The short answer: you get residential permissions, and you pay for the services that make them usable. The Future Urbanisable Zone is land the plan expects to become urban, and Regulation 4.6 sets the price of bringing that forward.
Key takeaways
- All uses permissible in the Residential Zone are permitted in this zone.
- The owner bears the expense of extending offsite infrastructure: road, water supply, sewage line and electricity.
- That expense is deposited with the Authority as communicated by it, or the owner may build the infrastructure himself to Authority-approved drawings and specifications.
- Where the land sits on a Development Plan road wider than 18.0 m, building an 18.0 m road to the land is the owner's liability.
- Otherwise a 12.0 m wide asphalted road is required.
- Regulation 4.2 treats the Urbanisable Zone as equivalent to the Residential Zone.
The permission, and its price
Chapter 4, Regulation 4.6, UDCPR as updated 30 January 2025 states the entitlement in one line: in this zone all uses permissible in the Residential Zone shall be permitted, subject to fulfilment of the requirements that follow.
Those requirements are about services rather than about buildings.
| Requirement | What Regulation 4.6 says |
|---|---|
| Offsite infrastructure | For extending road, water supply, sewage line and electricity to the land, the expenses shall be borne by the owner and deposited with the Authority as per the expenses it communicates |
| Building it yourself | The owner has the liberty to construct such infrastructure at his own cost, as per the drawing, design and specification approved by the Authority |
| Road, where the DP road is wider than 18.0 m | Construction of an 18.0 m wide road up to the land is the owner's liability |
| Road, in every other case | A 12.0 m wide road with asphalting is necessary |
What changes the answer
The road obligation is the item most likely to be underpriced, because it is not proportionate to the plot.
The width required depends on the Development Plan road the land sits on, not on the size of the scheme. A modest project on a parcel fronting a DP road wider than 18.0 m carries the liability to build an 18.0 m road up to its land, and a large project on an ordinary road carries the 12.0 m asphalted requirement. The obligation is defined by the plan's geometry, not by what the developer intends to build.
The infrastructure cost has two routes and they are not equivalent commercially. Depositing the Authority's communicated figure transfers the execution risk; building it under approved drawings keeps that risk with the owner but keeps control of programme. Regulation 4.6 gives the owner the choice explicitly.
Where it sits among the access rules
This zone's road obligation stacks on top of the general access requirements rather than replacing them. Chapter 3, Regulation 3.2, Means of Access requires every plot to have means of access, and where a plot does not abut a public street, a hard surface approach of at least 6.0 m for up to 75 m of length or 9.0 m for up to 150 m in non-congested areas.
And once a layout is being prepared, Regulation 3.3.2's internal road table applies within it, where width is set by the length of each internal road: 9.00 m up to 150 m, 12.00 m to 300 m, and 15.00 m beyond.
So there are three separate road questions on a Future Urbanisable parcel: the approach to the land, the road the owner must build to it under 4.6, and the internal roads inside the layout.
Related rule cards
- Layout roads and minimum plot sizes
- Is my plot R-1 or R-2
- Fourteen reasons a site may not be buildable
Where the filings come in
The zone comes from the Development Plan. What the register adds is evidence of what has actually been registered on the fringe of a growing area, which is the practical test of whether infrastructure has arrived.
Every MahaRERA filing at reragenie.com is free to read and carries the filed land area, the buildings and their floors, the promoter's extension history with the reasons given, and any complaints or litigation with case numbers.
ReraGenie's area consolidated report, Rs 2,999 for the first project and Rs 1,999 per additional one, reads a whole micro-market's filings together, which is the right unit for a question about where development is actually reaching.
Source: Unified Development Control and Promotion Regulations for Maharashtra, UDCPR as updated 30 January 2025. Sanctioned under the Maharashtra Regional and Town Planning Act, 1966.
Evaluating a micro-market or a land parcel?
The ReraGenie project analysis reads every filing in your competitive set: supply, absorption, pricing and promoter records. Rs 2,999 per project, area consolidated reports from Rs 2,999.
See the project analysis