Arogya Dham Badsa Masterplan: Zone Check and Land Use Guide
TCP-Haryana-2041
Overview
The Arogya Dham Badsa Masterplan 2041 is the final development plan for Badsa village in Jhajjar district, Haryana, gazetted on 9 August 2019 under notification CCP(NCR)/FDP/Badsa/2019/1601 by the Department of Town and Country Planning (TCP), Haryana. The total planning area covers 1,085 hectares across six land-use zones. Residential use accounts for 386 hectares (35.58%), Public and Semi-Public for 358 hectares (32.99%), and Open Spaces for 107 hectares (9.87%). This page covers the Change of Land Use (CLU) and licensing risks specific to the Badsa masterplan zone, the corridors where zone classification aligns with real investment demand, and how to verify any plot before purchase.
Unlicensed Layouts and the CLU Trap: The Two Bad Zone Risks That Stop Sales
The Arogya Dham Badsa Masterplan 2041 designates over 32% of the planning area as Public and Semi-Public use, primarily driven by the National Cancer Institute (NCI-AIIMS) campus and its support infrastructure. This is the highest public-use allocation of any comparable Haryana development plan. Plots marketed as residential in this zone category are either misrepresented or rely on a Change of Land Use (CLU) order that buyers rarely see before paying a token.
The second risk is unlicensed colonies. In Haryana, no private residential layout can legally be sold without a TCP licence issued under the Punjab Scheduled Roads and Controlled Areas Restriction of Unregulated Development Act, 1963. Agricultural land within the Badsa masterplan controlled area cannot be subdivided and sold as residential plots without this licence, regardless of what the seller's patta or Jamabandi record shows. Plots marketed "near AIIMS" or "near Kundli-Manesar-Palwal (KMP)" expressway without a TCP licence number are operating outside the plan, not within it.
The table below sets out the six land-use categories in the Arogya Dham Badsa Masterplan 2041 and the key buyer checks each requires.
100
Land Use
Residential
Area (Hectares)
386 (35.58%)
Key Buyer Check
Confirm TCP licence; no unlicensed colony marketing
200
Land Use
Commercial
Area (Hectares)
52 (4.79%)
Key Buyer Check
CLU is required before non-commercial plot use
300
Land Use
Public and Semi-Public
Area (Hectares)
358 (32.99%)
Key Buyer Check
NCI-AIIMS zone; private residential not permitted
400
Land Use
Transport and Communication
Area (Hectares)
113 (10.41%)
Key Buyer Check
KMP Expressway 100m green belt; 30m green belt on V-roads
500
Land Use
Public Utilities
Area (Hectares)
69 (6.36%)
Key Buyer Check
Water, drainage, power infrastructure; not buildable
700
Land Use
Open Spaces
Area (Hectares)
107 (9.87%)
Key Buyer Check
Parks and water bodies; construction not permitted
Zone Code
Land Use
Area (Hectares)
Key Buyer Check
100
Residential
386 (35.58%)
Confirm TCP licence; no unlicensed colony marketing
200
Commercial
52 (4.79%)
CLU is required before non-commercial plot use
300
Public and Semi-Public
358 (32.99%)
NCI-AIIMS zone; private residential not permitted
400
Transport and Communication
113 (10.41%)
KMP Expressway 100m green belt; 30m green belt on V-roads
500
Public Utilities
69 (6.36%)
Water, drainage, power infrastructure; not buildable
700
Open Spaces
107 (9.87%)
Parks and water bodies; construction not permitted
The KMP Expressway carries a 100m wide road reservation with 100m green belts on both sides. Any plot marketed within this buffer zone cannot be developed for residential or commercial use without a CLU order specifically addressing this green belt restriction. A TCP licence number matched to the specific khasra number is the only document that confirms a layout is clean.
AIIMS Badsa to MET City: Where the Masterplan 2041 Zone Drives Actual Investment Demand
The Badsa masterplan 2041 sits at the convergence of two major infrastructure investments: the NCI-AIIMS campus at Badsa and the Reliance MET City industrial township. Residential demand in this corridor is real, but the planning zone frame is tight. The sectors carved out under the Deen Dayal Jan Awas Yojana (DDJAY) are the only government-policy-enabled source of affordable licensed residential plots in the area, and TCP-licensed layouts within the masterplan boundary are limited.
The Haryana Chief Secretary formally directed in January 2023 that the AIIMS campus at Badsa be developed into a mini city with a full complement of commercial, educational, and institutional support. The Greenfield Corridor (announced January 2023; no construction started as of April 2026) connecting AIIMS Badsa to the IGI Airport via Dwarka Expressway is a planned infrastructure project. Both of these are growth catalysts confirmed in official communications. The distinction that matters for buyers is whether a specific plot sits inside the masterplan boundary with a TCP licence, or outside it on agricultural land being sold on proximity to these projects.
The table below shows the corridors within and adjacent to the Badsa masterplan where zone classification directly affects investment decision-making.
Badsa Sectors (DDJAY layouts)
Zone Profile
Residential (Code 100)
Growth Driver
NCI-AIIMS proximity, licensed affordable housing policy
Key Risk
Confirm TCP licence and Haryana Real Estate Regulatory Authority (HRERA) registration before signing
NCI-AIIMS campus periphery
Zone Profile
Public and Semi-Public (Code 300)
Growth Driver
National Cancer Institute demand for support services
Key Risk
Private residential is not permitted in the core campus zone
KMP Expressway frontage
Zone Profile
Transport and Communication (Code 400)
Growth Driver
Expressway access to Delhi NCR, Reliance MET City
Key Risk
A 100m green belt on both sides prohibits construction
Badsa-Badli corridor
Zone Profile
Residential / Transitional
Growth Driver
SGT University proposed metro connectivity
Key Risk
Verify plot is within the DP 2041 boundary, not outside on patta land
MET City adjacency
Zone Profile
Industrial / Commercial edge
Growth Driver
Reliance Industrial Township
Key Risk
Industrial zone adjacency; residential CLU required
Corridor
Zone Profile
Growth Driver
Key Risk
Badsa Sectors (DDJAY layouts)
Residential (Code 100)
NCI-AIIMS proximity, licensed affordable housing policy
Confirm TCP licence and Haryana Real Estate Regulatory Authority (HRERA) registration before signing
NCI-AIIMS campus periphery
Public and Semi-Public (Code 300)
National Cancer Institute demand for support services
Private residential is not permitted in the core campus zone
KMP Expressway frontage
Transport and Communication (Code 400)
Expressway access to Delhi NCR, Reliance MET City
A 100m green belt on both sides prohibits construction
Badsa-Badli corridor
Residential / Transitional
SGT University proposed metro connectivity
Verify plot is within the DP 2041 boundary, not outside on patta land
MET City adjacency
Industrial / Commercial edge
Reliance Industrial Township
Industrial zone adjacency; residential CLU required
The AIIMS-adjacent residential market is the most misread. Plots offered here at agricultural rates with promises of future CLU permission carry the highest risk in the entire plan area. A future CLU is not a current right.
Frequently Asked Questions
What is the Arogya Dham Badsa Masterplan 2041, and who prepared it?
The Arogya Dham Badsa Masterplan 2041 is the final development plan for Badsa, Jhajjar, gazetted by TCP Haryana on 9 August 2019 under notification CCP(NCR)/FDP/Badsa/2019/1601. It covers 1,085 hectares across six land-use zones governed by the Punjab Scheduled Roads and Controlled Areas Restriction of Unregulated Development Act, 1963.
Which authority governs plot approvals in Badsa Jhajjar?
The Department of Town and Country Planning (TCP), Haryana, issues all licences and CLU orders within the Badsa masterplan controlled area. No residential layout can be legally sold without a TCP licence. Check the licence number on the tcpharyana.gov.in CLU cases portal before committing to any purchase.
What zones are defined in the Badsa masterplan 2041?
Six zones: Residential (386 ha), Commercial (52 ha), Public and Semi-Public (358 ha), Transport and Communication (113 ha), Public Utilities (69 ha), and Open Spaces (107 ha). Public and Semi-Public is the second-largest zone, covering the NCI-AIIMS campus. Private residential construction is not permitted in this zone without a specific CLU order.
Is the KMP Expressway area near Badsa under a green belt restriction?
Yes. The Badsa masterplan 2041 reserves the KMP Expressway at a 100m wide road width with 100m green belts on both sides. No residential or commercial construction is permitted within this buffer. Plots marketed as "KMP-facing" in Badsa carry this restriction by default unless a TCP CLU order explicitly overrides it.
How do I check if a plot in Badsa is DTCP-approved?
Visit tcpharyana.gov.in and search the TCP CLU Cases portal by khasra number or colony name. A valid TCP licence number, the licensed area in hectares, and the licensee's name must match the documents the seller provides. If the seller cannot produce a TCP licence number, the layout is unapproved under the Arogya Dham Badsa masterplan 2041.
Do Badsa residential plots require HRERA registration?
Yes. Any residential layout in Badsa that offers 8 or more plots, covers 500 sq m or more, or is developed post-2017 must be registered with Haryana Real Estate Regulatory Authority (HRERA). Verify at haryanarera.gov.in before signing any booking form or paying any advance. Absence of HRERA registration is a direct disqualifier for a licensed layout.
Is the land near AIIMS Badsa suitable for residential development?
Only within licensed residential sectors of the masterplan boundary. The NCI-AIIMS campus itself sits in the Public and Semi-Public zone, where private residential development is not permitted. Agricultural land outside the masterplan boundary marketed on AIIMS proximity has no current residential zone status and requires a CLU order before any residential use is lawful. Check the exact zone of any plot on the 1acre Premium map (1acre.in/subscribe) before proceeding.
Disclaimer
Arogya Dham Badsa Masterplan: Zone Check and Land Use Guide is only accessible with Premium Subscription.
Data Source & Verification
Source
Official Town and Country Planning Department (DGTCP), Haryana – Arogya Dham Badsa documents
Official Website
tcpharyana.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
April 2026
Status
Active