Master plan · Maharashtra
Master Plan of Bhiwandi
See Bhiwandi's master plan mapped on the ground, compare it with satellite imagery, and find the zone of your property — with the plan documents and the building rules that apply in Bhiwandi.
See the mapped master plan
The Bhiwandi plan sits at its true place on the map, from the whole planning area down to a single street.
Compare it with the ground
Drag the Compare divider across the plan, or fade it with the opacity slider, to check it against satellite imagery of what is there today.
Find the zone of your property
Search for your locality or landmark. The pin lands on the plan, and the colour under it is the land use the plan gives that ground.
Which plan applies in Bhiwandi today
The Bhiwandi-Nizampur City Municipal Corporation (BNCMC) plans Bhiwandi town and published a draft revised development plan for 2023-2043 in August 2025. The 60 surrounding villages, a major warehousing belt, form the Bhiwandi Surrounding Notified Area (BSNA), where MMRDA is the special planning authority. Building rules follow UDCPR 2020. BNCMC issues permission in town and MMRDA does so in the notified area.
The plan on our map
- Open on the map
Bhiwandi Area Master Plan 2031
Master plan documents
The plans in force, the drafts and the maps, at the authority that publishes them.
BNCMC Draft Revised Development Plan 2023-2043: proposed land use report
draftReport on the proposed land-use plan for the corporation area, published in August 2025.
Note: This is a draft. The earlier sanctioned plan applies until it is sanctioned.
Bhiwandi Surrounding Notified Area (BSNA)
in forceMMRDA's page for the 60-village notified area of about 144 sq km around Bhiwandi, with its development plan and planning information.
BNCMC Town Planning Department files
referenceThe town planning department's documents page.
Building rules in Bhiwandi
What decides how much you may build, how far back from the road and how high: the rules of Maharashtra, on top of the national codes below.
Maharashtra
Unified Development Control and Promotion Regulations (UDCPR) 2020, consolidated to 30 Jan 2025
One common rulebook for FSI, setbacks, parking, TDR, transit-oriented development zones and layouts across almost all of Maharashtra outside Mumbai. It came into force in December 2020 and has been amended many times since.
Note: This is a working consolidation made by a planning authority. The binding texts are the 2020 gazette and each later amendment notification. Amendments after 30 Jan 2025, including a September 2025 batch mentioned by commercial editions, are not reflected. UDCPR does not apply to MCGM (Mumbai), MIDC, NAINA, JNPT, hill-station councils, Lonavala or MoEF-notified eco-sensitive areas.
Maharashtra Regional and Town Planning Act, 1966 (as modified to 15 May 2018)
The parent planning law of Maharashtra. Regional plans, city development plans, town planning schemes and building permissions are all made under it, and it penalises construction without permission.
Note: Copy hosted by the state Directorate of Town Planning. The India Code page (indiacode.nic.in handle 16117) timed out when checked.
MahaRERA (Maharashtra Real Estate Regulatory Authority)
Maharashtra's RERA authority. On its portal buyers can check whether a project and its promoter are registered, see the plans filed and the promised completion date.
National codes, everywhere in India
National Building Code of India 2016 (SP 7:2016)
The national model code for how buildings are planned, built and made safe. It covers structure, fire and life safety, plumbing, electrical work and accessibility, and states base their building rules on it.
Model Building Bye-Laws 2016
A template set of building bye-laws. States and cities adapt it into their own rules on setbacks, FAR, parking, green building and approval steps.
Real Estate (Regulation and Development) Act, 2016
Larger real-estate projects and agents must register with the state RERA. The Act sets builders' obligations and gives buyers a fast way to file complaints.
Harmonised Guidelines and Standards for Universal Accessibility in India 2021
Design standards that make buildings and public spaces usable by persons with disabilities, older people and children. The RPwD rules make them binding for many buildings.
Urban and Regional Development Plans Formulation and Implementation (URDPFI) Guidelines 2014
National guidance on preparing master and development plans. It includes the land-use categories and amenity standards that most state plans follow.
Eco Niwas Samhita 2018 (Energy Conservation Building Code - Residential)
An energy-efficiency code for homes. It limits heat gain through walls, roofs and windows, encourages daylight and ventilation, and states adopt it into their bye-laws.
NOCAS - Height clearance NOC around airports
The online system for getting the height No Objection Certificate needed for buildings near civil airports. The height allowed depends on how far the site is from the runway.
National Monuments Authority - NOC near protected monuments
Construction is prohibited within 100 m of a centrally protected monument, and within 300 m it needs NMA permission. This site handles those applications and publishes heritage bye-laws.
Indicative zoning norms · FAR, coverage, height
| Zone | FAR / FSI | Coverage | Height |
|---|---|---|---|
| Residential | 1.0 | 40% | 11m |
| Commercial | 2.0 | 55% | Unrestricted |
| Industrial / Warehousing | 1.5 | 60% | 18m |
Indicative norms read off the published plan for Bhiwandi Area. Check the sanctioned document and the building rules above with MMRDA before relying on them.
Questions about the Bhiwandi master plan
Who approves warehouses around Bhiwandi?
MMRDA is the planning authority in the 60 surrounding villages. Inside the town it is BNCMC.
Is there a new Bhiwandi DP?
A draft revised plan for 2023-2043 was published in August 2025. It is not final yet.
Which building rules apply?
UDCPR 2020 with its amendments.
Indori Zameen is an informative platform, not an official record. Every link and status on this page was checked on 28 September 2026; plans and rules change by notification, so confirm with the authority — and a registered architect — before you buy or build.