Sadat HMReal Estate Investment Intelligence
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The HMDA Master Plan 2031 land-use zones in plain words (residential R1–R4, peri-urban, conservation, water bodies and more), what can be built in each, how to check a survey number’s zone, GO 111, and the coming Master Plan 2050.
Before you buy land around Hyderabad, check its zone in the HMDA master plan. The zone decides what can be built there. A plot sold as “residential” can sit in an agricultural, water-body or peri-urban zone where building is restricted.
| Residential R1–R3 | Residential development allowed. R1 is next to growth corridors (higher density), R2 other urban areas, R3 urban centres |
|---|---|
| R4 (village settlements) | Gramakantham: natural expansion of villages only, not plotted layouts |
| Commercial | Shops, offices, mixed use |
| Manufacturing | Industry and work centres, not housing |
| Peri-urban | Transition areas. Limited coverage (about 25% of the land) and height limits (about 18 m residential, 15 m commercial) |
| Agricultural / conservation | Farming. No layouts without a change of land use |
| Water bodies | Lakes, tanks, kuntas, nalas. No construction inside the full tank level (FTL), plus a buffer of 30 m or 9 m depending on the water body |
| Forest, recreation, public use | Not for private housing |
Changing a zone (a change of land use) is decided by HMDA and takes time and fees. Never buy on a promise that a zone “will be changed”.
Related: Regional Ring Road status · Bharat Future City · property calculators.
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