kothrud (outer / Warje fringe)WarjeDhayariAmbegaonKatrajBibwewadiKondhwa KhurdMahalunge

Share by development type

Development type	Min land	Approach road	FAR	Land owner share
Mid-rise 7–10 floors	21,500+ sqft	12+ m	2.0–2.5	28–35%
Low-rise 5–6 floors	5,400+ sqft	9+ m	1.5–2.0	32–42%
Villa 2–3 floors	2+ acres	12+ m	—	38–48%
Plotted Open plots	2+ acres	12+ m	—	48–58%

TOD premium FSI is generally less relevant in Zone 3 since most localities sit outside the 500m metro-station radius. Where stations are nearby (e.g. parts of Warje, Katraj), the premium FSI option may still apply.

ZONE 4

Villa Area

Low-density belt on the outer PMRDA periphery — the north-west axis along the Mumbai-Pune Expressway (Talegaon Dabhade, Urse, Chakan non-MIDC residential, Khed, Shikrapur), the western Sahyadri belt (Mulshi, Pirangut, Paud, Kolwan, Lavasa direction), the northern Indrayani belt (Alandi, Markal), and the south-eastern belt (Saswad, Purandar direction, Theur, Yawat, Kesnand, Bakori, Maan). Villa and plotted deals only; apartment construction doesn't yet make commercial sense at current absorption rates.

Areas in this zone · 19

Talegaon DabhadeChakan (residential, non-MIDC)MaanMulshiPirangutPaudKolwanLavasa directionUrseAlandiMarkalKhedShikrapurSaswadPurandar taluka directionTheurYawatKesnandBakori

Share by development type

Development type	Min land	Approach road	FAR	Land owner share
Villa 2–3 floors	2+ acres	12+ m	—	38–48%
Plotted Open plots	2+ acres	9+ m	—	48–58%

Zone 1 · Premium

Ultra High-Rise Corridor

Areas in this zone · 16

Share by development type

Ultra high-rise

20+ floors

Min land2+ acres

Road24+ m

FAR3.5–4.0 TOD+

High-rise

11–19 floors

Min land1+ acre

Road18+ m

FAR2.5–3.5 TOD+

Mid-rise

7–10 floors

Min land21,500+ sqft

Road12+ m

FAR2.0–2.5

Low-rise

5–6 floors

Min land5,400+ sqft

Road9+ m

FAR1.5–2.0

ZONE 2

High-Rise Zone

Areas in this zone · 23

Share by development type

High-rise

11–19 floors

Min land1+ acre

Road18+ m

FAR2.5–3.5 TOD+

Mid-rise

7–10 floors

Min land21,500+ sqft

Road12+ m

FAR2.0–2.5

Low-rise

5–6 floors

Min land5,400+ sqft

Road9+ m

FAR1.5–2.0

Villa

2–3 floors

Min land2+ acres

Road12+ m

FAR—

Plotted

Not typical in this zone — land zoning and market preference favour vertical development.

ZONE 3

Low-Rise & Mid-Rise Zone

Areas in this zone · 21

Share by development type

Mid-rise

7–10 floors

Min land21,500+ sqft

Road12+ m

FAR2.0–2.5

Low-rise

5–6 floors

Min land5,400+ sqft

Road9+ m

FAR1.5–2.0

Villa

2–3 floors

Min land2+ acres

Road12+ m

FAR—

Plotted

Open plots

Min land2+ acres

Road12+ m

FAR—

ZONE 4

Villa Area

Areas in this zone · 19

Talegaon DabhadeChakan (residential, non-MIDC)MaanMulshiPirangutPaudKolwanLavasa directionUrseAlandiMarkalKhedShikrapurSaswadPurandar taluka directionTheurYawatKesnandBakori

Share by development type

Villa

2–3 floors

Min land2+ acres

Road12+ m

FAR—

Plotted

Open plots

Min land2+ acres

Road9+ m

FAR—

What moves the ratio within a zone

Zone sets the band. Within each band, these factors decide whether your deal lands at the top or bottom of the range.

What pushes your share up

These tilt the table in the land owner's favour.

✓
Clear, unencumbered titleSingle-name/company owned, no pending litigation, no 7/12 (Saat Baara) mutation issues, no survey number/possession mismatches — saves the developer significant due diligence time.
✓
Wider approach road than the minimum24 m approach on a high-rise plot, 18 m on a mid-rise — wider approach road lifts the developer's saleable premium and your share. Longer road frontage along the plot adds further upside.
✓
Parcel well above the minimum size4 acres in Zone 1 vs the 2-acre minimum for ultra high-rise — developer captures design efficiencies and rewards it in share.
✓
Willing to defer considerationNo upfront refundable deposit requested — developer values cash flow highly and pays for it in share.
✓
NA Order already in handNon-Agricultural conversion order already granted under the Maharashtra Land Revenue Code 1966 — saves the developer conversion charges and months of waiting. Reflected in a better share.
✓
Within the TOD beltWithin 500 m of an operational or under-construction Pune Metro station — unlocks TOD premium FSI under UDCPR, significantly raising saleable area and the land owner's negotiating position.
✓
Proximity to confirmed infrastructureWithin 2 km of Pune Metro, the upcoming Outer Ring Road interchange, the Mumbai-Pune Expressway junction, or a major IT park — demand certainty reduces developer sales risk.

What pushes your share down

These give the developer leverage in the opening conversation.

!
NA Order pendingDeveloper always takes on RERA and building approvals. If the land is still agricultural, NA conversion under the Maharashtra Land Revenue Code and the time for it get priced into a lower share.
!
Reservation, ULC or tenancy overlaysPMC/PCMC reservations (parks, roads, public amenities) under the Development Plan, lingering ULC traces, or Maharashtra Tenancy Act class restrictions are all share-shrinkers — they reduce buildable area and approval certainty.
!
Fragmented ownershipMultiple co-owners on the 7/12 extract, ancestral succession disputes, or unsettled partition matters add legal time and risk; share drops accordingly.
!
Poor approach to the siteA wide road at the plot is not enough — if the approach passes through narrow lanes or unauthorised stretches, developers discount the share.
!
Zoning risk or buffer overlaysHill-top/hill-slope zones in the Sahyadri belt, blue-line/red-line river buffers along the Mula-Mutha, Pune airport (Lohegaon) funnel zones, MIDC zoning, and BRT/Metro alignment reservations — all shrink saleable area, and share follows.
!
Large cash advance requestedAn upfront refundable deposit higher than the location norm pulls the share down — developers price the cash-flow drag in.
!
Choosing a lower-density product than the zone supportsIf Zone 1 land is capable of ultra high-rise (and qualifies for TOD premium FSI) but the deal is structured as low-rise, the land owner gives up the FSI upside — developers know this and negotiate accordingly.

For land owners

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1acre works directly with hundreds of developers and land buyers across Pune — every zone, every segment. Whether you want a Joint Development offer or an outright sale, we match you with the right party and make sure you get the strongest offer on the table.

For developers

Developer dashboard

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The Developer Dashboard gives you a map view of JD-ready parcels across all 4 Pune zones. Every listing includes a superimposed site map (approach road, frontage, dimensions), Zoning overlays & 1acre's commentary on location features.

Pune JD ratios — frequently asked questions

Land owner share in Pune JD deals ranges from 22% to 58%, depending on the zone and development type. Ultra high-rise in the CBD and prime IT corridors gives the lowest share (22–30%) but on the largest saleable area; plotted development in outer PMRDA zones gives the highest share (48–58%) on smaller saleable area.

Higher FSI means more saleable area per acre, so the developer's construction cost, approvals, and sales risk all scale up. They recover their higher cost base by taking a larger share of the built area. In absolute terms, land owners often earn more at 28% of a high-rise than at 48% of a low-rise on the same 2-acre plot.

Hinjewadi Phase 1 is in the Ultra High-Rise Corridor — one of Pune's premium JD zones because it hosts the original Rajiv Gandhi Infotech Park. Share ranges here: 22–30% for ultra high-rise (20+ floors), 28–35% for high-rise (11–19), 32–40% for mid-rise (7–10), 38–48% for low-rise (5–6).

Koregaon Park sits in the Ultra High-Rise Corridor — Pune's premium central residential and hospitality zone. Share ranges here: 22–30% for ultra high-rise, 28–35% for high-rise, 32–40% for mid-rise, 38–48% for low-rise. Plotted development is not viable in this zone — land values are too high and PMC zoning favours vertical development.

1 acre minimum for high-rise (11–19 floors), 2 acres minimum for ultra high-rise (20+ floors). Abutting road width requirements per PMC/PCMC/PMRDA norms are 18 metres for high-rise and 24 metres for ultra high-rise. Within 500m of operational or under-construction Pune Metro stations, TOD premium FSI is available on payment of premium charges.

Under Maharashtra UDCPR 2020 and the Pune Metro TOD policy, land within 500 metres of operational or under-construction Pune Metro stations qualifies for additional FSI beyond the base entitlement, on payment of premium charges as per UDCPR/PMC rates. In Pune, base FSI of 3.5–4 on ultra high-rise can stack higher with TOD premium, and 2.5–3.5 on high-rise can also be lifted. Stacking TOD premium FSI raises saleable area, which strengthens the land owner's position in negotiation, particularly for plots within the metro corridor.

Plotted development isn't typical in the Ultra High-Rise Corridor or High-Rise Zone — land values are too high and PMC/PCMC zoning favours vertical development. Plotted JD deals happen primarily in the Low-Rise/Mid-Rise Zone (Moshi, Chikhali, Loni Kalbhor, Phursungi, Warje) and Villa Area (Talegaon Dabhade, Chakan periphery, Mulshi, Saswad, Shikrapur), where share is 48–58%.

Yes. Section 45(5A) of the Income Tax Act (inserted by Finance Act 2017, effective 1 April 2018) gives individuals and HUFs a key relief: capital gains on a registered JD agreement are deferred to the year in which the Completion Certificate is issued by the competent authority — not the year the JDA is signed. The full value of consideration is the stamp duty value of the land owner's share in the project on the CC date, plus any cash received. LTCG on land and building is currently taxed at 12.5% without indexation (post Budget 2024, for transfers on or after 23 July 2024). If the land was acquired before 23 July 2024, the land owner can opt for either 12.5% without indexation or 20% with indexation. Separately, the developer must deduct TDS at 10% under Section 194-IC on any cash consideration paid to the land owner. The benefit is not available if the JDA is unregistered, if consideration is entirely in cash, or if the land owner transfers their share before the CC is issued. Always consult a tax advisor for your specific situation.

Treatment depends on the structure of the agreement. Under Article 5(g-a) of the Maharashtra Stamp Act 1958, a Development Agreement without transfer of possession or sale rights attracts nominal stamp duty. However, if the JDA transfers possession or grants the developer authority to sell, it is reclassified as a conveyance under Article 25(b) and attracts the full stamp duty — in Pune that means 5% base + 1% metro cess + 1% local body tax = 7% of market value (6% for women buyers), plus 1% registration fee capped at Rs. 30,000. The Bombay High Court's 2025 ruling in Suhas Damodar Sathe (and the 2023 Adityaraj Builders decision) tightened this enforcement: tax authorities now closely examine whether possession and sale rights actually transferred, regardless of how the document is labelled. A companion Power of Attorney with consideration to sell attracts separate stamp duty under Article 48(f) — up to 5% of market value. Structure the JDA carefully with a tax advisor; the difference between Article 5(g-a) and Article 25(b) treatment can be several percent of the project value.

The zone-wise ratio ranges are reviewed every quarter using recent JD deal data from 1acre's 1,000+ agent network across Maharashtra.

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This page is provided for informational purposes only. JD ratios shift with market conditions, developer competition, and site-specific factors. Nothing here constitutes legal, tax, or financial advice. Consult a qualified legal and tax professional before entering a Joint Development Agreement. 1acre is not responsible for deal outcomes based on the data shown.