Derabassi Masterplan GMADA
GMADA-2031
Overview
The Derabassi LPA Master Plan 2031 governs land use across the entire Derabassi Local Planning Area, a 20 km stretch south of Chandigarh on NH-21 in SAS Nagar (Mohali) district, Punjab. Prepared by the Department of Town and Country Planning, Punjab and administered by GMADA, the plan classifies land into residential (R1–R4), industrial (general, heavy, logistics, technology and R&D), and rural-agricultural zones. This page covers the premium Derabassi Masterplan layer on 1acre, what each zone permits, the regulatory traps that catch buyers off-guard, and the corridors where this plan directly drives land value.Zone Misclassification and Unauthorized Colonies: The Biggest Risk in Derabassi
Derabassi's location on the Chandigarh–Delhi highway has made it one of the fastest-developing corridors in the Greater Mohali Region (GMR), and that speed has attracted colonies that were built first and approved never. GMADA publishes a live list of unauthorized colonies under its jurisdiction, which includes Derabassi. Brokers routinely show buyers plots in colonies that sit in agricultural or industrial zones on the master plan map, without disclosing that the land has no valid Change of Land Use (CLU) from GMADA.
Overview
R1
Zone Type
Residential (dense, near town core)
Residential Construction?
Yes
CLU Required to Change Use?
No
R2
Zone Type
Residential (secondary areas)
Residential Construction?
Yes
CLU Required to Change Use?
No
R3
Zone Type
Residential (outer growth areas)
Residential Construction?
Yes
CLU Required to Change Use?
No
R4
Zone Type
Rural/agricultural settlements
Residential Construction?
No
CLU Required to Change Use?
Yes
U
Zone Type
Industrial – General
Residential Construction?
No
CLU Required to Change Use?
Yes
GGA / GHA
Zone Type
Industrial – Heavy / Logistics
Residential Construction?
No
CLU Required to Change Use?
Yes
FEZ
Zone Type
Free Enterprise Zone (industrial)
Residential Construction?
No
CLU Required to Change Use?
Yes
Zone Code
Zone Type
Residential Construction?
CLU Required to Change Use?
R1
Residential (dense, near town core)
Yes
No
R2
Residential (secondary areas)
Yes
No
R3
Residential (outer growth areas)
Yes
No
R4
Rural/agricultural settlements
No
Yes
U
Industrial – General
No
Yes
GGA / GHA
Industrial – Heavy / Logistics
No
Yes
FEZ
Free Enterprise Zone (industrial)
No
Yes
Under the Punjab Apartment and Property Regulation Act (PAPRA), any colony development requires an LOI and a formal license from GMADA before a single plot can be sold. A CLU certificate must precede that license. Before signing, ask the seller to show you the CLU drawing number and cross-reference it against the GMADA-approved colonies list at gmada.gov.in. If neither document exists, do not proceed.
Growth Corridors and Micro-Markets Under the Derabassi Masterplan
Haripur Hinduan / Saidpura
Zone (Master Plan 2031)
FEZ + Industrial (General)
Growth Driver
Derabassi-Lalru industrial belt; existing factory units
Known Risk
Residential development explicitly prohibited; scattered non-compatible uses flagged in plan
Barwala Road, Saidpura
Zone (Master Plan 2031)
Industrial – General
Growth Driver
Red-category industrial plots; direct link to Chandigarh-Ambala Expressway
Known Risk
Heavy vehicle traffic; limited social infrastructure
Mubarakpur / Mirpur
Zone (Master Plan 2031)
R2–R3 Residential
Growth Driver
PR-10 proposed arterial road alignment; medium-density housing corridor
Known Risk
Some residential colonies pre-date road realignment; title disputes possible near PR-10 corridor
Lalru (adjacent LPA)
Zone (Master Plan 2031)
Industrial hub (notified 2015, DTP SAS Nagar 2249/2015)
Growth Driver
Dedicated industrial land use plan; proximity to NH-22, NH-72, Chandigarh-Ambala rail line
Known Risk
Separate LPA; buyers must verify under Lalru Land Use Plan, not Derabassi Master Plan
Gulabgarh
Zone (Master Plan 2031)
R3–R4
Growth Driver
Low-density residential fringe; proximity to regional greenery
Known Risk
Agricultural zone patches; verify CLU status for any plotted colony
Corridor / Locality
Zone (Master Plan 2031)
Growth Driver
Known Risk
Haripur Hinduan / Saidpura
FEZ + Industrial (General)
Derabassi-Lalru industrial belt; existing factory units
Residential development explicitly prohibited; scattered non-compatible uses flagged in plan
Barwala Road, Saidpura
Industrial – General
Red-category industrial plots; direct link to Chandigarh-Ambala Expressway
Heavy vehicle traffic; limited social infrastructure
Mubarakpur / Mirpur
R2–R3 Residential
PR-10 proposed arterial road alignment; medium-density housing corridor
Some residential colonies pre-date road realignment; title disputes possible near PR-10 corridor
Lalru (adjacent LPA)
Industrial hub (notified 2015, DTP SAS Nagar 2249/2015)
Dedicated industrial land use plan; proximity to NH-22, NH-72, Chandigarh-Ambala rail line
Separate LPA; buyers must verify under Lalru Land Use Plan, not Derabassi Master Plan
Gulabgarh
R3–R4
Low-density residential fringe; proximity to regional greenery
Agricultural zone patches; verify CLU status for any plotted colony
The most misunderstood corridor is Lalru. It falls under a separate Land Use Plan notified in December 2015, not the Derabassi Master Plan 2031. Buyers who assume that a Lalru address falls under the same document are checking the wrong plan entirely, and brokers almost never clarify this distinction.
Frequently Asked Questions
What is the zone classification of my plot under the Derabassi LPA Master Plan 2031?
Download the master plan map from gmada.gov.in, locate your khasra number on the revenue map, and cross-reference with the zoning sketch. The 1acre premium layer overlays this map with survey numbers for faster identification.
How do I check if a colony in Derabassi is GMADA-approved or unauthorized?
GMADA publishes a PDF list of unauthorized colonies at gmada.gov.in/en/colonies/unauthorized-colonies. Cross-check the colony name there. A PAPRA-licensed colony will have an LOI and license number you can verify with GMADA directly.
What documents do I need to verify before buying land in Derabassi?
At minimum: CLU approval number, GMADA colony license (if buying a plot in a colony), Shajra Plan certified by Patwari, and a non-encumbrance certificate from the Tehsildar. Absence of any one of these is a reason to pause.
What is CLU and why is it required for land use in Derabassi?
CLU (Change of Land Use) is a formal GMADA permission required when converting agricultural or rural land to residential or industrial use. Without CLU, no colony license can be issued under PAPRA, and the plot cannot be legally registered for non-agricultural purposes.
Which areas of Derabassi are zoned for industrial use under the master plan?
Haripur Hinduan, Saidpura, and the Barwala Road stretch are zoned as industrial (FEZ, General, and Heavy) under the Derabassi Master Plan 2031. The Derabassi-Lalru industrial corridor extends further south into the Lalru Land Use Plan area.
Is residential construction allowed in the FEZ boundary area near Derabassi?
No. The FEZ zone designation in the Derabassi Master Plan explicitly marks land for industrial use. Residential construction without a valid CLU converting the zone classification is prohibited and cannot be regularized under standard GMADA policy.
What is PAPRA and how does it protect plot buyers in Derabassi?
The Punjab Apartment and Property Regulation Act, 1995 requires all colony developers in GMADA jurisdiction to hold a valid license before selling plots. Buying in an unlicensed colony gives you no legal recourse against the developer if the project stalls or titles are disputed.
How do proposed roads like PR-10 affect land value in Derabassi LPA?
PR-10 is a major proposed arterial road in the GMADA Regional Plan that passes through Derabassi LPA. Land along its alignment carries appreciation potential but also acquisition risk: parcels that fall within the proposed right-of-way may be subject to future government acquisition at circle rates.
Disclaimer
Derabassi Masterplan GMADA is only accessible with Premium Subscription.
Data Source & Verification
Source
Official Greater Mohali Area Development Authority (GMADA) – Derabassi documents
Official Website
gmada.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Raster Tiles (from GeoTIFF)
Last Verified
2026
Status
Active