Pithampur Masterplan
MPIDC-2035
Overview
The Pithampur masterplan 2035 land zone map is governed by the Pithampur Development Plan 2035, notified by the Directorate of Town & Country Planning (DT&CP) under the MP Town & Country Planning Act 1973, Section 19(2). The plan covers approximately 40,000 hectares across 65 villages spanning Dhar and Indore districts, with 31 villages partially included and 34 fully within the planning boundary. A High Court stay on selected petitions means certain khasra numbers carry a status quo restriction. This page tells you exactly how to check whether your target plot is one of them, and how to cross-reference it against the Indore-Pithampur Economic Corridor's active land pooling.
Pithampur Development Plan 2035: the zone trap that catches buyers off guard
Residential
Permitted Use
Housing, low-rise mixed use
Development Without Conversion
Permitted with building permission from DT&CP
Key Risk
Verify zone code in the notified plan map, not broker's sketch
General Residential
Permitted Use
Housing with slightly relaxed FAR
Development Without Conversion
Permitted
Key Risk
Often confused with core Residential zone, they carry different FAR limits
Industrial
Permitted Use
Manufacturing, warehousing
Development Without Conversion
Permitted within MPIDC scheme rules
Key Risk
Land adjacent to Sector 1, 2, 3 may be buffered, check DT&CP map
Agricultural
Permitted Use
Farming only
Development Without Conversion
No, requires CLU (Change of Land Use) order from DT&CP
Key Risk
Most commonly misrepresented category near residential growth edges
Green Belt
Permitted Use
No construction
Development Without Conversion
No, cannot be converted
Key Risk
Plots in Betma Reserve Forest or Vindhya Reserve Forest edge fall here
Zone Type
Permitted Use
Development Without Conversion
Key Risk
Residential
Housing, low-rise mixed use
Permitted with building permission from DT&CP
Verify zone code in the notified plan map, not broker's sketch
General Residential
Housing with slightly relaxed FAR
Permitted
Often confused with core Residential zone, they carry different FAR limits
Industrial
Manufacturing, warehousing
Permitted within MPIDC scheme rules
Land adjacent to Sector 1, 2, 3 may be buffered, check DT&CP map
Agricultural
Farming only
No, requires CLU (Change of Land Use) order from DT&CP
Most commonly misrepresented category near residential growth edges
Green Belt
No construction
No, cannot be converted
Plots in Betma Reserve Forest or Vindhya Reserve Forest edge fall here
Additionally, the High Court of Madhya Pradesh allowed the masterplan notification to proceed with status quo orders on selected petitions. Khasras in those petitions cannot be registered or developed until the court resolves them. Any broker who cannot produce the gazette notification reference and confirm that your specific khasra number is not listed in the stay proceedings should not get your deposit.
Indore-Pithampur Economic Corridor: where the real growth money is positioned
Commercial plots
Share of Net Planning Area
26.12%
Corridors / Localities
Sindora, Nanod, Bhainslay, frontage along 75m corridor road
Mixed use plots
Share of Net Planning Area
15.66%
Corridors / Localities
Rinjlai, Bislavada, Navda Panth
Roads and circulation
Share of Net Planning Area
30.66%
Corridors / Localities
Full 75m right-of-way plus 300m development influence strip
Industrial / green industry
Share of Net Planning Area
4.87%
Corridors / Localities
3–5 km industrial zone strips on corridor flanks
Residential
Share of Net Planning Area
3.24%
Corridors / Localities
Primarily group housing near Teehi station and Dhad village
Catalyst projects (Aero City, Fintech, Affordable Housing)
Share of Net Planning Area
8.58%
Corridors / Localities
Near Rau toll and airport proximity zone
Area Type
Share of Net Planning Area
Corridors / Localities
Commercial plots
26.12%
Sindora, Nanod, Bhainslay, frontage along 75m corridor road
Mixed use plots
15.66%
Rinjlai, Bislavada, Navda Panth
Roads and circulation
30.66%
Full 75m right-of-way plus 300m development influence strip
Industrial / green industry
4.87%
3–5 km industrial zone strips on corridor flanks
Residential
3.24%
Primarily group housing near Teehi station and Dhad village
Catalyst projects (Aero City, Fintech, Affordable Housing)
8.58%
Near Rau toll and airport proximity zone
The most misunderstood corridor is the Rau-Pithampur Road. Prices along this stretch have been quoted at 70–80% below Super Corridor rates, which is accurate, but only for plots with a confirmed residential or mixed-use zone designation. Agricultural khasras along the same road cannot be built on without a CLU approval, which can take 18–24 months and is not guaranteed. Buy the zone classification first, the location second.
Frequently Asked Questions
What is the Pithampur masterplan 2035 land zone, and who governs it?
It's a land use plan covering 65 villages across Indore and Dhar, notified by DT&CP under the MP Town & Country Planning Act. MPIDC separately governs the Investment Region within the same area.
How do I check the zone of my specific khasra?
Download the plan map from mptownplan.gov.in and cross-check your khasra on MP Bhulekh. If the two conflict, the gazette-notified DT&CP map determines your actual construction rights, not the agricultural use shown in land records.
Can I build a house on agricultural land here?
No. You need a Change of Land Use order from DT&CP first. That process takes 18–24 months and isn't guaranteed. Don't let any broker sell you agricultural land as a "residential investment with future conversion."
Does the Economic Corridor affect all 65 villages in the masterplan?
No, only 17 specific villages like Nanod, Rinjlai, and Sindora fall inside the corridor's 1,331-hectare footprint. MPIDC has published exact khasra numbers. Plots outside those villages aren't part of the land pooling scheme.
What's the High Court stay situation?
The court initially stayed the masterplan, then let it proceed, but kept status quo orders on certain khasras tied to specific petitions. Always verify your khasra isn't listed under those orders before signing anything.
What documents should I ask for before buying?
At minimum: DT&CP zone certificate, B1/Khasra from MP Bhulekh, encumbrance certificate from the Sub-Registrar, and confirmation your plot isn't under a court stay. For MPIDC plots, also check the scheme boundary and any registered pooling agreement.
How is the masterplan different from the MPIDC Investment Region?
The masterplan covers 40,000 hectares under DT&CP, while the Investment Region covers 12,450 hectares under MPIDC. They overlap in places. In overlapping areas, you need to confirm with both authorities which rules actually apply to your plot.
Disclaimer
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Data Source & Verification
Source
Official Madhya Pradesh Industrial Development Corporation (MPIDC) – Pithampur documents
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active
Official Website
tcp.mp.gov.in