What Can You Build on a 100, 150 or 200 Gaj Plot in Delhi? Coverage, FAR, Floors and Cost Explained

On a 100 gaj (900 sqft) plot in Delhi you may cover 90% of the ground and build a floor area of 350% of the plot, which is 3,150 sqft in up to four dwelling units. On a 150 gaj or 200 gaj plot the coverage drops to 75% and the FAR to 300, giving 4,050 sqft and 5,400 sqft respectively, again in up to four units, inside a height limit of 15 metres, or 17.5 metres where stilt parking is provided. These figures come from the Master Plan for Delhi 2047, notified on 20 August 2026, which the DDA says 'supersedes the MPD-2021'. For these three plot sizes the coverage, FAR and unit counts are unchanged, but two things are new: a stilt is now compulsory on plots above 100 sqm and up to 750 sqm, and even the smallest plots must find room for a parking space. This guide turns the plan's table into what it means for the common Delhi plot sizes: the footprint per floor, the total built-up area, the number of floors and units, the setbacks and parking, what counts toward FAR, and what building to full potential costs at our published package rates.

How Do Gaj, Square Metres and Square Feet Relate?

A gaj is a square yard: 9 sqft, or 0.836 sqm. So 100 gaj is 900 sqft and about 83.6 sqm; 150 gaj is 1,350 sqft and 125.4 sqm; 200 gaj is 1,800 sqft and 167.2 sqm; 250 gaj is 2,250 sqft and 209 sqm; and 300 gaj is 2,700 sqft and 250.8 sqm. The master plan's categories are written in square metres, so it is the square-metre figure that decides which row of the table you fall in. The plan also lets the local body disregard a variation of up to 2% in plot size arising from the conversion of square yards to square metres (para 5.1.6(v)), which matters for a 300 gaj plot: at 250.8 sqm it is within 2% of the 250 sqm line, so the local body may treat it as a 250 sqm plot rather than one in the next category up.

What Does the Master Plan Allow by Plot Size?

The table below is reproduced from Table 7.2 of MPD-2047, the development controls for plotted housing. Plots up to 50 sqm (about 60 gaj): 90% ground coverage, FAR 350, 3 dwelling units. Above 50 to 100 sqm (60 to about 120 gaj): 90% coverage, FAR 350, 4 units. Above 100 to 250 sqm (120 to about 300 gaj): 75% coverage, FAR 300, 4 units. Above 250 to 750 sqm (300 to about 900 gaj): 75% coverage, FAR 225, 5 units, where MPD-2021 allowed 6. Above 750 to 1,000 sqm: 50% coverage, FAR 200, 7 units, where MPD-2021 allowed 9. FAR is the total covered area on all floors divided by the plot area, expressed as a percentage, so FAR 300 on a 1,800 sqft plot is 5,400 sqft of floor area. The maximum height is 15 metres, ground plus three floors, on a plot without stilt parking and 17.5 metres, stilt plus four floors, with it, and a stilt is compulsory on plots above 100 sqm and up to 750 sqm (controls (iv) and (vi) under the table). MPD-2021 added that such a building is not treated as a high-rise and that the plot owner obtains any fire clearance; MPD-2047 does not repeat either sentence, and our Fire NOC guide explains why that matters. None of this reaches back to a house already sanctioned: the DDA's FAQ says plans approved before 20 August 2026 continue under the earlier norms, and the new ones apply when additional FAR is availed or a revised plan is sanctioned.

What Can You Build on a 100 Gaj Plot?

A 100 gaj plot is 900 sqft and, at 83.6 sqm, falls in the 50 to 100 sqm category. Ground coverage of 90% gives a footprint of 810 sqft per floor, and FAR 350 gives 3,150 sqft of total floor area, in up to four dwelling units. Four floors at the full footprint would be 3,240 sqft, slightly over the FAR, so the practical layouts are ground plus three floors with the top floor a little smaller, or stilt parking plus four floors of about 787 sqft each within the 17.5 metre height. At this size the stilt is not compulsory, since the requirement starts above 100 sqm, but the plan's parking table still asks for one equivalent car space on every plot up to 250 sqm, met within the plot (Table 11.7 and para 11.1.2(vi)). The open 10% of a 100 gaj plot, about 8 sqm, is far smaller than the 23 sqm the plan's space standard allows for one open car space (Table 11.5), so in practice the car goes into the ground floor or under a stilt. No setbacks are prescribed for plots up to 100 sqm. MPD-2021 also asked for a 2 metre by 2 metre open courtyard on plots of 50 to 100 sqm; MPD-2047's plotted-housing controls do not repeat it, but the bye-laws' light and ventilation rules still apply: where a habitable room takes its light and air from an internal courtyard, clause 7.20.1 of the Unified Building Bye-Laws asks for at least 3 m by 3 m in a building below 15 m unless the room is mechanically ventilated, so a 100 gaj design is planned around a shaft or courtyard wherever a room needs one. Plots this size are often row houses with shared side walls, which is what makes the zero side setback workable.

What Can You Build on a 150 Gaj Plot?

A 150 gaj plot is 1,350 sqft and 125.4 sqm, in the 100 to 250 sqm category. Coverage of 75% gives a footprint of 1,012 sqft, and FAR 300 gives 4,050 sqft, which is exactly four floors at the full footprint. Under MPD-2047 a plot of this size must have a stilt, so a new house here sits over stilt parking, and built to full FAR it is the stilt plus four format, with four independent units of about 1,000 sqft each. The only prescribed setback in this category is 3 metres at the front; rear and sides are zero, though the courtyard, shaft and window rules still shape the plan.

What Can You Build on a 200 Gaj Plot?

A 200 gaj plot is 1,800 sqft and 167.2 sqm, also in the 100 to 250 sqm category. Coverage of 75% gives a footprint of 1,350 sqft, and FAR 300 gives 5,400 sqft: four floors of 1,350 sqft, four units, a 3 metre front setback, and, since MPD-2047, a compulsory stilt below, which is also what earns the 17.5 metre height. This is the size at which a full three-bedroom floor with a lift becomes comfortable. If a builder has offered you a collaboration on a plot like this, our guide to collaboration versus building it yourself works through that decision.

And 250 or 300 Gaj?

A 250 gaj plot (2,250 sqft, 209 sqm) is still in the 100 to 250 sqm category: 1,687 sqft per floor and 6,750 sqft in total, four units, over a compulsory stilt. A 300 gaj plot (2,700 sqft, 250.8 sqm) is the borderline case, and the floor area comes out at about 8,100 sqft either way. If the local body disregards the extra 0.8 sqm under the 2% allowance, it is a 250 sqm plot with 75% coverage and FAR 300: 2,025 sqft per floor and 8,100 sqft in total, four units. If it is placed in the 250 to 750 sqm category instead, FAR 225 alone would give only 6,075 sqft, but control (iii) under the table says a plot may not get less coverage or floor area than the largest plot of the category below, so it keeps the floor area of a 250 sqm plot at FAR 300, which is 750 sqm or about 8,070 sqft. What changes between the two readings is the unit count, four or five, and on paper the setbacks and the parking: 3 metres at the front, rear and one side instead of the front alone, and two car spaces instead of one, though both tables let a plot use the norms of the category below where the full coverage or FAR cannot otherwise be achieved. A stilt is compulsory either way. Which reading you get is a matter to settle with your architect and the sanctioning authority before drawings are made, not after.

What Counts Toward FAR and What Does Not?

Several parts of a house sit outside the FAR count, and between them the master plan and the bye-laws are specific. A stilt built to the bye-laws and used for parking is not included in FAR, but it is counted toward the building's height (MPD-2047 Table 7.2, control (v)). The Unified Building Bye-Laws 2016 allow a stilt with a minimum clear height of 2.4 metres at the underside of the beam and a maximum of 2.7 metres at the underside of the slab for parking (clause 7.15.1). A basement is not counted toward FAR if it is used for incidental storage, services, utilities and parking, and it is counted if it houses a permitted mixed-use activity (MPD-2047 para 13.1.3). MPD-2021's rule that a house basement stay within the ground-floor coverage is not repeated; instead a basement may run up to the setback line free of FAR only as far as the parking and services requirement, with the agencies' prior approval, so settle its extent at the sanction stage. A balcony within the plot line up to 1.5 metres wide is free of FAR in plotted development (bye-law 7.2.4.1). On the other side of the ledger, a mezzanine is counted in FAR (bye-law 7.2.3). So is the staircase: the bye-laws leave stairs out of FAR in other buildings but not in residential plotted development (clause 7.17.2(n)), and our staircase design guide works out how much of each floor a stair takes. Parking has its own norm, and it has changed. MPD-2047's Table 11.7 asks for one equivalent car space on plots up to 250 sqm, two on plots above 250 and up to 300 sqm, and one for every 100 sqm of FAR area on plots above 300 sqm, all to be provided within the plot, and control (vi) makes the stilt compulsory on plots above 100 sqm and up to 750 sqm. Under MPD-2021 plots up to 250 sqm had no parking count and the stilt was a design choice; under MPD-2047 every plot needs its car space, and above 100 sqm the stilt is no longer optional.

How Many Floors Can You Actually Build?

Three limits act together: coverage times floors cannot exceed the FAR, the building cannot exceed 15 metres (17.5 with a stilt), and the plot cannot hold more than its dwelling-unit count. With a floor-to-floor height of around 3 metres, 15 metres accommodates ground plus three floors and 17.5 metres accommodates a stilt plus four, which is how MPD-2047 itself describes the two limits. On a 150 or 200 gaj plot, FAR 300 at 75% coverage is exactly four full floors, and the four-unit cap means each floor is one unit; a fifth residential floor is not available on these plots, and the stilt under them is now compulsory. On a 100 gaj plot, FAR 350 at 90% coverage is just under four full floors. The stilt plus four format is the default because it uses all three limits at once, but it carries a structural obligation: the open stilt is a soft storey in seismic zone IV, and the bye-laws note the shear walls and bracing that the codes call for; our stilt plus four guide explains what to ask your engineer.

What Does It Cost to Build to Full FAR?

Multiply the FAR area by a package rate and you have the construction figure. At our published packages, Essential ₹1,500, Basic ₹1,800, Standard ₹2,300, Premium ₹3,200 and Luxury ₹4,500 per sqft of built-up area, a 100 gaj plot built to its 3,150 sqft comes to about ₹47 lakh at Essential, ₹57 lakh at Basic, ₹72 lakh at Standard, ₹1.01 crore at Premium and ₹1.42 crore at Luxury. A 150 gaj plot at 4,050 sqft is about ₹61 lakh, ₹73 lakh, ₹93 lakh, ₹1.30 crore and ₹1.82 crore. A 200 gaj plot at 5,400 sqft is about ₹81 lakh, ₹97 lakh, ₹1.24 crore, ₹1.73 crore and ₹2.43 crore. Those are the FAR floors only. A stilt, compulsory on the 150 and 200 gaj plots, is not FAR area but it is still a slab on columns and is priced as its own line; so is a basement, and so is a lift, which our home lift guide covers. Land, stamp duty, sanction fees and any betterment or additional-FAR charges the plan mentions, utility connections and boundary walls are outside the package rate, as our construction cost guide sets out, and the cost calculator will run your own area against each package.

You are not obliged to build to full FAR. Two floors over the stilt on a 200 gaj plot are 2,700 sqft and about ₹62 lakh at Standard, before the stilt itself, and if the foundation and columns are designed for the eventual four floors, the upper floors can be added later; our guide to adding a floor to an existing house covers how. What you cannot do cheaply is build a light structure now and decide on four floors afterwards.

What Should You Confirm Before Drawings Are Made?

Five things, in writing, from your architect. The plot's category in square metres and the coverage, FAR, unit count and parking that follow from it under MPD-2047, or under your earlier sanction if you are building to a plan approved before 20 August 2026. Any restriction that overrides the table: plots in heritage zones, near protected monuments, under the airport funnel, in Lutyens' Bungalow Zone, in unauthorised colonies regularised under their own norms, or on roads with a right-of-way that changes what is allowed. The additional-FAR charges the plan says must be paid before any FAR above the plot's original allotment is used (para 5.1.6(ix)), and any betterment levy the MCD applies. The parking and stilt design. And the soil, because a four-floor building on a 100 gaj plot puts real load on a small footing; our guide to soil testing before construction explains why that report comes before the structural drawings. All of it then goes through the MCD building approval process before a brick is laid. And if a clinic, office or shop is part of the plan, check the Master Plan's mixed-use routes first; our mixed use guide explains which colonies and roads allow what.

Nirman Ved designs and builds on plots of every size the plan allows across Delhi NCR, to the coverage, FAR and height the plan allows and to the current bye-laws, with the structural design for stilt formats prepared by a licensed structural engineer and the sanction managed as part of our house construction service. If you want to know exactly what your plot can hold and what each option costs, call +91-7838355055 or book a free site visit and we will put the numbers in writing.