Land pooling to open newer geographies for real estate development in Delhi

New Delhi: The proposed infrastructure-led development of nearly 200 sq km of Delhi's urban extension areas as part of Delhi Master Plan 2047 will create newer geographies for real estate development in the capital, giving competition to Gurugram and Noida.

The plan proposes road network of around 600 km, providing the backbone for connectivity and planned development across Land Pooling areas.

“Delhi has historically lacked the scale of planned development seen in cities such as Gurugram and Noida. The newly approved and notified Master Plan for Delhi 2047 can change this by opening a new window for planned urban development. With nearly 200 sq. km. of Urban Extension areas envisaged for development, Delhi can see new communities with proper roads, schools, healthcare facilities, parks, green spaces and other essential amenities,” said Pradeep Aggarwal, Founder & Chairman, Signature Global (India) Ltd.


A key change in the land pooling framework is the introduction of multiple development models. Beyond voluntary land assembly and consortiums, MPD-2047 introduces mechanisms such as Town Planning Schemes, with a minimum area of 20 hectares, enabling more integrated and contiguous development despite fragmented land ownership.

“MPD-2047’s strengthened land pooling framework marks an important shift in the way Delhi’s next phase of urban growth can be planned. The emphasis on infrastructure-first development, stronger connectivity and integrated neighbourhoods is particularly significant as the city prepares to accommodate new aspirations around housing, mobility, employment and quality of life,” said Amar Sarin, MD & CEO, TARC Ltd.

For the residential real estate sector, the opportunity goes beyond creating additional housing stock. The next phase of Delhi’s growth will increasingly be about creating well-planned, connected and amenity-rich communities where homes are supported by social infrastructure, green spaces, commercial activity and seamless connectivity.

“This is also reflective of the evolving expectations of today’s homebuyers, who increasingly value the overall ecosystem around a residence as much as the residence itself,” Sarin said.

The proposed development along UER-II, with its combination of housing, commercial, institutional, logistics and warehousing activities, can further strengthen the relationship between where people live, work and access essential services.

“The scale is substantial, with 105 revenue villages across six planning zones and 138 sectors identified for development, creating the potential for a new urban landscape comparable to planned centres such as Noida. If implemented with speed and clarity, MPD-2047 can open a major new chapter of planned development in Delhi,” Aggarwal said.

A key feature of the approach under MPD-2047 is the availability of multiple development models, providing greater flexibility for landowners to participate in the planned development and facilitating timely execution of infrastructure.

The Land Pooling Policy, notified along with its Regulations in 2018, was introduced for planned and inclusive development of privately owned land in Delhi's Urban Extension areas, with DDA acting as a facilitator and landowners voluntarily participating in the city-building process.

MPD-2047 builds upon this framework by providing additional development mechanisms to accelerate implementation on the ground.

Significantly, apart from voluntary assembly of land by landowners and development through consortiums, MPD-2047 introduces alternate development models, including the concept of Town Planning Schemes, to facilitate integrated and contiguous planned development. The minimum area for a scheme will be 20 hectares.

MPD-2047 also introduces inclusive zoning, permitting a mix of activities within residential plots based on the Right of Way (RoW) of roads.

This will encourage the creation of vibrant and self-sustaining neighbourhoods by bringing housing, economic activities and essential services closer together.

Another important provision is high-density mixed-use development along Urban Extension Road-II (UER-II) in Land Pooling areas. The Plan envisages an integrated mix of logistics and warehousing, commercial and institutional activities and affordable housing along this major connectivity corridor, creating new opportunities for housing, investment and employment and supporting Delhi's emergence as a future-ready global capital.

Suitable amendments to the Delhi Development Act, 1957 will also be initiated to facilitate speedy implementation of the Land Pooling Policy on the ground.

The Land Pooling area extends across 105 revenue villages in six Planning Zones — K-I, L, N, P-II, part of P-I and J — and is divided into 138 sectors. The policy has already received significant participation from landowners. Till July 2026, more than 7,615 applications had been received and over 7,885 hectares of land registered/pooled.

As many as 16 sectors have achieved the threshold of 70% contiguous pooled land and provisional notices for formation of consortiums have been issued by DDA for these sectors across different Planning Zones.