Master plan · Goa
Master Plan of Goa
See Goa'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 Goa.
See the mapped master plan
The Goa 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 Goa today
Goa is planned at two levels. The Regional Plan for Goa 2021 covers the whole state, and Outline Development Plans (ODPs) cover the planning areas of towns such as Panaji, Margao, Mapusa, Ponda and Vasco. Construction must follow the Goa Land Development and Building Construction Regulations 2010, which have been amended repeatedly (most recently in December 2025 and August 2026) under the Goa Town & Country Planning Act 1974. A house generally needs technical clearance from the Town & Country Planning Department or the local planning and development authority, followed by a construction licence from the village panchayat or municipal council.
The plan on our map
- Open on the map
Goa Region Master Plan 2021
Master plan documents
The plans in force, the drafts and the maps, at the authority that publishes them.
Regional Plan for Goa 2021
expired but continuingThe state-wide land-use plan. It zones every village into settlement, orchard, forest, paddy and other zones, and it still applies outside the ODP areas.
Note: Its horizon has passed, and we found no notified replacement regional plan.
Regional Plan for Goa 2021 - taluka land-use maps
expired but continuingLand-use maps of the regional plan, one per taluka.
Finally notified Outline Development Plans (ODPs)
in forceDetailed zoning plans for Panaji, Margao, Mapusa, Ponda, Vasco, Calangute-Candolim, Parra, Arpora-Nagoa and Taleigao.
Note: Each ODP has its own year and status, so check the plan for the specific town.
Building rules in Goa
What decides how much you may build, how far back from the road and how high: the rules of Goa, on top of the national codes below.
Goa
Goa Land Development and Building Construction Regulations, 2010 (with the 2008 Act) - amendments to Sept 2024
Goa's building rules. They set permissible FAR, setbacks and heights, restrictions on slopes and hills, and the uses allowed in each zone.
GLDBCR amendment notification dated 24 Dec 2025
A later amendment to the 2010 regulations, published in the Official Gazette.
GLDBCR notification of August 2026
The most recent regulation notice posted on the TCP website.
Note: Scanned document; we could not read it to confirm whether it is a final or draft amendment.
Goa Town & Country Planning Act, 1974
The state planning law. The regional plan and ODPs are made under it, and it requires development permission.
Goa Real Estate Regulatory Authority
Registration and complaints for real-estate projects in Goa.
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% | 9m |
| Commercial | 1.5 | 55% | 12m |
| Agricultural Zone | 0.1 | 20% | 9m |
Indicative norms read off the published plan for Goa Region. Check the sanctioned document and the building rules above with TCP Goa before relying on them.
Questions about the Goa master plan
Which plan decides whether I can build on land in Goa?
Outside town planning areas, the zoning in the Regional Plan for Goa 2021 decides. Inside planning areas such as Panaji or Margao, the notified Outline Development Plan applies.
Can I build in an orchard or paddy zone in Goa?
Generally no, or only very limited structures, because these zones are meant to stay free of settlement. Changing a zone is tightly controlled and often challenged in court.
Which building rules apply in Goa?
The Goa Land Development and Building Construction Regulations 2010, as amended. They set FAR, setbacks, height and slope limits for each zone.
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.