HMDA Master Plan 2031: Maps, Zoning, Mandal-Wise Plans and Survey Numbers

The HMDA Master Plan 2031 is a useful starting point for anyone looking to buy land, develop a property or evaluate a real estate investment around Hyderabad. It shows how land was designated for different purposes, including housing, commercial activity, manufacturing, agriculture, transport infrastructure and open spaces.

The original Metropolitan Development Plan 2031 covered approximately 5,965 square kilometres. It was notified through Government Order G.O. Ms. No. 33, dated 24 January 2013. The Hyderabad Metropolitan Development Authority (HMDA) publishes the original planning documents, zoning regulations and mandal-wise map sheets on its official website.

For buyers, the most important detail is the land-use classification of the exact plot or survey number. A property may sit in a developing residential locality and still face restrictions because of its zoning, a proposed road, an unapproved layout or other planning conditions.

This guide explains where to find the HMDA Master Plan 2031 PDF, how to locate mandal-wise maps, what the different land-use zones mean and what to verify before purchasing land.

Key Highlights

• The original HMDA Metropolitan Development Plan 2031 covered approximately 5,965 sq. km.
• Its land-use categories include residential, commercial, manufacturing, agricultural, forest, water-body, transport and recreational zones.
• HMDA provides mandal-wise master plan sheets through its official website.
• A survey-number check can help identify a property’s designated land use. It does not establish ownership or guarantee construction permission.
• The original 2013 plan and HMDA’s current metropolitan jurisdiction cover different areas.
• Before paying an advance, check the property’s title, layout approval, applicable master plan and development restrictions.

HMDA Master Plan 2031 PDF: Official Download Links

If you need the HMDA Master Plan 2031 PDF or a map for a particular mandal, start with HMDA’s official website. Old map copies shared by property agents may be incomplete or may not reflect subsequent planning changes.

1. HMDA Master Planning 2031

The official page provides access to the original master planning documents and mandal-wise map sheets.

Open the HMDA Master Planning 2031 map index

2. HMDA Master Plan and Zone-Wise Maps

Use this page to find additional master plan information and zone-wise planning documents.

Open the HMDA planning documents page

3. G.O. Ms. No. 33 — 24 January 2013

This government order contains the original notification and zoning and development promotion regulations.

Open the original government order PDF

4. Revised Development Plan for the Former Municipal Corporation Area

Properties in the former municipal corporation area may fall under separate planning documents. Check this page if the original metropolitan plan does not appear to be the relevant document for your location.

View the revised development plan

Before using any of these maps: Hyderabad’s metropolitan region includes areas covered by different notified plans and subsequent modifications. Confirm which plan applies to your property rather than assuming that the original 2013 map covers every location currently within HMDA’s jurisdiction.

What Is the HMDA Master Plan 2031?

HMDA was established in 2008 to coordinate development across the Hyderabad Metropolitan Region. Its Metropolitan Development Plan 2031 was prepared to guide urban expansion, land use, transport infrastructure and environmental protection over the long term.

The original plan covered approximately 5,965 sq. km. It projected a population of around 184 lakh and a workforce of approximately 65 lakh by 2031. The planning framework considered existing development, the Inner Ring Road, the Outer Ring Road (ORR) and radial road connections.

The plan’s objectives included:

• Organising residential, commercial and industrial development.
• Planning transport networks to support movement across the metropolitan region.
• Identifying new urban centres and development nodes.
• Managing the transition between urban and rural areas through a peri-urban zone.
• Protecting agricultural land, forests, water bodies and other natural resources.
• Providing for infrastructure such as roads, water supply, sanitation and public facilities.

For property buyers, the plan offers a way to understand the intended use of land and identify restrictions that could affect future development. It is a planning reference, not a guarantee that a proposed road, infrastructure project or development will be completed as originally envisaged.

Land-Use Zoning Under the HMDA Master Plan 2031

Land-use zoning identifies the purpose for which an area is planned. Depending on the classification and applicable regulations, land may be designated for housing, business activities, manufacturing, agriculture, public facilities or protected open spaces.

The original 2031 plan identifies 12 broad land-use categories. Residential land is further divided into four sub-zones: R1, R2, R3 and R4.

HMDA Master Plan Zone-Wise Classification

These descriptions provide a general overview of the original planning framework. The notified regulations, later government orders and any applicable plan modifications determine what is actually permitted on a particular parcel.

1. Residential Zones: R1, R2, R3 and R4

Residential zones are primarily intended for housing. Depending on the sub-zone, they may also permit certain supporting activities, such as local shops, clinics, schools, community facilities and offices.

The permitted uses are not identical across all four categories. Some activities in R1, R2 and R3 are subject to conditions involving plot size, road width or the type of establishment proposed. R4 has a more limited list of permitted uses under the original regulations.

These differences matter when a buyer plans to construct a house, build apartments, open a commercial establishment or redevelop an existing property.

What to check: Identify the exact residential sub-zone and review its permitted and prohibited uses. A residential classification alone does not establish that every type of development is allowed.

2. Peri-Urban Use Zone

The peri-urban zone was intended to manage the transition between expanding urban areas and the surrounding countryside.

Its objectives include controlling unplanned development and conserving agricultural land, grazing areas, forests, wetlands, wildlife habitats and other natural resources.

The original regulations set out development conditions for this zone. However, there is no single construction percentage or building-height limit that should be applied to every peri-urban parcel without checking the relevant rules and subsequent orders.

What to check: Review the permitted uses, land-subdivision rules and development conditions that apply to the exact survey number.

3. Commercial Use Zone

Commercial zones are designated for business activities, subject to the applicable planning regulations.

Depending on the classification and permissions, these areas may accommodate offices, retail establishments and other commercial uses. The specific requirements can vary with the proposed development.

A commercial designation does not automatically permit every type of business or building. Access, parking, building requirements and other planning conditions may still apply.

What to check: Confirm that the intended commercial activity is permitted and identify any additional approvals required for the project.

4. Manufacturing Use Zone

Manufacturing zones accommodate designated industrial and production-related activities. The original framework distinguishes manufacturing-use areas from designated work centres.

Residential construction may be restricted, depending on the exact classification and applicable regulations. This distinction is important for buyers considering industrial plots, warehouses or land near manufacturing corridors.

What to check: Confirm the specific zoning category and whether the intended industrial, storage or other activity is allowed.

5. Multiple Use Zone

Multiple-use zones are intended to accommodate a range of activities under specified regulations.

The original planning framework identifies categories associated with multiple-use development, special development areas, central squares and general development promotion. The permissions depend on the exact designation and the rules governing it.

A multiple-use classification should not be interpreted as unrestricted permission for residential, commercial or industrial construction.

What to check: Read the regulations for the specific designation before estimating the development potential of the land.

6. Public and Semi-Public Facilities and Utilities Zone

This category covers land designated for public institutions, community facilities and utilities. Depending on the classification, it may include educational, administrative, institutional and infrastructure-related uses.

A plot marked for public facilities or utilities deserves particular attention if you intend to buy it for private residential or commercial development. Its designated purpose may not match your proposed use.

What to check: Verify the exact reservation, the permitted uses and any restrictions that could affect the proposed transaction or development.

7. Forest Zone

Forest zones are intended to protect forest areas and greenery. Ordinary residential or commercial construction should not be assumed to be permissible.

Other environmental and statutory restrictions may apply in addition to the planning designation.

What to check: Confirm the official classification and relevant restrictions before considering a transaction involving land identified as forest land.

8. Water Bodies Zone

Water-body zones cover mapped lakes, tanks, rivers, streams, kuntas and related areas.

These designations matter because development may be restricted by water-body boundaries, buffers, drainage channels and other applicable rules. The relevant restrictions depend on the location and the regulations in force.

A plot’s proximity to a lake or tank does not establish its legal boundary or development rights. Similarly, a boundary shown on one map should not be treated as conclusive without checking the relevant records.

What to check: Compare the master plan with revenue records and other official information on the water body, its boundaries and applicable restrictions.

9. Agriculture or Conservation Use Zone

Agricultural and conservation zones are intended to preserve land for agriculture and related purposes.

Buyers considering these parcels need to establish whether the intended use is permitted and whether a change-of-land-use approval would be required.

Agricultural land may have a lower purchase price than a residential plot, but that does not automatically make it a better investment. The cost, feasibility and legal availability of conversion must be assessed separately.

What to check: Confirm the existing land classification, permitted uses, conversion requirements and any other restrictions before committing funds.

10. Traffic and Transportation Use Zone

This category includes land designated for roads, railways, railway stations, bus depots, passenger and freight terminals, airports and associated facilities.

A proposed road or transport reservation can affect the usable portion of a property or limit future development. This is particularly relevant when buying land near a planned transport corridor.

What to check: Review the official map, proposed alignment and relevant reservation or acquisition information. Do not rely solely on the current condition of the road or surrounding land.

11. Recreation and Open Space Zone

Recreation and open-space zones include parks, playgrounds, recreational facilities and other designated open spaces. Some areas may also be associated with water-body buffers or specified afforestation purposes.

Vacant land surrounded by buildings is not necessarily available for residential development. Its designated use still matters.

What to check: Confirm the land-use classification and any restrictions before considering construction or a change of use.

12. Special Reservations Zone

Special reservations cover designated areas such as heritage buildings and precincts, defence or military land, bio-conservation areas and other specified uses.

The restrictions depend on the particular designation and relevant government provisions.

What to check: Identify the specific reservation and obtain clarity on the applicable restrictions before entering into a transaction.

HMDA Master Plan 2031: How to Find a Survey Number on the Map

People searching for an HMDA Master Plan 2031 map with survey numbers PDF usually want to answer one question: what is the designated land use of a particular parcel?

HMDA provides mandal-wise map sheets on its official website. You can use these to begin checking a property’s planning classification.

Step 1: Collect the land details

Start with the district, mandal, village, survey number and subdivision number, if applicable. These details should match the property’s documents.

Step 2: Open the official HMDA map index

Visit the HMDA Master Planning 2031 page and look for the map sheet corresponding to the relevant mandal or planning area.

Step 3: Locate the survey parcel

Use the survey labels, mapped boundaries, roads and legend to identify the parcel and its indicated land-use zone.

A survey number may be difficult to identify on a large or scanned map. If the parcel is near a zone boundary, take extra care before interpreting the classification.

Step 4: Read the applicable regulations

Once you have identified the zone, review the relevant zoning rules and government orders. Check whether a revised plan or subsequent modification applies to the location.

Step 5: Seek official clarification if needed

If the survey number is unclear, the property crosses a zone boundary or the purchase involves a substantial amount, request land-use information from the competent authority.

Important: A master plan map is not proof of ownership and does not guarantee layout or building permission. The property’s title, boundaries, layout status and development rights must be checked separately. Additional planning and legal requirements may apply even when the indicated land use appears suitable.

Mandal-Wise HMDA Master Plan 2031 Maps

HMDA’s official map index provides individual master plan sheets for various mandals and planning areas. These maps help buyers begin their land-use checks, but the correct sheet depends on the property’s exact location.

The following are examples of locations listed in the published map index.

This is a selection rather than a complete list. The official index also includes locations such as Bibinagar, Bommalaramaram, Bhuvanagiri, Choutuppal, Faruqnagar, Hayathnagar, Kothuru, Narsapur, Sangareddy, Shabad, Shamirpet, Tupran and others.

You can check the available sheets through the official HMDA mandal-wise map index.

When choosing a map, match the administrative details carefully. Spellings and labels may differ between the planning index and revenue records. Check the map against the property’s sale deed and land records rather than relying on a village name alone.

Mandal-wise planning — Hyderabad Master Plan – 2031

HMDA prepared mandal-wise master plans. These maps show fine details and rules for each mandal (local administrative area). The Master Plan covers 70 mandals in seven districts: Medak, Rangareddy, Sangareddy, Yadadri-Bhuvanagiri, Medchal-Malkajgiri, Mahbubnagar and Nalgonda. Mandal list includes:

The Mandal-wise master plans are prepared with regard to local conditions and requirements and at the same time harmonize with the HMDA Master Plan 2031.

HMDA Master Plan Zone-Wise Classification

Activities permitted in Residential Zones 1-3

• All types of residential buildings
• Auditoriums
• Bakeries and confectioneries
• Banks, burial grounds/ cremation ground
• Bus stands
• Bus depots without workshop
• Cinema halls on plots above 3,000 sq meters and abutting roads of minimum 18 meters width
• Clubs
• Computer software units /IT-enabled services
• Community centers
• Customary home occupation/household units
• Dharamshala
• Doctors’ clinics and dispensaries
• Educational institutions
• Electrical distribution station
• Electronic printing press
• Exhibition and art gallery
• Gymnasium
• Fire stations
• Foreign missions
• Group housing/apartment complexes
• Health facilities with not more than 20 beds
• Function halls on plots above 3,000 sq meters and abutting roads of minimum 18 meters width
• Guest houses
• Hostels and boarding houses
• Hotels on plots of above 2,000 sq meters and abutting roads of a minimum width of 18 meters
• Library
• Games facilities of local nature, both, indoor and outdoor
• Night shelters
• Motor vehicle repairing workshops/garages
• Municipal, state, and central government offices
• Parks/tot lots
• Petrol pumps
• Plant nursery
• Police check posts
• Police stations
• Post offices
• Professional offices
• Public utilities and buildings except for service and storage yards
• Religious premises
• Research institutes
• Restaurants/eating places
• Retail shopping centers
• Showroom for sale and distribution of LPG
• Taxi stand/three-wheeler stands
• Technical training center
• Transit visitors’ camp
• Water pumping station
• Weekly markets
• Informal market (informal sector activities)
• Yoga centers/health clinics

Non-permitted Activities in Zones 1-3

• Botanical garden
• Courts of law
• Heavy, large, and extensive industries
• Indoor games stadium
• International conference center
• Obnoxious and hazardous industries
• Outdoor games stadium
• Reformatory
• Hospitals treating contagious and infectious diseases
• Storage godowns of perishable, hazardous, and inflammable goods
• Solid waste dumping yards
• Warehousing
• Storage of gas cylinders
• Water treatment plants
• Wholesale mandis
• Workshops for buses
• Zoological gardens

Activities permitted in Residential Zone-4

• All types of residential buildings
• Banks
• Bus stands
• Clinics, dispensaries, primary health sub-centers
• Community centers and social institutions
• Customary home occupation/household units
• Municipal, state, and central government offices
• Parks and playgrounds
• Professional offices/ personal services establishments
• Public utilities and buildings, except service and storage yards
• Religious places
• Restaurants/eating places
• Retail shops
• Repair service establishments
• Schools
• Stables for domestic animals, subject to a limit of five animals on each plot
• Storage of crops, fodder, manure, agricultural implements, and other similar needs

Activities not mentioned in the list are prohibited in this zone.

Types of land development and approval routes under HMDA

HMDA allows multiple types of land development. These routes offer different ways to assemble land and deliver infrastructure:

• Land Pooling / Area Development Schemes — combine small land parcels for coordinated development.
• Layout Development Schemes — create plots and roads for sale or development.
• Group Housing Schemes — building apartment complexes with shared services.
• Group Development Schemes — coordinated multi-plot development.
• Township Development — mixed-use, large-scale projects with housing and services.
• SEZ Development — special economic zones for export or industrial activity.
• Individual plot sub-division / amalgamation — standard private land changes.

The plan also enables Development Schemes & Special Projects under the HMDA Act, 2008. Each development route has approval requirements. Developers must follow HMDA rules to obtain clearances and to ensure projects fit zoning and environmental rules.

Radial-Concentric Development, Restrictions as per HMDA Master Plan

Radial-Concentric Development Under the HMDA Master Plan

The original master plan follows a radial-concentric approach to regional development.

In practical terms, this means encouraging growth outward from the established urban core along major transport corridors, with additional urban centres and development nodes in different directions. The aim is to distribute economic activity and services across the metropolitan region rather than concentrate all growth in the existing city centre.

The plan also identifies a hierarchy of transport networks intended to connect residential areas, employment centres and other destinations.

For investors, this framework helps explain the planning context of different locations. It should not be treated as proof that a proposed road or transport facility will be built on a particular schedule.

Before buying land based on future infrastructure, look at the existing road network, actual connectivity, demand, entry price and legal status of the property.

What Were the Original HMDA Development Restrictions?

The original zoning and development promotion regulations specify permitted and prohibited activities for different land-use zones. They also set conditions relating to development type, plot size, road width and other planning requirements.

For instance, certain activities in residential zones may be permitted only when the plot area or road width meets specified conditions. Other activities, including certain heavy industrial uses, hazardous uses and large-scale storage facilities, may be prohibited in residential areas.

The regulations also address different types of development, including:

• Land pooling and area development schemes.
• Layout development schemes.
• Group housing schemes.
• Group development schemes.
• Township development.
• Special projects under the HMDA Act.
• Individual plot subdivision and plot amalgamation, subject to the applicable rules.

These provisions form part of the original planning framework. Whether a particular proposal can proceed depends on the property’s zone, current regulations, required approvals and any subsequent government orders.

For a proposed project, consult the relevant provisions directly rather than relying on a general summary of the master plan.

Does Residential Zoning Mean You Can Build Immediately?

No. Residential zoning is only one part of the approval process.

A proposed development may still require layout approval, building permission, compliant access, infrastructure provisions and other clearances. The property’s title and physical boundaries also need to be verified.

The same principle applies to commercial, industrial and agricultural land. A zoning designation does not override the applicable development rules or remove the need for approvals from the competent authority.

Before purchasing a plot, confirm that the intended construction can legally proceed under the rules that apply to that specific property.

What the HMDA Master Plan Means for Landowners, Buyers and Investors

For existing landowners

The land-use classification can affect how you use or develop your property. It may also reveal whether a proposed road, public facility, water-body buffer or other reservation affects the parcel.

If you want to change the property’s use, check whether the proposed activity is permitted under the existing classification or requires formal change-of-land-use approval.

For plot buyers

An open plot should be checked on more than its location and asking price. Verify the approved layout, plot number, survey details and permitted land use before committing to a purchase.

A plot in a developing residential locality is not automatically suitable for building a house. An unapproved layout, restricted classification or access problem can create significant difficulties later.

For real estate investors

Zoning is an important part of investment due diligence, but it does not predict property appreciation.

Land near a developing corridor may attract attention because of proposed roads, employment centres or other infrastructure. The investment case still depends on the purchase price, legal status, connectivity, development timeline and potential resale demand.

A lower price can reflect restrictions or uncertainty rather than an overlooked investment opportunity. Establish why the land is priced as it is before treating it as a bargain.

HMDA Master Plan 2031 vs GHMC Master Plan 2031

Searches for the GHMC Master Plan 2031 and the HMDA Master Plan 2031 can lead to different planning documents. The two terms should not be treated as interchangeable without checking the property’s location and planning history.

The original Metropolitan Development Plan 2031 covered a broad metropolitan planning area. HMDA also publishes separate revised development-plan materials and zone-wise maps for the former municipal corporation area.

If you are trying to establish which document applies to a property, start with these details:

• The property’s current administrative location.
• The competent planning authority.
• The relevant notified master plan.
• Any revised plan or subsequent government order that applies to the location.

HMDA provides a separate page for the revised development plan of the former municipal corporation area.

A map appearing in a general search result is not necessarily the applicable map for your property. Confirm the correct document before interpreting the land-use designation.

Has HMDA’s Jurisdiction Changed Since the Original Plan?

Yes. The original plan’s coverage needs to be distinguished from HMDA’s current metropolitan jurisdiction.

The 2013 notification described the original Metropolitan Development Plan 2031 as covering approximately 5,965 sq. km. HMDA’s current website reports that G.O. Ms. No. 68, dated 12 March 2025, extended the Hyderabad Metropolitan Region boundary towards the Regional Ring Road. The expanded region covers approximately 10,472.723 sq. km, 1,355 revenue villages, 104 mandals and 11 districts.

These figures refer to different planning scopes and dates.

The expansion of the metropolitan region does not mean that every newly included village automatically has a detailed land-use designation under the original 2013 plan. The applicable planning document and subsequent government orders must be checked for each location.

For buyers, this distinction matters. A property being within the current metropolitan boundary does not, by itself, establish its zoning classification or development rights.

How to Verify Land Before Buying a Plot Within HMDA Limits

The master plan is an important starting point, but it should form part of a wider legal and technical review. Use the following checks before making a commitment.

1. Verify the title. Have an independent property lawyer review ownership documents, previous deeds, encumbrances and potential disputes.

2. Match the survey number. Confirm the district, mandal, village, survey number, subdivision and physical boundaries. Make sure these details correspond with the property being offered for sale.

3. Check the land use. Consult the applicable HMDA or other competent planning authority map and read the relevant regulations.

4. Verify layout approval. Confirm the layout’s approval status and establish whether the plot forms part of the approved plan.

5. Check road reservations. Review proposed road alignments and other reservations that could affect the plot or reduce the area available for development.

6. Review water-body and environmental restrictions. Compare the relevant maps and revenue records, and check the applicable buffers and statutory requirements.

7. Check RERA registration where applicable. For a plotted development covered by the law, verify the registration and project details through the Telangana RERA website.

8. Confirm development permission. Establish whether the intended construction or land use can receive the necessary approvals under the rules currently in force.

9. Obtain written clarification when needed. If the map is unclear or the land-use classification is disputed, seek confirmation from the competent authority before paying a substantial advance.

HMDA provides information on planning services, layout permissions, building permissions and land-use matters through its Planning Department page.

A property may appear suitable on the master plan and still have title, access or approval issues. Completing these checks before payment is much safer than trying to resolve them after the transaction.

Frequently Asked Questions

1. Where can I download the HMDA Master Plan 2031 PDF?

Visit the official HMDA Master Planning 2031 page. It provides access to mandal-wise plan sheets. You can also check the HMDA planning documents page for additional planning information and zone-wise maps.

2. How can I check the HMDA Master Plan 2031 zone for my survey number?

Note the district, mandal, village and complete survey number, including any subdivision. Open the relevant official map, locate the parcel and read the map legend. If the classification is unclear, request official land-use information from the competent authority.

3. Are HMDA Master Plan 2031 maps available mandal-wise?

Yes. HMDA publishes an online index of mandal-wise plan sheets. The listed locations include Chevella, Ghatkesar, Maheshwaram, Patancheruvu, Shamshabad and Yacharam, among others.

4. What are the different zones under the HMDA Master Plan 2031?

The original plan includes residential, peri-urban, commercial, manufacturing, multiple-use, public and semi-public facilities, forest, water bodies, agriculture or conservation, traffic and transportation, recreation and open space, and special-reservation zones.

5. Is the HMDA Master Plan 2031 still relevant?

It remains an important planning reference for areas governed by that notified plan. However, revised plans, subsequent government orders and separate planning documents may apply. Check the current position for the exact property before relying on the original map.

6. What is the difference between the HMDA and GHMC master plans?

The terms can refer to different planning areas and documents. The applicable plan depends on the property’s location and planning history. Check the relevant map and confirm the competent planning authority before making a decision.

Official Sources for Further Research

• HMDA Master Planning 2031 — mandal-wise maps
• HMDA Master Plan — planning documents and zone-wise information
• G.O. Ms. No. 33 — original zoning and development regulations
• Revised Development Plan for the former municipal corporation area
• Official HMDA website
• Telangana RERA

Editorial note: This article is for general information and is not a legal opinion or land-use certificate. Planning rules and jurisdiction may change. Verify the applicable documents with HMDA or the competent planning authority before making a purchase or development decision.