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

Short answer: Patna Master Plan 2031 treats Bihta, Naubatpur and Fatuha as "growth nodes", i.e. future townships, and places the satellite township near the proposed airport south of the Punpun river in the core area. But 2026 changed the picture: many villages of Naubatpur, Fatuha and Punpun now fall in the Patliputra Greenfield Satellite Township, where land can be bought and sold but construction is barred until 30.03.2027. Bihta block is outside that township, and the airport project the Centre has approved is also in Bihta. So before asking "where is it cheap", check which zone your plot is in and whether a house can be built on it today.

With land in Patna city getting expensive, buyers are looking at Bihta, Naubatpur, Fatuha and Punpun, and every dealer says "the airport is coming, rates will double". We won't guess at rates, because there is no official basis for that. This article sticks to what government documents say, so you can test what a dealer tells you.

What Patna Master Plan 2031 says about Bihta, Naubatpur, Fatuha and Punpun

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, plus 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, where house-building rules 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. Search your village by name: Patliputra township village list.

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 if you plan to build, don't do it without the department's approval, and 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, and recorded that the Patna Metropolitan Planning Committee on 24.10.2016 recommended a civil enclave at Bihta Air Force Station as an alternative, which was made part of the plan.
• Central approval (PIB, 16 August 2024): the Cabinet approved a new civil enclave at Bihta at an estimated ₹1,413 crore: 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.

Roads: which exist, which are only on the map?

To link these 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") and 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. Visit the plot and see the actual access before you buy.

When will these areas develop? Master plan phases

(Report page 151; targets not met in time carry forward to the next phase.) The growth nodes come in the later phases. The plan also says that 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 (ZDPs), so the zonal plans are not finished.

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, and embankments have been built along it. The Draft Plan 2047 says that in the 2019 flood, inundation in the township area was concentrated in its eastern part, 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.

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

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. To see the government minimum value: how to check MVR.

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

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, assume 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. Is it a good idea to buy a plot in Bihta?

   Bihta is a growth node in Master Plan 2031, is not one of the 9 blocks under the Patliputra township curb, and has a centrally approved civil enclave (airport) under construction. But every plot is different: don't buy without checking its master plan zone, access road, flood risk and papers.

2. Is Patna's new airport in Bihta or Punpun?

   The Centre approved a ₹1,413 crore civil enclave at Bihta on 16 August 2024, and PIB described it as under construction in August 2025. An airport at Dumri in Punpun was a Master Plan 2031 proposal; we found no central approval for it.

3. Can I build a house in Naubatpur or Punpun now?

   If your village is in the Patliputra township list, Notification 4655 bars development and construction until 30.03.2027; Notification 8024 lifted only the sale ban. Don't build without the department's approval. Outside the list, check the master plan zone.

4. What is planned in Fatuha?

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

5. 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 (MVR) on the Bhumijankari portal and compare several recent deals.

6. How do I know if my village is in the Patliputra township?

   Schedule 1 of Notification 4655 lists 273 revenue villages plus the Naubatpur and Punpun Nagar Panchayats. Search our list by block and village name, and confirm with the circle office.

This article was written on 24 October 2026 from 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. This is general information, not investment or legal advice.