Purchasable FAR in Haryana's Residential Plots: How It Evolved

This article originally reported a decision by the Haryana government to raise the floor area ratio (FAR) available on residential plots in licensed colonies and in projects granted change of land use (CLU), on payment of charges. That news item was undated and has been overtaken by later changes. We have rewritten it as an explainer: what purchasable FAR is, how the rules evolved, and what plot buyers and owners in Gurgaon (Gurugram) should check today. For the overall FAR framework, see our FAR policy guide.

FAR, ground coverage and purchasable FAR

• FAR is the ratio of a building's total covered floor area to the plot area. A FAR of 2.0 on a 250 sq m plot allows 500 sq m of floor area across all floors.
• Ground coverage limits how much of the plot the building can occupy on each floor. See ground coverage and setback rules.
• Purchasable FAR / purchasable development rights (PDR) is additional FAR above the base level that an owner can buy from the authority at notified rates. The Haryana Building Code provides for additional FAR on payment of charges approved by the government from time to time.

More FAR does not automatically mean more homes: the number of permitted dwelling units on a plot is set separately.

How the rules evolved

2016: purchasable FAR introduced for plots

In May 2016 the state announced purchasable FAR for residential plots in licensed colonies and HUDA (now HSVP) sectors. As reported at the time, FAR was raised to 2 for 3, 4, 6 and 10 marla houses and 1.8 for 14 marla, 1 kanal and 2 kanal houses, from a previous range of 1 to 1.65. Ground coverage was set at 66% for smaller plots and 60% for 14 marla, 1 kanal and 2 kanal plots. Rates for the additional FAR were reported at Rs 45 to Rs 750 per sq ft depending on the zone, with the money going to the municipal body or HUDA for services linked to higher density.

2018–2019: four floors and further FAR demands

In November 2018, Haryana allowed four floors on residential plots to be registered as independent dwelling units. Small developers and plot owners then pressed for more FAR so that four full floors could be built within the rules, and, according to reports at the time, the state agreed to raise purchasable FAR on these plots further. Residents' groups in older colonies objected, arguing that infrastructure planned decades earlier could not absorb more households – a debate that continues today.

Principles that have carried through

• The number of dwelling units allowed on a plot does not increase just because FAR does.
• Owners of existing or under-construction buildings could buy only the additional FAR they needed, but partial purchase was not available for fresh sanctions or for rebuilding after demolition.
• Revenue from purchasable FAR is meant for strengthening services in the areas where density rises.

2024: PDR revised with the stilt-plus-four order

The 2 July 2024 order reviving stilt-plus-four (S+4) construction revised PDR rates for plots above 250 sq m, with rates varying by zone – from Rs 1,350–4,500 per sq m for 250–350 sq m plots up to Rs 3,000–10,000 per sq m for plots above 500 sq m – and referred to maximum ground coverage of 66% per floor and a maximum FAR of 2.4 with PDR for those plots. It also earmarked PDR collections for infrastructure augmentation. See our explainer on stilt-plus-four rules.

2026: court stay in Gurugram

In April 2026 the Punjab and Haryana High Court stayed the July 2024 S+4 notification and later clarified that the stay applies to Gurugram, with the policy subject to the outcome of a pending PIL. Owners and buyers in Gurugram should therefore not assume that additional floors or PDR purchases linked to S+4 can be approved until the position is settled.

What this means for buyers and owners

• Check the sanctioned plan, not the built structure. The FAR and floors actually approved – including any PDR paid – should be visible in the sanctioned building plan and occupation certificate.
• Ask for PDR payment receipts if a building uses more than base FAR.
• Do not pay for unused FAR as if it were guaranteed. Future rights depend on current rules, zone rates, infrastructure conditions and, in Gurugram, the outcome of the S+4 litigation.
• Budget correctly if you plan to build. PDR charges vary by zone and plot size and can be significant. Confirm current rates with the competent authority or a licensed architect.
• Know which rulebook applies. Plots in HSVP sectors, DTCP-licensed colonies and municipal areas may follow different procedures – see our Haryana Building Code guide.

Frequently asked questions

What is purchasable FAR?

It is additional floor area ratio above the base level that a plot owner can buy from the authority at notified rates, allowing more built-up area within ground coverage and height limits.

Does buying extra FAR let me build more dwelling units?

No. The number of dwelling units permitted on a residential plot is set separately; additional FAR increases floor area, not the unit count.

What are current PDR rates in Gurugram?

The July 2024 order revised PDR rates for plots above 250 sq m by zone, but the High Court stayed that S+4 order for Gurugram in April 2026. Confirm the current position and rates with the competent authority before budgeting.

Can I buy only part of the additional FAR?

Owners of existing or under-construction buildings could buy only what they needed, but partial purchase was not available for fresh sanctions or rebuilding after demolition. Check current rules for your case.

How NStay Homes can help

NStay Homes can help you understand how much a plot or builder floor is actually approved to carry, check PDR and building plan documents, and factor uncertain future rights out of the price. For construction decisions, we recommend a licensed architect confirm current rules. Speak to NStay Homes advisor Naresh Shekhawat on 911 911 9605.