Ahmedabad - Gandhinagar Masterplan
AUDA-2022
Overview
Buying land in the Ahmedabad-Gandhinagar region without checking the masterplan zone first is the single fastest way to lock capital in a plot you cannot build on. The AUDA Revised Development Plan 2022 governs 1,866 sq km across Ahmedabad and its 169 surrounding villages, while the GUDA Development Plan 2024 covers Gandhinagar capital city and 39 villages across 388 sq km. Together, these two plans define what you can build, how much floor space you can use, and whether your agricultural land can be legally converted at all. This page covers both plans, the regulatory traps specific to this combined urban region, and the growth corridors where zoning actively supports long-term land value.
Zone mismatches and agricultural conversion traps in AUDA and GUDA areas
R-1
Permitted Use
Residential (base FSI 1.8, purchasable up to 2.7)
Build Without Conversion?
Yes, within GDCR limits
Commonly Misrepresented?
No
R-2
Permitted Use
Residential (base FSI 1.2, purchasable up to 1.8)
Build Without Conversion?
Yes, within GDCR limits
Commonly Misrepresented?
No
R-AH
Permitted Use
Affordable housing along 76 sq km SP Ring Road belt
Build Without Conversion?
Only with TP Scheme approval
Commonly Misrepresented?
Yes
IG
Permitted Use
Industrial General
Build Without Conversion?
No residential use
Commonly Misrepresented?
Yes, sold as "convertible"
GME
Permitted Use
Gamtal Extension (village core fringe)
Build Without Conversion?
Restricted, panchayat rules apply
Commonly Misrepresented?
Yes
Prime Agriculture
Permitted Use
Protected double-cropped farmland
Build Without Conversion?
No conversion, construction prohibited
Commonly Misrepresented?
Frequently
Zone Code
Permitted Use
Build Without Conversion?
Commonly Misrepresented?
R-1
Residential (base FSI 1.8, purchasable up to 2.7)
Yes, within GDCR limits
No
R-2
Residential (base FSI 1.2, purchasable up to 1.8)
Yes, within GDCR limits
No
R-AH
Affordable housing along 76 sq km SP Ring Road belt
Only with TP Scheme approval
Yes
IG
Industrial General
No residential use
Yes, sold as "convertible"
GME
Gamtal Extension (village core fringe)
Restricted, panchayat rules apply
Yes
Prime Agriculture
Protected double-cropped farmland
No conversion, construction prohibited
Frequently
In GUDA's jurisdiction, plots near the GIFT City expansion corridor carry an additional layer of complexity: in June 2024, the Gujarat government transferred planning authority over 3,430 acres of GIFT City's expanded zone from GIFT UDA to GUDA, annulling previous notifications from 2022 and 2023. Any plot whose seller cites approvals under the pre-June 2024 GIFT UDA framework must be re-verified against GUDA's current zoning.
The Ahmedabad CID Crime branch has registered multiple land fraud cases involving forged ownership documents, including a ₹200 crore case in Vadaj where fraudsters cancelled a lis pendens through false information to obtain government clearance. Document forgery, rather than zone misrepresentation, is the dominant fraud pattern in Ahmedabad. Verify the seller's name on the 7/12 extract or Record of Rights (RoR) through Gujarat's revenue portal before any money changes hands.
Where AUDA and GUDA zoning actively supports land value: corridors to watch
SP Ring Road belt (1 km band)
Zone Anchor
R-AH, FSI up to 4
Growth Driver
Active TP Schemes, transit access
Risk Level
Low to medium
SG Highway (Chandkheda, Tragad, Zundal)
Zone Anchor
R-1/R-2 under AUDA
Growth Driver
GIFT City proximity, metro corridor
Risk Level
Low in TP areas
Sanand / Vinchhiya
Zone Anchor
Industrial + new R-AH schemes
Growth Driver
Auto industry, new TP schemes approved Oct 2025
Risk Level
Medium
GIFT City periphery (Gandhinagar)
Zone Anchor
GUDA 2024, SEZ adjacency
Growth Driver
IFSC expansion, 3,430-acre GUDA takeover June 2024
Risk Level
Low in GUDA areas
Village fringe (GME / Prime Ag zones)
Zone Anchor
Restricted or prohibited
Growth Driver
Speculative only
Risk Level
High
Corridor
Zone Anchor
Growth Driver
Risk Level
SP Ring Road belt (1 km band)
R-AH, FSI up to 4
Active TP Schemes, transit access
Low to medium
SG Highway (Chandkheda, Tragad, Zundal)
R-1/R-2 under AUDA
GIFT City proximity, metro corridor
Low in TP areas
Sanand / Vinchhiya
Industrial + new R-AH schemes
Auto industry, new TP schemes approved Oct 2025
Medium
GIFT City periphery (Gandhinagar)
GUDA 2024, SEZ adjacency
IFSC expansion, 3,430-acre GUDA takeover June 2024
Low in GUDA areas
Village fringe (GME / Prime Ag zones)
Restricted or prohibited
Speculative only
High
The most commonly misunderstood corridor is the village fringe zone east and north of Chandkheda. Brokers often present Prime Agriculture or GME-zoned parcels as "within AUDA limits and therefore buildable." Being within AUDA limits is not the same as being inside a TP Scheme or a development-ready zone. Confirm the TP Scheme number before treating any fringe parcel as investable.
Frequently Asked Questions
Can I build a house on agricultural land in the AUDA zone?
Honestly, in most cases no. Conversion is allowed only in select villages, and even then you can use barely 5% of the land. Get the NA order verified before you commit anything.
What's the difference between R-1 and R-2 zones?
Think of it simply, R-1 lets you build more floors on the same plot than R-2. If development potential matters to you, R-1 is the stronger pick and priced accordingly.
What exactly is the R-AH zone?
It's the high-density housing belt running alongside the Ring Road. Sounds great on paper, but your plot actually needs to sit inside a sanctioned TP Scheme before any of that FSI applies.
Does the GIFT City expansion change anything for my plot?
It could. Planning authority shifted to GUDA in June 2024. If your seller is quoting older approvals, those may no longer hold, worth double-checking before you trust anything they show you.
Why should I care about a TP Scheme?
Because without one, roads and utilities on your plot are just promises. A sanctioned TP Scheme means infrastructure is legally committed. Without it, especially on village fringes, you're essentially taking someone's word for it.
Is being inside AUDA limits enough reassurance?
Not really. Plenty of plots inside AUDA are still restricted or unbuildable. Zone code, TP Scheme status, and NA conversion need to be checked separately, AUDA boundary alone tells you very little.
What fraud should I actually worry about in Ahmedabad?
Fake ownership documents, forged signatures, fabricated death certificates, false thumb impressions. It happens more than people expect. Always cross-check the seller's name on the Record of Rights through Gujarat's Revenue portal yourself.
Disclaimer
Ahmedabad - Gandhinagar Masterplan is only accessible with Premium Subscription.
Data Source & Verification
Source
Official Ahmedabad Urban Development Authority (AUDA) documents
Official Website
auda.gujarat.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Raster Tiles (from GeoTIFF)
Last Verified
2026
Status
Active