Patna Master Plan 2031 PDF and Zones Explained for Plot Buyers

What are the zones, and what can you build?

The plan has a core and growth nodes. The core is the continuous city south of the Ganga. It also includes a satellite township near the proposed airport, south of the Punpun. The growth nodes are proposed townships at Bihta, Naubatpur and Fatuha. An Urban Agriculture zone separates the two. The zones that matter most to a buyer:

FAR (floor area ratio) is how much you can build compared with the plot area. A 1-kattha plot is about 1,361 sq ft. At FAR 1, you can build about 1,361 sq ft across all floors. At FAR 0.5, half that.

A house in the Urban Agriculture zone has four conditions. The land must not be leasehold. Coverage must be 20% or less, and height up to 7 m. At least 60% of the land must be under plantation or farming. More in Can you build a house in Patna's green belt?

Source: Patna Master Plan 2031 report, zones chapter and zone-wise use table (full list at the bottom).

How do I find out which zone my land in Patna is in?

1. Check whether the village is in the plan area: take the block and mauza name from your khatiyan or jamabandi. Match it with the block table below (full list in Annexure 1).
2. Look at the proposed land-use map: open Map 21 "Proposed Land Use" in the free report. It is a large-scale map, so it won't settle a boundary dispute at field level.
3. Match it with the khesra map: get the revenue map of your khesra from the Bhu-Naksha portal. Then locate it on the master plan map.
4. Get it confirmed in writing from PMAA or the relevant authority for any large purchase. Don't rely on what a broker says.
5. In the Patliputra Township area, check the Draft Plan 2047, not PMP 2031 (see the FAQ below).

Patna Master Plan 2031 PDF: official download

The master plan is free. Download it only from the Patna Metropolitan Area Authority (PMAA) website. It has two official files (checked 20 October 2026):

What to open first (page numbers printed in the 335-page English report):

• Map 21 "Proposed Land Use": p. 67 (PDF page 81). In the 748-page gazette file it is on PDF page 437.
• Blocks and villages: pp. 22–23; village-wise list in Annexure 1, pp. 156–191.
• Zones: pp. 68–72. What each zone allows (DCR table): pp. 274–278.

Both files are large. Download on Wi-Fi and open them on a laptop to zoom into the maps.

Which blocks and villages are in the Patna Master Plan 2031?

The plan applies to the Patna Planning Area (PPA), notified on 13 August 2014. It has 575 revenue villages and 6 urban bodies: Patna Municipal Corporation, Danapur, Khagaul, Phulwari, Maner and Fatuha. People also call it "Greater Patna": see what Greater Patna really covers.

Several blocks are only partly inside the PPA. Only 5 villages of Daniawan and 2 of Khusrupur are in it, for example.

Patna Master Plan 2031: the key numbers

So treat "just 10 km from Patna, a city is coming up here" with care. Check the zone first.

Within the developable 584.85 sq km, the plan gives 55.04% to homes and 6.09% to shops and offices. Industry gets 2.35%, public and semi-public use 7.74%. Transport gets 12.73%, and open space and buffers 7.86%.

New roads in the Patna Master Plan: 80 m, 60 m and 45 m

• An 80 m central spine with a drainage canal, passing through villages including Nagwa, Khagaul (near AIIMS), Sadallichak, Bhogipur, Bairiya and Sabalpur.
• 60 m roads — 11 separate alignments.
• 45 m roads — e.g. Maner–Bihta, Bihta–Naubatpur, Naubatpur–Punpun, Punpun–Fatuha.
• A 30.5 m road grid at roughly 1.5 × 1.5 km.
• A widening list for existing roads (Boring Road, Ashok Rajpath and others). Where two widths are given, the higher one applies.

If your plot sits on one of these alignments, part of it can go into the road. Village-wise list and PMAA's latest survey work: Patna Master Plan 80 m and 60 m roads: village-wise route.

What should you do before buying a plot? (our advice)

• Zone first, price later. A "cheap plot" in a Conservation or Urban Agriculture zone can turn out expensive. That happens if you can't get a building plan approved.
• Check road alignments. Land on a proposed 80/60/45 m road can be cut later.
• Beware "it's in the master plan, prices will double". Being inside the PPA is not the same as being in a development zone.
• Papers still matter. Even with the right zone, check the jamabandi, mutation and chain of deeds. See our Patna plot buying guide and how to check jamabandi, khatiyan and LPC online.
• Floods and waterlogging. The plan itself says the city's general ground level, except old Patna City, is below the Ganga flood level. South of the railway line, rainwater often stays for most of the year. Visit the site in the monsoon.

Patna Master Plan 2031: frequently asked questions

1. The map shows Conservation zone around my village. Can I still build a house?

   Near the village, yes. The plan says a 100 m belt outside each village settlement counts as Village Settlement zone, not Conservation. FAR there is 1. Beyond that belt, Conservation rules apply.

2. What is a zonal plan, and is one ready for my area?

   The PPA is split into 15 zones, and each needs its own Zonal Development Plan. Until one is notified, development follows the master plan and no change of land use is allowed. As of 14 October 2026, PMAA had only invited agencies to prepare zonal plans for five zones. So most areas have no zonal plan yet.

3. Does PMP 2031 apply in Patliputra Township?

   Not once the new plan is final. That special area has its own Draft Development Plan 2047 (notification 8023, 01.08.2026), which will override PMP 2031 there. Development and construction there are barred until 30.03.2027. See registry open, construction still barred and the 273 township villages.

4. Someone sent a "master plan PDF" on WhatsApp. Can I trust it?

   Check it first. It may be the never-approved draft 2021 plan. Or it may be the Patliputra Township Draft Plan 2047, which is a different plan. Use only the two files on the PMAA website.