Pune PMC Masterplan: Zone Check and Land Use Guide

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:

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.

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:

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assigned to prepare the DP for these 11 villages under a government resolution dated August 4, 2017, but the plan could not be published within the stipulated period, including extensions up to March 2, 2024.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.