PMRDA Masterplan
PMRDA-2021
Overview
The PMRDA Masterplan governs land use across 6,051.76 sq km, covering 814 villages within the Pune Metropolitan Region, under the authority of the Pune Metropolitan Region Development Authority (PMRDA), appointed as Special Planning Authority for 697 villages under Section 40 of the Maharashtra Regional and Town Planning Act, 1966. Development permissions follow the DCPR 2018 for the broader PMRDA area and UDCPR 2020 for the 23 villages newly merged into PMC. Obtaining a PMRDA zone certificate before buying any plot in this region is not optional.
Agricultural Non-Development Zone and the document gap that traps buyers across Pune's fringe villages
Most land in PMRDA's 814-village jurisdiction begins as agricultural. Within that classification, the most important subcategory a buyer must identify is the Agricultural Non-Development Zone. This zone explicitly prohibits private residential or commercial construction unless the land is brought under a formal Town Planning Scheme (TPS) or layout sanction. The Mahalunge-Man TPS No. 1, covering 250 hectares adjacent to Hinjewadi IT Park, is PMRDA's own example of how Agricultural Non-Development Zone land is converted: the authority declares a TPS, pools the land, and proposes a mixed-use residential, commercial, and industrial zone. Until that TPS receives final government approval, the underlying land in those 250 hectares carries no private construction right.
Overview
Residential Zone (RP / DP)
Private Construction Permitted?
Yes, with PMRDA layout sanction and NA conversion
How to Convert
Apply for layout sanction under DCPR 2018
Key Risk
Verify layout sanction letter separately from zone certificate
Agricultural Non-Development Zone
Private Construction Permitted?
No, until TPS or layout sanction granted
How to Convert
PMRDA TPS process cannot be individually initiated
Key Risk
Widely sold by brokers as "developable"; no individual conversion path
Green / No-Development Zone
Private Construction Permitted?
No
How to Convert
Cannot be converted for private residential use
Key Risk
Bank financing not available; resale restricted
Commercial / Industrial Zone (RP)
Private Construction Permitted?
Yes, for designated purpose only
How to Convert
Separate commercial or industrial layout sanction is needed
Key Risk
Residential construction on commercially zoned land is illegal
Classification
Private Construction Permitted?
How to Convert
Key Risk
Residential Zone (RP / DP)
Yes, with PMRDA layout sanction and NA conversion
Apply for layout sanction under DCPR 2018
Verify layout sanction letter separately from zone certificate
Agricultural Non-Development Zone
No, until TPS or layout sanction granted
PMRDA TPS process cannot be individually initiated
Widely sold by brokers as "developable"; no individual conversion path
Green / No-Development Zone
No
Cannot be converted for private residential use
Bank financing not available; resale restricted
Commercial / Industrial Zone (RP)
Yes, for designated purpose only
Separate commercial or industrial layout sanction is needed
Residential construction on commercially zoned land is illegal
The PMRDA zone certificate is valid for three years from the date of digital issue, costs Rs 500 per survey number, and is obtained online using the 7/12 extract as the base document. Any plot purchase completed without this certificate carries unquantifiable legal risk.
Mahalunge, Wagholi, Talegaon, and Chakan: what the PMRDA zone classification means for your investment
Mahalunge, Maan, Hinjewadi fringes
Taluka
Haveli / Maval
Dominant Zone
Agricultural NDZ (under TPS conversion)
Growth Driver
Metro Line 3 Hinjewadi alignment; Mahalunge-Man TPS; ₹340 crore AMRUT 2.0 water project
Primary Risk
TPS final approval still pending with state government as of 2024-25
Wagholi, Kesnand, Lonikand
Taluka
Haveli
Dominant Zone
Residential (DP 2021)
Growth Driver
East Pune IT corridor, Pune Ring Road alignment
Primary Risk
Flood-line-affected plots present; verify blue flood line status
Talegaon, Urse, Dehu Road
Taluka
Maval
Dominant Zone
Residential / Agricultural mix
Growth Driver
Mumbai-Pune Expressway node, Talegaon MIDC
Primary Risk
Agricultural NDZ prevalent in back-villages; zone certificate essential
Chakan, Rajgurunagar
Taluka
Khed
Dominant Zone
Industrial / Residential mix
Growth Driver
Chakan MIDC auto cluster, Pune-Nashik Highway
Primary Risk
Industrial-zoned plots are marketed as residential in peripheral villages
Corridor / Locality
Taluka
Dominant Zone
Growth Driver
Primary Risk
Mahalunge, Maan, Hinjewadi fringes
Haveli / Maval
Agricultural NDZ (under TPS conversion)
Metro Line 3 Hinjewadi alignment; Mahalunge-Man TPS; ₹340 crore AMRUT 2.0 water project
TPS final approval still pending with state government as of 2024-25
Wagholi, Kesnand, Lonikand
Haveli
Residential (DP 2021)
East Pune IT corridor, Pune Ring Road alignment
Flood-line-affected plots present; verify blue flood line status
Talegaon, Urse, Dehu Road
Maval
Residential / Agricultural mix
Mumbai-Pune Expressway node, Talegaon MIDC
Agricultural NDZ prevalent in back-villages; zone certificate essential
Chakan, Rajgurunagar
Khed
Industrial / Residential mix
Chakan MIDC auto cluster, Pune-Nashik Highway
Industrial-zoned plots are marketed as residential in peripheral villages
The most misunderstood corridor is the Mahalunge-Maan belt. Because Metro Line 3 terminates near Hinjewadi and the TPS has received preliminary state approval under Section 86(1)(a) of the MRTP Act, 1966, brokers present pre-TPS land as de facto residential. The final approval of the Mahalunge-Man Town Planning Scheme is pending with the government. No construction permission can be issued on a TPS plot until that final approval is granted, published in the Maharashtra Government Gazette, and the individual plot reconstitution is completed.
Frequently Asked Questions
What is PMRDA and which areas does it cover under the PMRDA Masterplan?
PMRDA is the Pune Metropolitan Region Development Authority, appointed as the Special Planning Authority for 697 villages under the MRTP Act, 1966. Its draft development plan 2021 covers 6,051.76 sq km across 814 villages spanning eight talukas of Pune district.
What is a PMRDA zone certificate and why do I need it before buying a plot?
A PMRDA zone certificate confirms the operative land-use classification for a specific survey number under the approved Regional Plan or Draft DP 2021. Without it, you cannot verify whether your plot is in a residential, agricultural, green, or no-development zone. It costs Rs 500 per survey number and is valid for three years.
What is the Agricultural Non-Development Zone in PMRDA and can I build on such a plot?
No. Agricultural Non-Development Zone land under the PMRDA Masterplan cannot be used for private residential construction unless it is brought under a formal Town Planning Scheme approved by the state government. No individual conversion application exists for this zone classification.
Can I get a bank loan for a PMRDA sanctioned plot in Pune?
Yes, banks finance plots in PMRDA-sanctioned residential layouts with a valid layout sanction letter and NA conversion. Plots in green zones, agricultural non-development zones, or outside any PMRDA sanction are not eligible for bank financing under standard home or plot loan products.
What is the PMRDA Draft Development Plan 2021, and is it finalised?
The PMRDA DP 2021 was published as a draft covering 6,051.76 sq km and 814 villages. Development permissions in the broader PMRDA area currently follow DCPR 2018, while the 23 PMC-merged villages use UDCPR 2020. The DP 2021 has not received final state government notification as of 2025.
What documents are required for PMRDA development permission?
PMRDA requires the 7/12 extract, NA order, PMRDA zone certificate, layout sanction letter, architect-certified building plans, road access proof, and payment of development charges. For TPS plots, the reconstituted plot number and TPS final approval document are additionally required before any permission is issued.
How do I check the zone of my plot in PMRDA limits online?
Apply at zonecertificate. pmrda.gov.in using your 7/12 extract showing the village name, taluka, and survey number. The PMRDA zone certificate is issued within 7 to 8 working days, costs Rs 500 per survey number, and is digitally signed by the authority.
What is the difference between PMRDA DCPR 2018 and UDCPR 2020 for plot buyers?
DCPR 2018 governs development permissions across the 697 PMRDA villages, setting FSI limits for that regional plan area. UDCPR 2020 applies only to the 23 villages newly merged into PMC. Buyers must confirm which regulation their village falls under before calculating permissible construction area.
Disclaimer
PMRDA Masterplan is only accessible with Premium Subscription.
Data Source & Verification
Source
Official Pune Metropolitan Region Development Authority (PMRDA) documents
Official Website
www.pmrda.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active