Ghaziabad GDA Masterplan: Zone Check and Land Use Guide

The Ghaziabad masterplan 2031 came into force on 23 August 2025, but thousands of plots across the GDA jurisdiction are still being sold in unauthorised colonies that predate the plan and were never regularised. The GDA publishes an updated Unauthorised Colonies list at gdaghaziabad. in, most recently revised on 19 June 2025. Any plot in a colony on this list cannot be legally registered, cannot receive utility connections, and is subject to demolition without prior notice. The May 2025 bulldozing of a 50-bigha illegal colony at Didauli village in Modinagar, with FIRs threatened for any further construction, confirms the GDA's enforcement posture under the new plan.

The second risk is the khasra number misrepresentation in the 61 newly proposed expansion villages. Under the board-approved plan, 29 villages near the Eastern Peripheral Expressway and 32 villages near the Delhi-Meerut Expressway are earmarked for inclusion in GDA jurisdiction. These villages were outside the draft plan as of March 2025, and the formal notification approving the boundary expansion was still awaited. Land in these villages is routinely marketed as "GDA masterplan land" or "masterplan 2031 zone" without confirmation that the khasra number actually falls within the notified boundary.

The table below shows the land-use allocations under the approved Ghaziabad masterplan 2031 and the key buyer checks each category requires.

If a seller cannot produce a GDA layout approval number and UP RERA registration, the plot is unverified regardless of what the masterplan zone map shows.

The masterplan 2031 builds its investment thesis around transit proximity. The two Special Development Areas (SDAs) at Guldhar (510.56 hectares) and Duhai (549.5 hectares) carry provisions for higher FAR and mixed land use that no other zone in the plan currently offers. FAR in TOD zones rises from the standard 1.5 to 5, a multiplier that substantially increases developable density on the same land footprint. Raj Nagar Extension, Duhai, and Guldhar are the three corridors explicitly identified in the approved plan as emerging growth pockets for both residential and commercial development.

The eight RRTS stations in Ghaziabad district (Sahibabad, Ghaziabad, Guldhar, Duhai, Duhai Depot, Muradnagar, Modinagar South, and Modinagar North) each carry a 1.5 km influence zone classified as TOD. Metro Blue Line and Red Line corridors carry a 500m TOD influence zone. Plots outside these defined radii, even if adjacent to a station or corridor, do not carry TOD zone FAR entitlements and must be valued at standard residential FAR instead.

The table below shows the corridors confirmed under the Ghaziabad masterplan 2031 and what the zone designation means for a buyer's decision.

Raj Nagar Extension is the most commonly misrepresented corridor. Plots here are routinely marketed as TOD-zone assets based on proximity to the Red Line Metro, when the 500m influence radius may not reach the specific khasra being offered. Check the exact distance from the nearest metro station boundary, not from the station entrance, before accepting any TOD FAR figure.