FAR Increase in Gurgaon: How Purchasable FAR Works for Plots

Floor area ratio (FAR) decides how much you can build on a plot. For owners of residential plots in HSVP (formerly HUDA) sectors and private licensed colonies in Gurgaon, changes to FAR over the past decade have changed what a plot is worth and how much it can earn. This article explains the basics, sets out how the rules have moved since 2016, and highlights what is uncertain in 2026.

The original version of this article was titled "New FAR by HUDA 2022" but described a September 2019 decision. We have corrected the dates and added the later changes. FAR rules in Haryana change through notifications and court orders, so treat the figures here as background and confirm the current position before you plan construction or price a plot.

What FAR means

FAR is the total covered area on all floors divided by the plot area. In Haryana it is usually written as a percentage.

FAR (%) = Total covered area of all floors × 100 ÷ Plot area

A FAR of 145% on a 200 sq m plot allows 290 sq m of total floor area. FAR works together with ground coverage (how much of the plot the building may cover), height limits and the number of floors allowed. Even with a high FAR, you may not be able to use all of it if coverage or height is the binding limit. Our guide to ground coverage and setback rules explains how these interact.

How the rules have changed

2016–2017: purchasable FAR is introduced

Haryana's revised building rules, consolidated in the Haryana Building Code 2017, allowed owners of residential plots to buy additional FAR above the standard ("free") FAR by paying a fee set by the government.

September 2019: purchasable FAR increased

In 2019 the state increased the purchasable FAR available to plot owners in HSVP sectors and private licensed colonies. The original article reproduced a table showing total FAR of 264% for smaller plots and 240% for larger ones. We could not trace that table to an official notification, so we do not reproduce it as current.

April 2022: Building Code amendment

In April 2022, The Tribune reported an amendment to the Haryana Building Code 2017 that raised ground coverage and FAR for residential plots. As reported:

Source: The Tribune, 28 April 2022, reporting the amendment. The same report mentioned a single basement for plot owners and a height limit of 16.5 m for stilt plus four floors. Confirm the figures against the current Building Code text before relying on them.

2023–2026: the stilt-plus-four question

Higher FAR is only useful if you can build enough floors to use it. In 2023 the state paused fresh approvals for stilt-plus-four-floor buildings after resident complaints about parking, water and sewerage capacity. A notification of 2 July 2024 allowed stilt plus four again, with conditions. In April 2026, the Punjab and Haryana High Court stayed the operation of that notification in a public interest case. As of this update, owners should assume the stilt-plus-four route is uncertain and check the latest court and DTCP position. See our explainer on stilt-plus-four rules in Gurgaon.

A worked example

Take a 200 sq yd plot. In metric terms that is about 167 sq m (200 × 0.836), so it falls in the 100–250 sq m band in the 2022 table.

• Standard FAR of 145% gives about 242 sq m (about 2,610 sq ft) of total floor area.
• If the full maximum of 300% could be used, the total would be about 502 sq m (about 5,400 sq ft).
• With 75% ground coverage, each floor could be up to about 125 sq m (about 1,350 sq ft). Using 300% FAR would therefore need four full floors.

This is arithmetic only. Whether four floors can be approved depends on the stilt-plus-four position, height limits, road width, the zoning plan of the colony and other conditions. The purchasable FAR fee also has to be added to the cost.

Points from the 2019 clarifications that still matter

• Extra FAR does not by itself increase the number of dwelling units allowed on a residential plot. Unit limits are set separately.
• Purchasing extra FAR was an option, not a requirement.
• Where earlier violations had been compounded, the compounded area counted toward permissible coverage and FAR.

Check whether these points have been carried into the current code before relying on them.

What this means for buyers and owners

• Plot buyers should value a plot on what can be approved today, not on the theoretical maximum FAR.
• Owners planning to rebuild should get an architect to prepare a feasibility check against the current code and zoning plan before paying any fee.
• Builder-floor buyers should check that the floor was built within the sanctioned plan and that the occupation certificate covers it. Our building plan approval guide explains the documents.

Frequently asked questions

Was there a new FAR policy by HUDA in 2022?

HUDA has been called HSVP since 2017. The main purchasable-FAR increase was in 2019, and an amendment to the Haryana Building Code reported in April 2022 raised ground coverage and maximum FAR for residential plots.

Can I use 300% FAR on my plot in Gurgaon now?

Only if every other condition allows it, including floors, height, road width, the zoning plan and the current position on stilt plus four, which the High Court stayed in April 2026. Get a feasibility check against the current rules.

Does buying extra FAR let me add more flats?

Not automatically. The number of dwelling units on a residential plot is controlled separately from FAR.

How do I convert square yards to square metres?

Multiply square yards by 0.836. A 200 sq yd plot is about 167 sq m.

How NStay Homes can help

We help plot owners and buyers check what can actually be approved on a plot before they price it or plan construction. We work with architects who know the current Haryana rules, and we will flag where the position is uncertain. Speak to NStay Homes advisor Naresh Shekhawat on 911 911 9605.