Buying a Plot in Bihta, Naubatpur, Fatuha or Punpun? Patna 2026

Checklist before buying a plot in Bihta, Naubatpur, Fatuha or Punpun

Test every dealer claim against these six checks. They use only government documents.

1. Is the village in the township? Search the 4655 list. If it is, don't plan construction yet.
2. What is the master plan zone? Residential (R2), green belt, conservation or road? The zone decides whether you can build.
3. Is it on a proposed road or in a river/canal buffer?
4. Papers: jamabandi, khatiyan, mutation and LPC in the seller's name: how to check online.
5. Access and flooding: on site, ideally after the rains.
6. Rate claims: promises like "double because of the airport" have no official basis.

All the papers and checks for a plot: plot buying guide for Patna. The master plan in simple terms: Patna Master Plan 2031 explained.

Naubatpur, Fatuha, Punpun: what is the Patliputra township curb?

• 24 April 2026 (Notification 4655): sale, purchase, transfer, development and building construction barred in the special and core areas of the Patliputra Greenfield Satellite Township until 30.03.2027.
• 1 August 2026 (Notification 8024): only the ban on sale, purchase and transfer was lifted. It says nothing about the development and construction ban.
• Draft Development Plan 2047 (Notification 8023): 81,730 acres across 9 blocks: Punpun, Fatuha, Sampatchak, Dhanarua, Naubatpur, Daniawan, Masaurhi, Patna Rural and Phulwari. The objection deadline was 15.10.2026; as of 24 October 2026 the PMAA website shows no notice of a final plan.

In practice: a registry can be done in these villages today. But don't build without the department's approval. Part of the land may later go into land pooling, or into the plan's roads and parks. Full details: Patliputra township: registry open, construction barred.

Bihta: what is the real status of the airport?

• Master Plan 2031 (pages 92–93) proposed a new airport on 14.11 sq km at Dumri in Punpun block. It also records a recommendation of the Patna Metropolitan Planning Committee (24.10.2016): a civil enclave at Bihta Air Force Station as an alternative. That was made part of the plan.
• Central approval (PIB, 16 August 2024): a new civil enclave at Bihta at an estimated ₹1,413 crore. It has a 66,000 sq m terminal for 50 lakh passengers a year, expandable to 1 crore.
• Status (PIB, 22 August 2025): "Bihta Airport is currently under construction". We found no later official completion date, so don't rely on a date a dealer gives you.
• IIT Patna is also located at Bihta (iitp.ac.in).

We found no central approval for an airport at Dumri (Punpun); it remains a master plan proposal. The Draft Plan 2047 proposes a Sports City of about 100 acres in Dumri mauza.

What Patna Master Plan 2031 says about these four blocks

The master plan splits the Patna Planning Area into two kinds of area (report page 68):

• Contiguous core area (R1/C1): the continuous built-up area south of the Ganga. It also has the satellite township near the proposed airport south of the Punpun river.
• Growth nodes (R2/C2): four townships proposed at Bihta, Naubatpur and Fatuha, separated from the core by the Urban Agriculture Zone (the green belt).

So much of the land between these townships and the city is green belt. House-building rules there are strict (up to 20% plot coverage, 7 m height). Details: can you build in Patna's green belt?

Village and area figures are from the master plan report. Township counts are from Schedule 1 of Notification 4655, which lists 273 revenue villages plus the Naubatpur and Punpun Nagar Panchayats. Search your village by name: Patliputra township village list.

Flood: take extra care towards Punpun and Fatuha

The master plan (page 16) says the Punpun river causes heavy flood damage in the east of the planning area. Embankments have been built along it. The Draft Plan 2047 says the 2019 flood hit the township's eastern part most, where the ground is lower. Check on site, and ask neighbours, whether the plot is low or holds water after rain. More: how to spot flood-prone land in Patna.

What should you do? (our advice)

• Buying to build a home: choose a plot where a house can be built today, i.e. outside the township curb and in a residential zone.
• Buying as a long-term investment: in a township village, the final plan and land pooling rules are not settled yet.
• Before paying a premium for an airport or a road, check that project's status in government documents.
• Before you pay anything, get both the papers and the zone checked.

Bihta, Naubatpur, Fatuha, Punpun: frequently asked questions

1. Which roads are planned to link these areas?

   To link the growth nodes, the master plan proposes 45 m roads (page 86): Maner–Bihta, Bihta–Naubatpur, Naubatpur–Punpun, internal Punpun roads, Punpun–Fatuha, a Fatuha ring road, and Patna Municipal Corporation–Fatuha. The Draft Plan 2047 links the township to the Bihta–Sarmera National Highway (NH-131G, the "Patna Ring Road"). It also links it to the Amas–Darbhanga Expressway (NH-119D).

   A road on a plan is not a road on the ground. If a proposed road runs through your plot, that part may go to the road. See the actual access before you buy.

2. When will these areas develop?

   The master plan has three phases: I (2016–21) for zones 1, 2, 3 and parts of 4 and 5; II (2021–26) and III (2026–31) for parts of zones 4 to 15, which include Bihta, Naubatpur, Fatuha and Punpun. Targets not met in time carry forward (report page 151). Until zonal plans are made, development follows the master plan and land use cannot be changed (page 150). In October 2026 the PMAA website is still posting notices about Zonal Development Plans, so they are not finished.

3. What is planned in Fatuha?

   The Draft Development Plan 2047 proposes two projects in Jaitiya mauza, Fatuha block. One is a Multi Modal Logistics Park of about 103–105 acres; the other, a Fintech City of about 242 acres. These are proposals; the final plan has not been issued.

4. What is the land rate in Bihta or Naubatpur?

   We don't estimate rates, because there is no official source for market prices. Look up the government minimum value (how to check MVR) and compare several recent deals.

Written on 24 October 2026. Sources: the Patna Master Plan 2031 report, the Patliputra township notifications (4655, 8023, 8024, 10516), the PMAA public notice page and PIB press releases. Project status and government curbs can change; confirm the latest position before any deal.