For developers & consortium organisers

Land pooling,
as a deal

Six thresholds decide whether a Delhi land pooling scheme is worth assembling, what comes back, and when it can legally start. Every figure below is cited to the notified gazette or to DDA — not to coverage of them.

MPD-2047 · S.O. 4597(E) · 20 August 2026

The six numbers

If you remember nothing else

2 ha

To be a Developer Entity — below it, land comes back as built space, not land

20 ha

Minimum scheme, on the group-assembly route

70%

Of a sector's developable area pooled before it is eligible at all

53%

Of contributed land returned as residential — not 60

200

FAR on a pooled plot. 400 only inside the UER-II corridor

8,000 m²

Original plot to reach FAR 400, half of it surrendered

Are you a Developer Entity?

Three routes, one threshold

DDA recognises a Developer Entity three ways, and every one of them turns on the same 2 hectares:

DDA Land Policy FAQ, Q27. The instrument matters as much as the area — routes (ii) and (iii) are only a DE once the agreement exists.
Route	Who	What it needs
i	A single landowner	Parcels in the sector adding to 2 ha
ii	A group of landowners	2 ha collectively, under a valid legally enforceable agreement
iii	A developer or corporate entity	Representing owners who pooled 2 ha, under a legally binding agreement

Below 2 ha and outside a DE, the return changes in kind A landowner with under 2 hectares who is not part of a Developer Entity is eligible only for built space — constructed area — and how much is settled later, at Implementation Plan stage. Not a plot. This is the single strongest argument you have when assembling: joining your DE changes what a smallholder receives, not merely how fast.

What comes back

Enter the land you would pool

Land pooled

Unit

—

Contributed

—

Returned, max 60%

—

Of which residential, 53%

—

Commercial 5% + civic 2%

—

Floor area on the residential share at FAR 200

—

Developer Entity status

Model on 53, not 60 Table 4.1.1 itemises both halves. The landowner's maximum 60% is gross residential 53%, city-level commercial 5%, public/semi-public 2%. DDA's minimum 40% is commercial 5% plus 35% for services, roads and circulation. The residential land you actually plan against is 53% of what you contributed — anyone modelling on 60 at a residential rate is roughly 13% optimistic before they start.

The corridor, and what it costs to enter

FAR 400 is real. The surrender is the part nobody quotes.

Along the executed stretch of UER-II, the High Density Corridor permits FAR 400 — double a pooled plot. It applies in a 250 m band either side of the road's right-of-way, in planning zones K-I, L, N, P-I and P-II. Not in Zone J: the road does not run through it.

MPD-2047 §4.3.3. Participation is voluntary — a plot that declines keeps the prevailing Master Plan norms.
Requirement	Threshold
Original Plot, minimum	8,000 m²
Surrendered to DDA	50%
Final Plot, minimum	4,000 m²
Share of plot inside the corridor	≥ 75%
Access road, minimum ROW	18 m
FAR — residential, commercial, PSP	400
Of which, to units under 60 m² carpet	20%
FAR — warehousing & logistics	120
Ground coverage — res / com / PSP	40%
Ground coverage — warehousing	70%
Green area, minimum	15% of plot
Setbacks — 4,000–10,000 m² (F/R/S)	9 / 6 / 6 m
Setbacks — above 10,000 m² (F/R/S)	15 / 12 / 12 m
Parking — res / com / PSP	2 ECS per 100 m² FAR
Parking — warehousing	1 ECS per 100 m² FAR

Do not compound the two surrenders in a model until DDA confirms it The clause states the HDC surrender as 50% of the “Original Plot” of minimum 8,000 sqm, and says the resulting HDC Plot forms part of the notified Road Network Plan for the land pooling area. What it does not spell out is how that 50% sits against the 60:40 you already gave at pooling. The honest position is that this is exactly what the Regulations settle, and it is the first question to put to DDA on any corridor-facing parcel. A model that silently stacks them, or silently does not, is guessing either way. That is why the calculator above stops at the pooled position and does not carry a number into the corridor.

It resolves plot by plot, not zone by zone Being in a corridor zone gives no plot anything. Two adjacent plots in one scheme can carry FAR 400 and FAR 200 — one qualified and opted in, the other did not. Assemble accordingly: contiguity along the corridor is worth more than area away from it.

When a sector can legally start

The threshold that decides your holding period

Your own paperwork can be perfect and the scheme still cannot begin. A sector is eligible only when all three are true:

Gate70% of the developable area pooled Below it, nothing proceeds. This is a coordination problem across neighbours, not a diligence problem you can solve alone.

GateThe pooled parcels are contiguous Scattered consent does not count. Reported experience on Sector 2 of Zone P-II: 87.8% of land pooled, but only 65.79% of it contiguous — so the sector still did not qualify.

GateBounded on at least one side by a road of ≥30 m ROW Existing or proposed per the Zonal Development Plan. Map 4 indicates the 30 m network across the pooling areas, refined by DDA to ground conditions.

Late entry is priced Land that stays out and comes forward afterwards can still be planned in, but must make at least 45% available for city-level infrastructure instead of 40%, plus updated external development charges. Five percentage points of land is the cost of waiting — useful leverage when persuading a holdout, and a real number to put in a downside case.

Where it applies

Six zones, five with the corridor

Pooling zones from MPD-2047 cl. 4.1.1(i); HDC zones from the §4.3 preamble. Land pooling areas total roughly 200 km²; the HDC band about 20 km²; TOD zones a further 200 km².
Zone	Pooling	UER-II corridor	Plot FAR
K-I — west	Applies	Yes	200 / 400
L — outer south-west	Applies	Yes	200 / 400
N — north-west	Applies	Yes	200 / 400
P-II — north, Narela	Applies	Yes	200 / 400
P-I — Narela sub-city	Unacquired land only	Yes	200 / 400
J — south	Part	No	200

A sector averages 250–350 hectares, per DDA — so a 20 ha scheme is a fraction of one, and the 70% gate is measured across the sector, not across your assembly.

Diligence register

What kills a parcel, in order of how often it does

HighExcluded land inside your assembly Seven categories are carved out entirely: identified unauthorised colonies, Lal Dora and extended Lal Dora, government projects already cleared, notified forests / regional parks / natural drains / water bodies / wetlands, government-owned or scheme land, heritage sites, and notified non-conforming industrial and godown clusters. Any of these inside a block breaks contiguity as well as area.

HighDevelopment Area not notified The chapter applies only to land notified as Development Area. Zone membership alone commits nothing.

MediumTitle, encumbrance and possession Parcels must be free of all encumbrances, with lawful ownership and physical possession. All three, per owner, across every parcel in the assembly.

MediumDevelopment Charges are recovered from landowners Scheme cost is calculated and recovered as DC; DDA and the service agencies build against that payment. The 60:40 is a land settlement, not free infrastructure. Rates sit in the Regulations, which the plan defers to throughout — so this is a real line with no published number yet.

MediumP-I is limited to unacquired land Already-acquired parcels in P-I are outside the policy. Check acquisition status before pricing anything there.

WatchOverlapping TOD zone TOD covers ~200 km² along metro, RRTS, rail and HSR. A TOD plot needs 2,000 m², carries base FAR 400 to a maximum 500, with a minimum 65% of FAR to residential — and TOD charges are payable on the full base 400 whether or not it is used.

WatchThe underlying zonal land use is superseded Once a scheme is approved, the land use in the previous Zonal Development Plan stands superseded, and what a plot may be used for is keyed to the width of the road it faces. An old ZDP print is not your answer.

Before you commit capital

Seven questions, in the order they should be asked

#	Question	Ask
1	Is the area notified as Development Area, and on what date?	DDA
2	What percentage of the sector's developable area is pooled today — and how much of it is contiguous?	DDA
3	Does any parcel touch an exclusion — Lal Dora, drain, water body, forest, unauthorised colony?	Revenue records
4	Is every parcel free of encumbrance, with possession as well as title?	Your counsel
5	Does the agreement binding the group meet the “legally enforceable” test for DE status?	Your counsel
6	For a corridor parcel: how does the HDC 50% surrender sit against the pooling 60:40?	DDA
7	What Development Charges and EDC will fall due, and when?	DDA / Regulations

Planning a scheme? You will need a plan for every plot in it

That is what we build. Our engine generates Vastu-scored concept layouts across every plot size and facing in a sector — eight facings, ground or stilt, with drawings and DXF — so you can test a layout before the sector is even notified.

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Or see the builder stack. Concept-grade drawings for planning and discussion — a licensed architect must validate any plan before construction. We do not advise on land pooling applications, consortium agreements or acquisition status; for those, DDA and your own professional advisers.