Bhubaneshwar Masterplan

Which BDA CDP map applies in 2026: CDP 2030 or the 2040 draft

Searches for a BDA map 2024, 2025 or 2026, or a new CDP map for Bhubaneswar in 2026, all lead back to the same documents. BDA has not issued a separate map for each year. The plan in force is the Comprehensive Development Plan for the Bhubaneswar Development Plan Area, prepared in 2010 for a 2030 horizon. BDA's website still files it as "CDP 2010", which is why the same plan is called both CDP 2010 and CDP 2030. It covers 419.10 sq km and is amended plot by plot through notified CDP modifications. One example is Final Modified CDP Map-02/2021, notified on 10 January 2023 for a 45 m road from Kelucharan Park to Patia Station Square. In February 2025 BDA decided to revise zones on the old CDP map, and in September 2025 it said a revised CDP covering about 560 villages was being prepared. As of October 2026, BDA's gazette notifications list no final revised CDP and no final CDP 2040.

BDA CDP 2030 map: village and mouza list

The CDP 2030 map is published zone by zone and mouza by mouza. A mouza is the revenue village unit used in Odisha land records, so the mouza name on your Record of Rights is the name to look for on the BDA mouza map. BDA's CDP mouza/village map page lists 205 mouza maps for the BDPA, in alphabetical order. They include Aigania, Andharua, Baramunda, Bhimpur, Chandrasekharpur, Dumuduma, Gangapara, Ghatikia, Jagannathprasad, Jatani, Kalarahanga, Khurda, Mancheswar, Nayapalli, Pahala, Patia, Raghunathpur, Sundarpada, Tamando and Uttarasasan. Some names repeat: Gopinathpur has one sheet for Bhubaneswar and one for Jatani, so match the sheet to your tahasil. The planning zone maps group these mouzas into the 14 CDP planning zones:

To find the zone for a village, open its mouza sheet, locate your plot number and read the land use code, such as R (residential), PS (public and semi-public) or ES (environmentally sensitive). Then confirm the planning zone on the zone map. You can also locate the plot on the 1acre map layer before downloading the sheets.

BDA extended area CDP 2040: draft status and how it differs from CDP 2030

The BDA extended area is the belt of villages outside the BDPA that the draft CDP 2040 brings under planned land use. BDA notified the draft on 30 January 2024 and published it in the Odisha Gazette on 2 March 2024, with 60 days for objections, which a Board of Enquiry then examined. Because of revenue-related issues in 35 villages, BDA re-published the draft for those villages on 16 October 2025, with 90 days for objections. As of October 2026 no final CDP 2040 has been notified, so treat every extended area zone as provisional.

The extended area plan is far more rural. Almost a third of its land stays agricultural and nearly a fifth is forest, with forest buffer and regulated zones on the zone maps. It also proposes inner and outer ring roads with a 60 m right of way. A plot that is cheap because it sits in an agricultural or forest buffer zone on the draft map may not be buildable once the plan is final.

CDP 2040 extended area: planning zones and village list

The draft divides the extended area into 14 planning zones in three groups: east (A), south (B) and west (C). The gazette notice of March 2024 lists all 364 villages, from Achhutpur to Wilkisannagar, across seven blocks: Balianta, Balipatna, Begunia, Bhubaneswar, Jatani, Khordha and Pipili. The villages below are those shown on the zone maps checked for this page; the full list is in the gazette notice.

The 35 villages re-published in October 2025 include Gothapatna, Gamei, Ghangapatna, Gramadihai, Deuliapatana, Bhuasuni, Bhola, Bhalunka, Similipatna, Krushnanagar, Pipilisasan and Saradhapur. If your village is one of them, its draft zoning went through a second round of objections, so use the re-published mouza map, not the 2024 sheet.

CDP map PDF download: where BDA publishes the 2030 and 2040 maps

BDA publishes every official CDP map on its own website, bda.gov.in, under Maps & Reports. 1acre does not host these PDFs; the table shows where each one sits on the BDA site.

Searches for a CDP map PDF for 2025 or 2026 lead to these same files. The 2030 maps are the current plan; the 2040 maps are the draft. Many sheets are large image files, so download the mouza sheet rather than the whole BDPA map when you need to read plot numbers. Before relying on a downloaded sheet, check the Final Modified CDP page for any later change affecting your plot.

ODA court demolitions and the occupancy certificate trap that is catching buyers in Bhubaneswar

The most acute risk in Bhubaneswar's land and property market is not document fraud. It is buying or building in a structure that violates BDA land-use or building standards under the Odisha Development Authority (ODA) Act. In August 2024, the Odisha government ordered the demolition of at least 191 illegally constructed apartments and buildings in Bhubaneswar. The Housing and Urban Development Minister confirmed 491 total cases in the BDA area alone, with 191 demolition orders formally issued. This followed an earlier ODA court go-ahead for 175 structures. Altogether, over 6,000 cases of building rule violations were pending in the BDA and BMC courts at the time of those orders. The Supreme Court sharpened this further. On December 17, 2024, in Civil Appeal No. 14604 of 2024, the Supreme Court held that unauthorised constructions are serious threats to planned development and public safety, not merely technical infractions. BDA's own website displays a compliance notice for this judgment. Following that ruling, the Odisha Housing and Urban Development Department issued a notification in September 2025 tying electricity, water, and sewerage connections to valid Occupancy Certificates (OCs). The same notification bars builders from handing over flats without an OC and directs banks not to sanction home loans against properties without one. A plot or apartment without an OC now cannot legally receive utility connections. The table below shows the key documents that must be in order before any Bhubaneswar masterplan zone transaction proceeds.

If a builder or seller cannot produce a BDA layout approval number and a valid OC for the structure, do not proceed. The ODA court system is active, and enforcement is real.

Patia, Chandaka, and Tamando: the three tiers shaping investment decisions near the BDA masterplan growth corridors

The BDPA does not function as a single market. Three distinct tiers have emerged based on proximity to IT employment, road infrastructure, and planned housing density under the CDP 2030. Patia and the Infocity corridor represent the primary tier. The CDP 2030 identifies Chandrasekharpur, Patia, and adjacent areas as zones earmarked for significant residential and commercial densification. The Infocity and Info Valley IT parks in this zone host over 300 companies employing more than 50,000 professionals, creating sustained rental demand. Apartments in Patia range from approximately ₹5,500 to ₹7,000 per sq. ft., with 6% year-on-year appreciation recorded in 2024-2025. Chandaka forms the secondary tier. Located in north-western Bhubaneswar, adjacent to the Chandaka Wildlife Sanctuary, this zone recorded 7-9% year-on-year property value appreciation in recent years. The draft BDA 2040 extended area plan includes Chandaka-II zone maps showing a mix of residential, commercial, and agricultural-forest use zones. Buyers here must specifically verify whether their survey number falls within the residential zone boundary or in the forest-adjacent buffer, as these categories carry construction restrictions. The third tier covers Tamando and Sundarpada on the city's south-western edge. The CDP 2030 designated Tamando as one of the planned new residential growth areas, with the development brief including road connectivity and new social infrastructure. Prices remain lower, but document verification requirements are the same.

The most misunderstood corridor is Chandaka. Because the sanctuary boundary is not physically demarcated on the ground, buyers can purchase land that appears to be a clean residential parcel but sits inside or against the forest buffer. The draft BDA 2040 land use map specifically shows agricultural and forest use zones within Chandaka-II that are not available for private residential construction.

Data Sources & Verification

This page is based on BDA's own planning documents, maps and gazette notices, read in October 2026, and on Odisha government notifications. News reports are used only for BDA decisions that are not yet published as notices. Where a fact could not be confirmed from an official or established source, it was left out.

* BDA, Maps & Reports page: list of CDP 2030 and draft CDP 2040 maps and reports * BDA, CDP 2010 (Planning Zone Map) and CDP 2010 Mouza/Village Map pages: 14 planning zones and 205 mouza sheets of CDP 2030 * BDA, CDP Executive Summary: BDPA area of 419.10 sq km, 14 planning zones, land use shares, 2030 population targets * BDA, Final Modified CDP Map-02/2021 (Odisha Gazette, 10 January 2023): example of a notified CDP modification * BDA, About BDA: jurisdiction of 1,110.26 sq km and 556 revenue villages * BDA, draft CDP for the extended area, 2040 (Odisha Gazette No. 458, 2 March 2024): 364 villages, objection process * BDA, draft CDP 2040 executive summary and zone maps: area, 14 planning zones, blocks, land use shares, population, ring roads, villages per zone * BDA, re-publication of the draft CDP 2040 for 35 villages (Odisha Gazette No. 4467, 16 October 2025) * BDA, Gazette Notifications page: no final CDP 2040 listed as of October 2026 * OdishaBytes (February 2025), OdishaTV (September 2025), The New Indian Express (August 2025) and Prameya News (October 2025): BDA decisions to revise the CDP and rework the 2040 plan * Odisha Housing and Urban Development Department notification (September 2025, as reported): occupancy certificate rules