Building Plan Approval in Delhi NCR (2026)
Who sanctions your house plan in Noida, Greater Noida, Ghaziabad, Delhi, Gurugram and Faridabad, under which rules, and how much of your plot you can build on. Every fact links to its source.
Which authority approves your house plan
Six bodies sanction most house plans in Delhi NCR, and each works under its own rules. Industrial authorities (Noida, Greater Noida) follow their own building regulations; development authorities in Uttar Pradesh (such as GDA) follow the UP bye-laws of 2025; Delhi follows the Unified Building Bye-Laws 2016 with Master Plan 2021 controls; Haryana cities follow the Haryana Building Code 2017.
| City | Who sanctions | Rules | Fast route |
|---|---|---|---|
| Noida | Noida Authority | NOIDA Building Regulations 2010, as amended | Online map approval since 2018. A unified regulation for UP industrial authorities was published in draft in April 2026; final notification not verified. |
| Greater Noida, Greater Noida West | GNIDA | Industrial Development Area Building Regulations 2010, as amended | Architect self-certification: plan deemed sanctioned on submission; 60-day deemed sanction |
| Ghaziabad | GDA | UP Model Building Bye-laws 2025 | Up to 100 sq m: online registration only. Up to 500 sq m: instant online approval in authority layouts |
| Delhi | MCD (DDA in its own areas) | Unified Building Bye-Laws 2016, MPD 2021 | Up to 105 sq m: undertaking only. 105–500 sq m: low-risk permit in 30 days; online self-certification up to 500 sq m |
| Gurugram | HSVP (sectors), MCG (municipal area), DTCP (licensed colonies) | Haryana Building Code 2017, as amended | OBPAS online portals with empanelled architects |
| Faridabad | HSVP (sectors), MCF (municipal area) | Haryana Building Code 2017, as amended | OBPAS online portals |
Checked on 3 October 2026. Rules change; we confirm the current position for your plot before the first drawing.
Noida: Noida Authority
- Plans are sanctioned by the New Okhla Industrial Development Authority under the NOIDA Building Regulations 2010 and its amendments (4th amendment, 2016).
- Online map approval for residential plots was announced in 2018 (Millennium Post, Sep 2018).
- Noida did not move to the UP bye-laws of 2025, which are for development authorities. A draft Unified Building Regulations 2026 for industrial authorities (Noida, Greater Noida, YEIDA and others) was put out for objections in April 2026, reportedly with self-certification for residential plots up to 100 sq m (KNN India). We have not seen the final notification.
- Ground coverage and FAR depend on the plot category in your lease deed; we read them from your allotment papers and the regulation in force rather than quoting a general figure.
Greater Noida and Greater Noida West: GNIDA
- A plan prepared by a Council of Architecture registered architect and submitted with the required documents is deemed sanctioned; the receipt works as the sanction letter, and the authority may scrutinise the file within a month (GNIDA).
- Documents: architect's declaration on ₹10 stamp paper, Checklist A (Appendix-1) and a notarised indemnity bond on ₹100 stamp paper.
- Under the 2010 regulations a permit is treated as sanctioned if no decision is given within 60 days, after which the owner informs the CEO within 20 days. Dwelling units: 2 plus a servant quarter up to 100 sq m, 3 up to 500 sq m, 4 above. A stilt up to 2.4 m is outside FAR on plots above 112 sq m (Regulations 2010).
Ghaziabad: GDA
- GDA follows the UP Model Building Construction and Development Bye-laws 2025, approved by the state cabinet in July 2025 (bye-laws PDF).
- Residential plots up to 100 sq m need no permission, only online registration; plots up to 500 sq m in layouts approved and developed by the authority get instant online approval; NOCs from other departments are deemed given on the 30th day.
- UP is moving from the OBPAS portal to FASTPAS (Housing.com), and GDA paused online approvals in July 2025 while it updated to the new bye-laws (PropNewsTime). Check which portal is live when you apply.
Delhi: MCD and DDA
- MCD runs an online building plan sanction module with self-certification for plots up to 500 sq m, launched in October 2019 (LG Delhi). DDA sanctions in its own areas through the Online Building Permit System and states a maximum of 30 days (DDA).
- Under the Unified Building Bye-Laws 2016, plots up to 105 sq m need only an undertaking, fees and documents; residential buildings of 105–500 sq m are low risk with permits due in 30 days (Delhi Government).
- DDA approved the Master Plan for Delhi 2047 in August 2026; until it is notified, Master Plan 2021 controls apply (Business Standard).
Delhi residential plots: coverage, FAR and dwelling units (MPD 2021)
| Plot (sq m) | Ground coverage | FAR | Dwelling units |
|---|---|---|---|
| Up to 50 | 90% | 350 | 3 |
| 50–100 | 90% | 350 | 4 |
| 100–250 | 75% | 300 | 4 |
| 250–750 | 75% | 225 | 6 |
| 750–1,000 | 50% | 200 | 9 |
| 1,000–1,500 | 50% | 200 | 9 |
| 1,500–2,250 | 50% | 200 | 12 |
Height up to 15 m, or 17.5 m with stilt parking. Source: DDA handbook, Table 4.3.
Gurugram and Faridabad: HSVP, municipal corporations, DTCP
- HSVP sector plots: HSVP's OBPAS portal with empanelled architects, fully operational from 1 October 2025 (obpas.hsvphry.org.in). Municipal areas: the Urban Local Bodies OBPAS portal (ULB Haryana). Licensed colonies: the Town and Country Planning department.
- Rules: Haryana Building Code 2017 and its amendments (Haryana Building Code). The April 2022 amendment allowed 75% ground coverage on plots up to 250 sq m and 66% above, with maximum FAR on payment of 300% and 264% (The Tribune).
- Municipal core areas have their own table (October 2020): 85% coverage and FAR 220% up to 60 sq m, 80% and 200% up to 150 sq m, 70% and 180% up to 225 sq m, 60% and 160% up to 450 sq m, 50% and 140% above (ULB notification).
- Municipal scrutiny fee: ₹10 per sq m of covered area, plus development and other charges. Documents include forms BR-I and BR-II, ownership papers, property tax receipt and site plan.
- Stilt + 4: allowed by a July 2024 policy with conditions (HSVP), stayed by the High Court for Gurugram on 2 April 2026 and since made subject to the outcome of a PIL (The Tribune, May 2026). Do not plan a fourth floor in Gurugram without checking the current order.
Plot to cost: how much can I build and what will it cost?
Enter your plot and floors. Delhi and Haryana use the published coverage and FAR tables above; for Noida, Greater Noida and Ghaziabad enter the coverage from your allotment papers. Costs use our 2026 per sq ft rates for the city.
An estimate for planning, not a sanction. Setbacks, road width, height and the regulation in force for your plot can lower these figures; we confirm them before drawing.
Building plan approval in Delhi NCR: frequently asked questions
Do I need map approval to build a house in Delhi NCR?
Yes, apart from narrow exemptions. In Delhi, plots up to 105 sq m need only an undertaking, fees and documents under the Unified Building Bye-Laws 2016. Under the UP Model Building Bye-laws 2025 used by development authorities such as GDA, residential plots up to 100 sq m need only online registration. Noida, Greater Noida, Gurugram and Faridabad plots need a sanctioned plan.
How long does naksha pass take in Greater Noida?
GNIDA allows self-certification: a plan prepared by a Council of Architecture registered architect and submitted with the required documents is treated as sanctioned, and the authority may scrutinise it within a month. Its 2010 regulations also treat a permit as sanctioned if no decision is given within 60 days.
How much ground can I cover on a 100 sq m plot in Delhi?
Under Master Plan for Delhi 2021, residential plots from 50 to 100 sq m can cover 90% of the plot with an FAR of 350 and up to 4 dwelling units. Height is limited to 15 m, or 17.5 m with stilt parking.
Is stilt + 4 allowed in Gurugram?
Haryana allowed stilt + 4 floors under a July 2024 policy, but the Punjab and Haryana High Court stayed its operation in Gurugram on 2 April 2026 and later said the policy is subject to the outcome of the PIL. Check the current status for your plot before planning a fourth floor.
Who approves building plans in Gurugram and Faridabad?
It depends on where the plot is: HSVP for HSVP sectors through its online OBPAS portal, the Municipal Corporation for municipal areas through the Urban Local Bodies OBPAS portal, and the Town and Country Planning department for licensed colonies.
Can GharVistar get my map passed?
Yes. Our licensed architect prepares the sanction drawings for your plot, files them with the right authority and follows the file to approval. Government fees are billed at actuals.
Want your map passed without running around?
Send your plot papers on WhatsApp. Our architect tells you what the rules allow on your plot and prepares the sanction drawings.