Kharar LPA Master Plan 2031: Zone Check & Land Use Guide
GMADA-2031
Overview
The Kharar LPA Master Plan 2031 is the governing land-use document for Kharar and its surrounding villages in SAS Nagar district. Prepared by the Greater Mohali Area Development Authority (GMADA) with Jurong Consultants Pte Ltd, the plan classifies every parcel across the Kharar Local Planning Area into residential zones (R1 through R6), mixed use, institutional, agricultural, and other categories. Before you negotiate price or sign any agreement on land in Kharar, this plan tells you what can legally be built, at what density, and whether a Change of Land Use is required. This page covers zone codes, regulatory traps specific to SAS Nagar, the active growth corridors, and how to use 1acre's premium map tools to verify your plot before committing.
NH-21 (renumbered as NH-205 since 2010), the IT City–Kurali corridor, and which Kharar pockets have real growth drivers
Not all Kharar land is equal. Three corridors have documented infrastructure backing, and two carry speculative risk that isn't always disclosed.
The IT City–Kharar–Kurali Greenfield Corridor is the most substantive driver. The IT City Chowk–Kharar–Kurali corridor opened to traffic on 22 December 2025 as Package-2 of the ₹3,167 crore Chandigarh-Ambala six-lane greenfield highway. It was built over 215 hectares involving 2,200 landowners and is access-controlled at 100 kmph. This is an active, operating corridor — not a speculative one. This corridor directly links Mohali's IT City development zone through Kharar toward Kurali, and the Kharar LPA 2031 plan designates a Future Development Corridor (Mixed Use) running along NH-21 toward Ropar. Land within the Mixed Use corridor on NH-21 benefits from permitted commercial and residential use without a separate CLU, provided the colony is licensed.
The table below maps active corridors against their status and planning zone.
NH-21 corridor toward Ropar
LPA 2031 Zone
Mixed Use (Future Development Corridor)
Active Growth Driver
IT City–Kurali NHAI corridor; land acquisition completed
Known Risk
Plots outside licensed colonies still need CLU
Kharar–Landran Road
LPA 2031 Zone
Residential (R3/R4)
Active Growth Driver
Proximity to CGC Landran, student rental demand
Known Risk
Crowded development, verify licensed colony status
Sunny Enclave / Sector 125
LPA 2031 Zone
Residential (R2/R3)
Active Growth Driver
Established residential zone, direct NH-5 access
Known Risk
Premium pricing; limited raw land left
Siswan village fringe
LPA 2031 Zone
Rural/Agriculture or PLPA-regulated
Active Growth Driver
None; active HC enforcement and demolition orders
Known Risk
High: do not transact without GMADA clearance
MDR-A / PR-2 junction areas
LPA 2031 Zone
Mixed Use / Institutional
Active Growth Driver
Road widening proposals; proximity to SAS Nagar HQ
Known Risk
Some parcels within Periphery Control Act zone
Corridor / Locality
LPA 2031 Zone
Active Growth Driver
Known Risk
NH-21 corridor toward Ropar
Mixed Use (Future Development Corridor)
IT City–Kurali NHAI corridor; land acquisition completed
Plots outside licensed colonies still need CLU
Kharar–Landran Road
Residential (R3/R4)
Proximity to CGC Landran, student rental demand
Crowded development, verify licensed colony status
Sunny Enclave / Sector 125
Residential (R2/R3)
Established residential zone, direct NH-5 access
Premium pricing; limited raw land left
Siswan village fringe
Rural/Agriculture or PLPA-regulated
None; active HC enforcement and demolition orders
High: do not transact without GMADA clearance
MDR-A / PR-2 junction areas
Mixed Use / Institutional
Road widening proposals; proximity to SAS Nagar HQ
Some parcels within Periphery Control Act zone
The most misunderstood corridor is Siswan and its surrounding villages. Brokers market this area as "Chandigarh fringe" land with high appreciation potential. What they omit: this area is under active Punjab and Haryana High Court monitoring, with GMADA conducting a district-wide survey of violations through March 31, 2026, and FIRs being filed against landowners who built without sanction.
Frequently Asked Questions
What is the Kharar LPA Master Plan 2031?
The Kharar LPA Master Plan 2031 is the official zone-by-zone growth framework for the region under GMADA. Every plot carries a zone designation that determines what can be built, how tall, how dense, and what permissions are required before construction begins.
How do I check which zone my plot falls in under the Kharar masterplan?
You can download the GMADA revenue master plan from gmada.gov.in and look up your survey number, or view the Kharar Masterplan layer on 1acre Premium for an overlay against satellite imagery. Yellow on the GMADA plan = agricultural; any non-agricultural use requires a Change of Land Use (CLU) approval from GMADA before construction.
What does CLU mean and when is it required for Kharar land?
CLU is Change of Land Use. It is not a post-purchase formality. Agricultural, rural, or agri-recreation land legally cannot be built on without it. Any broker who waves this away is setting you up for demolition notices and legal liability.
Are there illegal layouts in Kharar that buyers should avoid?
Yes, and this is active, not theoretical. As of February 2026, GMADA has identified 193 unauthorised constructions across 15 villages in SAS Nagar district, with 300+ structures already demolished over six months, particularly on PLPA-delisted land around Siswan, Majri, Mullanpur, and Mirzapur. The Punjab and Haryana High Court is personally supervising the enforcement and imposed ₹25,000 in costs on GMADA in February 2026 for incomplete reporting. Before any purchase, cross-check the plot against GMADA's list of unauthorised colonies on the 1acre Premium map layer (https://1acre.in/subscribe) and at gmada.gov.in.
What is the Punjab New Capital Periphery Control Act and does it affect Kharar land?
Kharar sits within approximately 16 km of Chandigarh, bringing this Act into force alongside masterplan rules. Building without GMADA sanction here means breaking two separate laws simultaneously. Most buyers have never heard of this Act, which is precisely why it catches them.
Which growth corridor in Kharar has the strongest planning basis for land investment?
The NH-21 (now NH-205) corridor toward Ropar is the most credibly backed. The masterplan designates a Future Development Corridor (Mixed Use) along this alignment, and the parallel IT City–Kharar–Kurali Greenfield Expressway (NHAI Package-2 of the Chandigarh-Ambala corridor) opened to traffic on 22 December 2025. Plots on licensed Mixed Use colonies along this alignment benefit from permitted commercial and residential use without a separate CLU.
What road width does the Kharar masterplan designate and why does it matter for land value?
Plots fronting 60 or 48 metre masterplan roads have stronger development rights, better commercial potential, and higher resale demand. A plot on a narrow village track is severely restricted regardless of how good its zone classification appears on paper.
What residential zone is best for plotted development in Kharar?
R1 and R2 offer higher density, clearer approvals, and stronger buyer demand. R3 and R4 work with tighter restrictions. R6 is essentially rural fringe requiring CLU before construction. Always verify the zone code directly from the GMADA master plan, never from a broker.
Disclaimer
Kharar LPA Master Plan 2031: Zone Check & Land Use Guide is only accessible with Premium Subscription.
Data Source & Verification
Source
Official Greater Mohali Area Development Authority (GMADA) – Kharar 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
April 2026
Status
Active