Delhi Land Pooling Policy Under MPD-2047 — FAR, Land Share and Who Qualifies

Delhi's land pooling policy now has notified numbers attached to it.

Under Chapter 4.1 of the Master Plan for Delhi-2047, gazette notified on 20 August 2026, the FAR of each plot within a land pooling scheme is 200. For land assembled by a group of owners, the land share is 60:40 — a maximum of 60% retained by landowners, a minimum of 40% to the DDA.

This is one chapter of a larger plan. For what else was decided on 12 August and notified on 20 August, see the Delhi Master Plan 2047 overview.

Where it applies

The policy covers Planning Zones K-I, L, N, P-II, J (part) and part of P-I — unacquired land notified as Development Area.

It does not apply to land under identified unauthorised colonies, Lal Dora and extended Lal Dora village areas, government projects where an NOC has been issued or a plan approved, notified forests and regional parks, natural drains and water bodies, areas notified by the Wetland Authority of Delhi, government-owned land, heritage sites, or non-conforming industrial and godown clusters.

The 60:40 breakdown

Of the landowners' maximum 60% share, the gazette specifies gross residential at 53%, commercial at 5%, and public and semi-public at 2%.

The DDA's minimum 40% covers recreational use, PSP, roads and circulation, and a saleable component — 35% is specified for services and saleable.

The minimum scheme size

Where owners assemble land themselves, a scheme cannot be less than 20 hectares. Contiguous parcels above 20 hectares can be brought to the DDA for notification as a scheme.

Landowners with any size of parcel may register and participate. The gazette requires that land offered for pooling is free from all encumbrances and that the owner holds valid, lawful ownership and physical possession.

Three development models

The gazette permits schemes through assembly of land by a group of owners, through Town Planning Schemes for areas the DDA identifies, or through any other model set out in the Regulations.

Roads of 30m right-of-way and above are indicated in the pooling areas. Where land for roads and infrastructure isn't available through pooling, the gazette provides that DDA may process acquisition.

Development cost is calculated for the entire scheme and recovered as Development Charges from landowners.

What this means

• For landowners: the arithmetic is now knowable. A 20-hectare scheme, 60% retained, FAR 200 — that's a calculation you can actually run.
• For brokers: any client holding land in K-I, L, N, P-II, J or P-I has a defined position for the first time. The exclusion list is as important as the inclusion — Lal Dora land, regularised unauthorised colonies and government-scheme land are out.

The caveat the gazette states plainly: fees, charges, approval process, norms and grievance redressal "shall be detailed out in its Regulations." Those Regulations are not yet notified. Nothing here is an approval to build.

The other big FAR change in the same plan sits along the metro lines — see metro corridor development under MPD-2047.

Source: Master Plan for Delhi-2047, Gazette of India Extraordinary, Part II Section 3(ii), No. 4417, notified 20 August 2026 by the Ministry of Housing and Urban Affairs under Section 11-A(2) of the Delhi Development Act, 1957. This article is general information and not legal or investment advice. Several provisions referenced here await detailed Regulations. Verify the planning position of any specific property with the applicable zonal plan and relevant authorities before acting.