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Ghaziabad Masterplan

GDA-2031

Masterplan
Ghaziabad Masterplan map

Overview

The Ghaziabad masterplan 2031 is the GIS-based Integrated Development Plan for Ghaziabad, Loni, and Modinagar/Muradnagar, approved by the Uttar Pradesh government on 23 August 2025 after seven years of revision. It covers 32,017 to 33,543 hectares and is governed by the Ghaziabad Development Authority (GDA) under the Uttar Pradesh Urban Planning and Development Act, 1973. The plan designates TOD zones along eight RRTS stations and two Metro corridors, with a draft status now superseded by formal UP government notification. This page covers the unauthorised colony risk, the TOD and SDA corridors driving real demand, and how to verify any plot before purchase.

Unauthorised Colony Risk and Khasra Verification: The Two GDA Checks That Protect Buyers

Residential

Area (Hectares)

12,869 (approx. 40%)

Key Buyer Check

Confirm GDA layout approval; check Unauthorised Colony list

Commercial

Area (Hectares)

744 (2.2%)

Key Buyer Check

Verify the zone code before assuming residential use is permitted

Industrial

Area (Hectares)

3,531 (11%)

Key Buyer Check

Industrial-zone adjacency affects residential plot value; verify buffer

TOD (RRTS corridor)

Area (Hectares)

4,261

Key Buyer Check

FAR up to 5 permitted; check which specific station influence zone applies

TOD (Metro corridors)

Area (Hectares)

636

Key Buyer Check

500m radius only; Blue Line Vaishali, Red Line New Bus Adda corridors

SAD (Guldhar + Duhai)

Area (Hectares)

1,060 (combined)

Key Buyer Check

Higher FAR provisions; confirm SDA boundary covers the specific khasra

Green and Recreational

Area (Hectares)

6,032 (approx. 19%)

Key Buyer Check

Parks and open spaces; construction not permitted

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.

Duhai to Raj Nagar Extension: Where Ghaziabad Masterplan 2031 Zone Classification Creates Real Investment Demand

Duhai

Zone / Classification

SAD + TOD (RRTS)

Infrastructure Anchor

Duhai RRTS station and depot

Key Buyer Risk

Confirm plot is within SDA boundary, not just adjacent to it

Guldhar

Zone / Classification

SAD + TOD (RRTS)

Infrastructure Anchor

Guldhar Namo Bharat station

Key Buyer Risk

Higher FAR only within SDA; verify khasra against SDA map

Raj Nagar Extension

Zone / Classification

Residential / TOD edge

Infrastructure Anchor

Red Line Metro proximity

Key Buyer Risk

Confirm 500m radius alignment; standard FAR applies beyond the boundary

Sahibabad

Zone / Classification

TOD (RRTS)

Infrastructure Anchor

Sahibabad Namo Bharat station

Key Buyer Risk

Industrial zone adjacency exists; verify zone code for specific plot

Modinagar and Muradnagar

Zone / Classification

Residential (6,875 ha)

Infrastructure Anchor

RRTS stations Modinagar N and S

Key Buyer Risk

New expansion boundary villages not yet fully notified; verify inclusion

Loni

Zone / Classification

Residential (7,980 ha)

Infrastructure Anchor

EPE and DME connectivity

Key Buyer Risk

Expansion villages pending formal notification; patta alone is insufficient

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.

Frequently Asked Questions

Has the Ghaziabad masterplan 2031 been officially approved?

Yes. The UP government approved the GIS-based Integrated Ghaziabad masterplan 2031 on 23 August 2025. It covers approximately 32,000 to 33,543 hectares across Ghaziabad, Loni, and Modinagar/Muradnagar. It is governed by the GDA under the UP Urban Planning and Development Act, 1973.

What is a TOD zone, and what FAR does it allow in the Ghaziabad masterplan 2031?

A TOD zone is a Transit-Oriented Development area defined within 1.5 km of each RRTS station and 500m along Metro corridors. The master plan 2031 raises FAR in these zones from the standard 1.5 to 5, permitting higher-density mixed-use development. Plots outside these radii do not carry TOD FAR entitlements.

How do I check if a colony in Ghaziabad is GDA-approved?

Visit gdaghaziabad. in and check the List ofUnauthorisedd Colonies, last updated 19 June 2025. Also, verify the GDA layout approval number against the specific khasra number. No GDA approval number means the colony is unapproved and subject to demolition.

What is the Special Development Area (SDA) in the Ghaziabad masterplan 2031?

Two SDAs are defined: Guldhar (510.56 hectares) and Duhai (549.5 hectares), both anchored by Namo Bharat RRTS stations. SDAs carry provisions for higher FAR and mixed land use. Only plots within the confirmed SDA boundary qualify; adjacency to the area does not confer SDA rights.

Does the Ghaziabad masterplan 2031 cover Loni and Modinagar?

Yes. The unified plan integrates Ghaziabad (18,687.8 ha), Modinagar and Muradnagar (6,874.9 ha), and Loni (7,980.4 ha). However, 61 expansion villages near the Eastern Peripheral Expressway and Delhi-Meerut Expressway are earmarked for future inclusion, and their formal boundary notification was still pending as of early 2026. Verify whether any specific village khasra number is inside or outside the currently notified boundary before buying.

Do developer-sold plots in Ghaziabad require UP RERA registration?

Yes. Any residential project with 8 or more plots, or covering 500 sq m or more of land, sold after the UP RERA notification in 2017 must be registered at uprera.azurewebsites.net. Buying from an unregistered project in Ghaziabad is a statutory violation. Verify the RERA registration number and project completion status on the UP RERA portal before paying any advance.

What happens if I buy in a Ghaziabad unauthorised colony?

Plots in GDA-listed unauthorised colonies cannot be legally registered in Uttar Pradesh. They are ineligible for utility connections and subject to GDA demolition drives without compensation. The GDA demolished a 50-bigha unauthorised colony in Modinagar's Didauli village in May 2025 and threatened FIRs for any further construction on the site.

Disclaimer

Zoning and boundary information shown here is indicative. Users should verify details with Ghaziabad Development Authority (GDA) or relevant local planning authorities before any transaction or development decision.

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Data Source & Verification

Source

Official Ghaziabad Development Authority (GDA) documents

Official Website

gdaghaziabad.in

Coordinate Reference System

EPSG:4326 (WGS 84)

Geometry Type

Polygon / MultiPolygon

Data Format

Vector (GeoJSON) + Raster Tiles

Last Verified

2026

Status

Active

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