Pune PMC Masterplan: Zone Check and Land Use Guide
PMC-2027
Overview
The Pune Municipal Corporation Masterplan 2027, formally the Draft Development Plan for Old PMC Limits (2007-2027), is the operative land-use document for the old city area of 147.85 sq km, prepared under the Maharashtra Regional and Town Planning (MRTP) Act, 1966. It divides PMC's planning area into six sectors, each carrying residential, commercial, industrial, and public utility zones, with specific FSI limits and reservations. Checking a plot's classification under the Pune Municipal Corporation Masterplan 2027 before purchase is the first and most consequential diligence step any buyer in this jurisdiction must take.
DP reservations and the BDP No Development Zone trap that catches Pune plot buyers
Most buyers in Pune are aware that zones exist. Very few ask the second question: Does my plot carry a DP reservation on it? A reservation under the PMC Development Plan 2007-2027, published under Section 26(1) of the MRTP Act, 1966, means the land has been earmarked for a public purpose, such as a road, garden, school, or public utility. A reserved plot cannot be developed for any private purpose until PMC either acquires it or releases it through a formal accommodation reservation process.
Pune PMC Zone Classifications and BDP Restrictions
The BDP no development zone is the other critical classification. Plots falling within the BDP zone carry near-total restrictions on construction. Brokers routinely describe BDP-zone land as residential without disclosing this sub-classification. The table below shows the key zone and sub-zone types under the PMC DP and what each means for a buyer:
Residential Zone (R-Zone)
Permitted Private Development
Permitted: FSI as per UDCPR road-width table
Key Risk
Reservations on individual plots still possible within R-zone
Commercial / CBD Zone
Permitted Private Development
Permitted with premium FSI payment to PMC
Key Risk
Mixed-use rules apply; purely mercantile needs independent plot
BDP No Development Zone
Permitted Private Development
None until zone or reservation status changes
Key Risk
Sold routinely by brokers as buildable land
DP Reservation (any zone)
Permitted Private Development
None until acquisition or Accommodation Reservation
Key Risk
Buyer bears acquisition risk; land value frozen
Zone / Classification
Permitted Private Development
Key Risk
Residential Zone (R-Zone)
Permitted: FSI as per UDCPR road-width table
Reservations on individual plots still possible within R-zone
Commercial / CBD Zone
Permitted with premium FSI payment to PMC
Mixed-use rules apply; purely mercantile needs independent plot
BDP No Development Zone
None until zone or reservation status changes
Sold routinely by brokers as buildable land
DP Reservation (any zone)
None until acquisition or Accommodation Reservation
Buyer bears acquisition risk; land value frozen
As of February 2026, the Maharashtra Town Planning Department made it mandatory to obtain tentative layout approval from the planning authority before any land measurement can proceed, a direct response to illegal land transactions under the MRTP Act, 1966. This means a broker who offers to "measure first, approve later" is operating outside the law.
Hadapsar, Kharadi, Baner, and Kothrud: how the PMC DP zone determines what you can actually build
The PMC Development Plan 2007-2027 divides old Pune's 147.85 sq km into six sectors, and the investment case for each corridor depends entirely on what the DP zone permits under the current UDCPR. A residential plot on a 9-meter road in the R-zone carries a basic FSI of 1.10 under UDCPR rules; the same plot on a 30-meter road can reach a total building potential of 2.50 FSI with premium and TDR loading. The zone tells you what you are allowed to become the road width tells you how much.
The table below maps PMC's primary growth corridors against their dominant zone type and what that zone practically means for construction potential:
Hadapsar, Mundhwa, Ghorpadi
DP Sector
Sector VI (East)
Dominant Zone
Residential / Commercial
Growth Driver
Magarpatta IT Park, Metro Line 4 alignment
Primary Risk
DP reservations on fringe plots; merged village DP still draft in parts
Kharadi, Wadgaon Sheri
DP Sector
Sector V (Northeast)
Dominant Zone
Residential
Growth Driver
Airport proximity, IT corridor
Primary Risk
Road-width constrained FSI on internal lanes
Baner, Aundh, Pashan
DP Sector
Sector IV (Northwest)
Dominant Zone
Residential / Commercial
Growth Driver
Metro Line 3 Hinjawadi alignment, TOD zone potential
Primary Risk
Some Pashan plots carry water body proximity flag from revised DP
Erandwane, Kothrud, Karve Nagar
DP Sector
Sector III (Southwest)
Dominant Zone
Residential
Growth Driver
Established market, Metro Line 1
Primary Risk
High reservation density on older plots near Parvati Hill
Corridor / Locality
DP Sector
Dominant Zone
Growth Driver
Primary Risk
Hadapsar, Mundhwa, Ghorpadi
Sector VI (East)
Residential / Commercial
Magarpatta IT Park, Metro Line 4 alignment
DP reservations on fringe plots; merged village DP still draft in parts
Kharadi, Wadgaon Sheri
Sector V (Northeast)
Residential
Airport proximity, IT corridor
Road-width constrained FSI on internal lanes
Baner, Aundh, Pashan
Sector IV (Northwest)
Residential / Commercial
Metro Line 3 Hinjawadi alignment, TOD zone potential
Some Pashan plots carry water body proximity flag from revised DP
Erandwane, Kothrud, Karve Nagar
Sector III (Southwest)
Residential
Established market, Metro Line 1
High reservation density on older plots near Parvati Hill
The most misunderstood corridor is the merged villages belt, covering localities such as Lohegaon (remaining area), Mundhwa (Keshavnagar), Hadapsar (Sadesataranali), Undri, and Dhayari. PMC was assigned to prepare the DP for these 11 villages under a government resolution dated August 4, 2017, but the plan could not be published within the stipulated period, including extensions up to March 2, 2024. The assistant director of town planning, Pune branch, has since been given planning authority powers. Buying in these areas without confirming the operative DP status is the single largest zone-related risk in the PMC limits today.
Frequently Asked Questions
What is the Pune Municipal Corporation Masterplan 2027 and which area does it cover?
The PMC Development Plan 2007-2027 is the operative land-use document for PMC's old city limits of 147.85 sq km, divided into six sectors, prepared under the MRTP Act, 1966. A separate DP process covers the 9 merged villages added to PMC limits from 1997 onwards.
What is a DP reservation and how does it affect my plot in PMC limits?
A DP reservation means the land is earmarked for a public purpose under the MRTP Act, 1966. No private construction is permitted on a reserved plot until PMC acquires it or the owner secures an accommodation reservation, which involves surrendering part of the land to PMC in exchange for FSI compensation.
What is the BDP No Development Zone and can I build on such a plot in Pune?
No, a BDP No Development Zone classification under the PMC DP prohibits private construction. Buyers should demand the exact zone code for their survey number before signing any agreement; brokers frequently describe BDP-zone land as residential without disclosing the sub-classification.
What is the basic FSI for a residential plot in PMC limits?
The basic FSI for a residential plot under UDCPR in PMC limits is 1.10 on the net plot area. Total potential rises with road width: plots on roads of 9 meters or more can access premium FSI and TDR loading, reaching a maximum building potential of up to 3.00 FSI on roads of 30 metres or more (2.50 on 18–24m roads, 2.75 on 24–30m roads, per UDCPR non-congested area table).
What is TDR and how does it affect the value of a Pune plot?
TDR (Transferable Development Rights) allows a buyer to load additional FSI onto a plot by purchasing rights from owners whose land was surrendered for DP roads or reservations. Under UDCPR, TDR loading in PMC area can add up to 1.4 FSI on the gross plot, significantly increasing total building potential and land value.
What documents must I check before buying a plot in the PMC area?
Check the 7/12 extract, property card (City Survey), encumbrance certificate, PMC tax receipt, approved layout plan, and the DP zone and reservation status for the survey number. Since February 2026, a tentative layout approval from PMC is mandatory before any land measurement can proceed under Maharashtra law.
How do I verify which zone my plot falls under in the PMC Development Plan 2027?
PMC publishes sector-wise DP maps on its official website (pmc.gov.in) under the Building Development section. For merged village areas, the operative DP may still be under preparation; confirm the current planning authority status with the PMC Town Planning Department before relying on any broker-supplied zone classification. Use the 1acre Premium Pune City (PMC) Masterplan layer to check your survey number's DP zone and reservation status before transacting.
Is it safe to buy a plot in PMC limits given the ongoing DP revision?
Yes, if the survey number shows a clean residential or commercial zone with no active DP reservation, a clear property card, and a valid NA (non-agricultural) status. Plots in the 9 merged villages where the DP was not published within the stipulated period carry additional uncertainty and require direct confirmation from the PMC Town Planning Department.
Can I see the PMC Masterplan along with all the survey numbers?
Yes. On the 1acre map, you can load the PMC Masterplan layer and the Survey Number layer together. This lets you see, at any location, both the masterplan zone and the individual survey numbers overlaid on satellite imagery — so you know exactly which zone your survey number falls in before committing. Both layers are available with a Premium subscription. Subscribe to 1acre Premium.
Disclaimer
Pune PMC Masterplan: Zone Check and Land Use Guide is only accessible with Premium Subscription.
Data Source & Verification
Source
Official Pune Municipal Corporation (PMC) documents
Official Website
www.pmc.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