Master plan · Maharashtra
Master Plan of Thane
See Thane'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 Thane.
See the mapped master plan
The Thane 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 Thane today
Thane city is governed by the Thane Municipal Corporation's development plan, sanctioned in 1999, with excluded parts sanctioned in 2003. A first revised plan for 2026-2046 was published as a draft in October 2024. Construction follows the statewide UDCPR, which has a few Thane-specific clauses. The corporation's Town Development department grants building permission.
The plan on our map
- Open on the map
Thane City Master Plan 2026
Master plan documents
The plans in force, the drafts and the maps, at the authority that publishes them.
Sanctioned Development Plan of Thane (1999; excluded parts 2003)
in forceThane city's current statutory land-use plan, divided into sectors with zones and reservations. It stays in force until the revised plan is sanctioned.
Note: TMC's website is script-driven and we could not reach a direct DP page. TMC's Town Planning department issues official DP extracts.
Draft Revised Development Plan 2026-2046
draftThe first revision of Thane's plan, released in October 2024 for 60 days of suggestions and objections. It proposes road widening, urban renewal areas and new open spaces.
Note: Still at the objections and hearings stage as far as we could find. Not yet sanctioned.
Building rules in Thane
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.
UDCPR 2020: sanction notification (Maharashtra Government Gazette)
The original government notification that sanctioned the unified building regulations for the state. It is the legal starting point that later amendments build on.
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% | 12m |
| Commercial | 2.5 | 60% | Unrestricted |
| Industrial | 1.0 | 55% | 16m |
Indicative norms read off the published plan for Thane City. Check the sanctioned document and the building rules above with TMC before relying on them.
Questions about the Thane master plan
Which DP applies in Thane today?
The 1999 sanctioned plan, with the parts sanctioned in 2003, still applies. The 2026-2046 draft becomes binding only after state sanction.
Which building rules apply in Thane?
UDCPR 2020 with its amendments. It includes some clauses written specifically for Thane Municipal Corporation.
Can a reservation in the draft DP affect my flat purchase?
Yes. A reservation or road line in the draft can delay approvals on that land. Ask the developer for a zone certificate under both the sanctioned plan and the draft.
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.