Deen Dayal Jan Awas Yojana (DDJAY): Haryana's Plotted Housing Policy

The Deen Dayal Jan Awas Yojana (DDJAY), formally the Affordable Plotted Housing Policy, 2016, is one of Haryana's best-known housing policies. It is also widely misunderstood. The earlier version of this article described DDJAY as an income-based scheme for EWS, LIG and MIG households with slum rehabilitation, government land allotment and stamp duty exemptions. That description did not match the policy. We have rewritten the article to explain what DDJAY actually is, how it has changed, and what it means for buyers in Gurgaon today.

What DDJAY is

DDJAY is a policy of the Town and Country Planning Department, Haryana (DTCP) under which private developers can obtain a licence to develop small plotted colonies in the residential zones of notified development plans. The aim was to increase the supply of small, relatively affordable residential plots through private development, mainly in low- and medium-potential towns.

Key points:

• It is about plots, not flats. Developers sell plots, and owners or developers build independent floors on them.
• Buyers are not income-tested. Unlike the Affordable Housing Policy, 2013 for group housing, DDJAY plots are not allotted by draw to income-qualified applicants. They are sold by the developer.
• It works through the licensing system. Colonies need a DTCP licence, and projects must be registered with HRERA before sale.

Main features of the policy

As notified in 2016 and amended since, the main features include:

• Colony size: a minimum net planned area of 5 acres. The original upper limit of 15 acres was later relaxed, subject to caps on how much of a sector can be under DDJAY.
• Plot size: plots up to a maximum of 150 sq m.
• Community sites: a share of the licensed area (reported as 10%) to be transferred free of cost to the government for community facilities, or developed as required by the policy.
• Completion: development to be completed within the period set in the licence.
• Security: part of the saleable plots mortgaged as security for internal development works and EDC dues.
• Charges: the policy offered concessions on certain charges compared with regular plotted colonies, as an incentive to developers.

Exact parameters have been amended several times, including in 2022 and 2023. Check the current DTCP policy text rather than relying on summaries.

Why DDJAY stopped in Gurugram and Faridabad

DDJAY was first meant for low- and medium-potential towns and was later extended to Gurugram and Faridabad. In these high-demand markets, independent floors in DDJAY colonies were selling for well above what the policy intended to be "affordable". The Tribune reported floors selling for more than Rs 1.5 crore.

In April 2023, the state discontinued DDJAY in the Final Development Plans for the Gurugram-Manesar Urban Complex and Faridabad. Pending applications received before 8 December 2022 that had not received a letter of intent were to be returned with fees. We found no report of the policy being restored for new licences in Gurugram as of this update. Colonies licensed before the change still exist, and plots and floors in them continue to be bought and sold.

What this means for buyers in Gurgaon

If you are looking at a plot or floor described as "DDJAY" in or around Gurgaon:

1. Confirm the licence. Get the DTCP licence number, check its validity and whether it has been renewed, and confirm it covers the colony and your plot. Our licence renewal guide explains why lapses matter.
2. Check HRERA registration for the colony, the layout plan and the developer's progress reports.
3. Check the layout and zoning plan for your plot's size, use, setbacks and permitted floors.
4. Ask about completion and handover. Have roads, water, sewerage and power been completed? Has a completion certificate been issued, and will the colony be taken over by MCG? See our guide on colony completion and handover.
5. For floors, check building approvals. Each floor sold separately should have an approved building plan, an occupation certificate and a registered sale deed for that floor.
6. Price carefully. Floors in DDJAY colonies vary widely in construction quality. Compare against similar floors and plotted colonies nearby.

Our DDJAY plotted colony buyer guide goes deeper into the due-diligence steps.

DDJAY compared with other affordable routes

Frequently asked questions

Is DDJAY an income-based housing scheme?

No. DDJAY is a DTCP policy that lets private developers build small plotted colonies. Plots are sold by the developer to any buyer, without income-based eligibility or a draw.

Is DDJAY still available in Gurugram?

New DDJAY licences were discontinued for the Gurugram-Manesar Urban Complex and Faridabad in April 2023. Colonies licensed earlier remain, and plots and floors in them can be bought and sold.

What is the maximum plot size under DDJAY?

The policy allows plots up to 150 sq m. Check the colony's approved layout plan for the actual sizes.

What should I check before buying a DDJAY floor?

The colony licence and HRERA registration, the approved layout and building plan, the occupation certificate for the floor, the registered sale deed for that specific floor, and the status of colony services.

How NStay Homes can help

We help buyers check licence, HRERA, layout and building approval records for plotted colonies and floors, and compare prices with similar options nearby. Speak to NStay Homes advisor Naresh Shekhawat on 911 911 9605.