The Uttar Pradesh government has approved the GIS-based Integrated Master Plan 2031 for Ghaziabad, Loni, and Modinagar/Muradnagar, with a key focus on Transit-Oriented Development (TOD). The plan aims to align urban growth with transit infrastructure, improve connectivity, and provide a structured framework for real estate and infrastructure development. Officials from the Ghaziabad Development Authority (GDA) confirmed the plan’s approval on August 24, 2025.
Under the Master Plan, 4,261.43 hectares have been earmarked as TOD zones along the Regional Rapid Transit System (RRTS) corridor, while 636.61 hectares have been allocated along two Metro corridors. These zones are intended to support mixed land use, including residential, commercial, and industrial purposes, encouraging compact and walkable neighborhoods. By integrating mobility with land use, the plan is designed to enhance accessibility and attract future investment.
The new Master Plan covers 32,017.81 hectares, an increase of 27.56 percent compared to the 2021 plan, which encompassed 25,099.46 hectares. This expansion is intended to accommodate projected population growth to 6.473 million and support more structured urban development, including vertical growth.
According to Atul Vats, vice-chairperson of GDA, the plan identifies areas for residential activities over 12,869.32 hectares, 744 hectares for commercial use, 3,531.15 hectares for industrial development, 552.74 hectares for mixed land use, 6,032.44 hectares for recreational activities, and 4,120.95 hectares for transport infrastructure.
The plan also introduces special development areas (SDAs), including a 510.56-hectare zone in Guldhar and a 549.5-hectare zone in Duhai. These areas include provisions for higher floor area ratios and mixed land use, promoting vertical development and denser neighborhoods. TOD influence zones have been defined around transit nodes: within a 1.5 km radius of each RRTS station and 500 meters along Metro corridors or up to physical boundaries.
Transit-Oriented Development aims to improve public transport accessibility, promote walking, and reduce reliance on private vehicles. Cities worldwide, such as Singapore, Hong Kong, Curitiba, Stockholm, and Washington, D.C., have implemented TOD to integrate urban growth with mass transit systems.
Real estate experts noted that the GIS-based Master Plan provides a clear roadmap for development in Ghaziabad. Amit Modi, director of County Group, stated that the framework aligns infrastructure, connectivity, and land use planning, supporting future investments while improving residents’ access to services. Prateek Tiwari, MD of Prateek Group, added that the integrated framework and revised development norms offer flexibility for developers to plan more efficient projects. Manoj Gaur, CMD of Gaurs Group, said that unified bylaws for FAR, setbacks, and height regulations simplify the development process and can be extended to nearby urban areas such as Noida and Greater Noida.
Ghaziabad has seen infrastructure expansion in recent years, including expressways and Metro connectivity, improving accessibility and livability. According to Vikas Bhasin, MD of Saya Group, the new Master Plan will unlock more areas for planned development and guide investment decisions. Vikas Tomar, executive president of Square Yards, described the plan as pivotal for repositioning Ghaziabad from a spillover city to a self-sustained growth hub.
The Master Plan also identifies new TOD zones, SDAs, and land-use allocations to ensure growth aligns with infrastructure capacity. By linking real estate development directly with transit infrastructure, the plan aims to create structured, high-density, mixed-use neighborhoods that improve mobility, encourage public transport usage, and support long-term population growth.
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