Delhi Transit Oriented Development (TOD) Policy 2026 — Key Provisions
Revised TOD policy for Delhi: 500 m corridors along Metro and RRTS, 2,000 sq m plots, FAR up to 500, single TOD charge and single-window approval — now carried into Master Plan for Delhi-2047.
Delhi's revised Transit Oriented Development (TOD) policy was approved by the Ministry of Housing and Urban Affairs (MoHUA) in April 2026 as an amendment to the Master Plan for Delhi-2021, together with the Regulations for Transit Oriented Development (TOD) and Charges, 2026. On 20 August 2026, MoHUA notified the Master Plan for Delhi-2047 (S.O. 4597(E)), which carries TOD forward as a key planning tool, with TOD Zones of about 200 sq km along Metro corridors and in the influence areas of RRTS, railway and high-speed rail stations. DDA has also opened online applications for TOD projects through the Online Building Permit System (OBPS).
Timeline
| Date | Development | Official source |
|---|---|---|
| 7 Apr 2026 | MoHUA announces the TOD policy in MPD-2021 and the TOD Regulations and Charges, 2026 for affordable housing in the NCT of Delhi | PIB release 2249682 |
| 20 Aug 2026 | Master Plan for Delhi-2047 notified under Section 11-A(2) of the Delhi Development Act, 1957 (S.O. 4597(E)); effective from the date of publication in the Gazette | Gazette of India (MoHUA / DDA) |
What has changed from the earlier TOD policy
| Point | Earlier approach | Revised policy (2026) |
|---|---|---|
| Basis of the zone | Node-based; required at least 8 ha of developable land | Corridor-based; operational and proposed corridors both qualify |
| Minimum plot size | 1 ha (maximum FAR only on 4 ha plots on a 30 m road) | 2,000 sq m, with access from an 18 m road |
| Mix of uses | Land-use-based mix | FAR-based mix (65% / 10% / 25%, see below) |
| Approvals | Influence Zone Plan for each node plus separate sanctions by local bodies | Single window through a TOD Committee chaired by the DDA Vice Chairman |
| Charges | Separate TOD charges, additional FAR charges and lease-to-freehold conversion charges | One TOD charge covering DJB water/sewerage charges, MCD sanction charges (including land-use change and levy/additional FAR) and DDA conversion charges |
PIB also states that about 80 sq km of areas previously excluded (Land Pooling areas, Low Density Residential Areas and unauthorised colonies) are now included, taking the TOD area to about 207 sq km.
Key development norms (as published by DDA)
| Item | Norm |
|---|---|
| TOD Zone | 500 m on each side of the centreline of existing and planned/approved Metro routes; 500 m radius around RRTS, railway and HSR stations |
| Participation | Voluntary; owners who do not participate keep existing uses under the Master Plan |
| Plot eligibility | Minimum 2,000 sq m; at least 50% of the plot must fall within the TOD Zone |
| Road access | Existing road of at least 18 m right of way, or a proposed continuous 18 m road connecting to one |
| FAR | Base FAR 400 (TOD charges payable on 400 irrespective of use); maximum FAR 500, with additional FAR charges pro rata above 400 |
| Mix of uses (of FAR) | Minimum 65% small residential units (including guest houses / studio apartments); minimum 10% local commercial, facilities and social amenities; balance 25% flexible (larger homes, offices, guest houses, studios) |
| Ground coverage | Maximum 40% |
| Setbacks | 2,000–10,000 sq m: front 9 m, side and rear 6 m. Above 10,000 sq m: front 15 m, side and rear 12 m |
| Green area | Minimum 10% of the TOD project area (2% variation allowed on private land at the TOD Committee's discretion) |
| Parking | 1 Equivalent Car Space per 100 sq m of FAR area; for mixed-use schemes above 1 ha, at least 30% of parking to be public |
| Amalgamation | Permitted; leasehold plots in a consolidated TOD plot are deemed freehold (except institutional leasehold plots), subject to dues |
| Approval | Decision within 60 days of a complete submission; if none is communicated, the project is deemed approved on the OBPS portal |
| TOD Fund | Charges go to a dedicated fund / escrow account managed by DDA for area improvement and infrastructure |
Size of the small residential units: the DDA text specifies units below 60 sq m carpet area (carpet area as defined under RERA), while the PIB release describes them as dwelling units of up to 100 sq m built-up area. Readers should rely on the notified regulation text for the exact limit.
Areas where TOD does not apply
- Environmentally sensitive areas, Zone 'O' (River Yamuna) and its buffers
- Low Density Area
- Monument Prohibited Areas and heritage buildings
- Civil Lines Bungalow Area, Lutyens' Bungalow Zone and Chanakyapuri
- Notified Cantonment areas, and any other area DDA may notify
Points to note
- Charge rates: the policy says TOD charges and additional FAR charges are "as notified from time to time". Check the current rate notified by DDA / MoHUA before costing a project.
- Applications: TOD Committee approval is sought online through OBPS before building plan sanction.
- Tax and accounting aspects of TOD projects (for example, treatment of TOD charges in project cost, land amalgamation and conversion to freehold) depend on the facts of each case and the applicable provisions of the Income-tax and GST laws.
Official sources
- PIB (MoHUA), 7 Apr 2026 — Policy for TOD in MPD-2021 and Regulations for TOD and Charges, 2026
- Gazette of India, S.O. 4597(E) dated 20 Aug 2026 — Master Plan for Delhi-2047 (MoHUA)
- Master Plan for Delhi-2047 — Gazette (DDA)
- Transit Oriented Development policy text (DDA)