Pune is the largest development market in Maharashtra by registered projects, and it does not run purely on the state code. UDCPR gives it four rules of its own, one of which is a colonial-era enclave still measured in feet.
Key takeaways
- Regulation 10.0 states that city specific regulations apply notwithstanding anything else in UDCPR, so for a parcel inside PMC limits Chapter 10 is read before the general chapters.
- Regulation 10.1.1 ties height to road width: above 36 m the road must be at least 12 m wide, and at 50 m or more it must be at least 15 m.
- Regulation 10.1.3 caps height at 21.0 m across two defined pockets, at Parvati and Chatushrungi, relaxable by Government in special cases.
- Regulation 10.1.4 bars building within 75 m of the ARDE parapet at Range Pashan and roughly 457.2 m of the HEMRL parapet at Sutarwadi.
- Koregaon Park is governed by Special Building Rules framed by the Collector, in feet, capping buildings at two storeys and one third plot coverage.
The rule that comes first
Chapter 10, Regulation 10.0, UDCPR as updated 30 January 2025 opens Chapter 10 with a single sentence that decides the reading order: notwithstanding anything contained in these regulations, the city and authority specific regulations shall apply to the respective Planning Authorities and areas.
That is stronger than it looks. It means a correct answer pulled from Chapter 6 can still be the wrong answer inside PMC, because Chapter 10, Regulation 10.1, Pune City Municipal Corporation displaces it. Establish the authority first, then read Chapter 10, then read the general chapters for whatever Chapter 10 leaves alone.
Height is a road width question
Chapter 10, Regulation 10.1.1, UDCPR as updated 30 January 2025 does not cap height in general. It ties permission to the street outside.
Banded by building height
- up to 36 mNo road width condition under this regulation. The general chapters still apply.
- more than 36 mMinimum road width 12 m
- 50 m or moreMinimum road width 15 m
Source: Chapter 10, Regulation 10.1.1, UDCPR as updated 30 January 2025
For a land buyer this reverses the usual order of questions. The parcel does not carry a height entitlement on its own; the road in front of it carries one, and a plot on an 11 m road cannot reach 36 m however large it is.
Check the status of this provision before relying on it. Chapter 10, Regulation 10.15, Certain Regulations Cease to Operate in Future* names Regulation 10.1.1 and provides that it shall cease to operate on 1 January 2022 or as decided by the Government from time to time. The 30 January 2025 consolidation still prints 10.1.1 in full, 10.15 itself carries an amendment marker, and a modification to it was brought into force under section 154 and then stayed by the Urban Development Department by letter dated 3 April 2024. The text alone does not settle the position, so obtain the Government's current direction on 10.15. The CIDCO and Panvel entries set out what the document does and does not record about it.
How much of Pune's market sits near those thresholds
UDCPR measures height in metres. MahaRERA filings record floors, not metres, so the two do not map exactly. What the register can show is the scale of building Pune actually files.
Source: ReraGenie analysis of the MahaRERA project registry, 13,081 of 13,601 published Pune district projects filing building floor counts, captured 11 August 2026
About 36 percent of Pune projects that file floor counts declare a tallest building of 12 floors or more, and 15 percent reach 17 or more. The median project's tallest building is 8 floors.
Two limits on reading that chart against Regulation 10.1.1. UDCPR keys on metres and the register files floors, so a floor count indicates scale rather than compliance with a metre threshold. And 10.1 applies to the Pune City Municipal Corporation area, while MahaRERA records district and taluka rather than planning authority: of these 13,601 projects only 1,638 are in Pune City taluka, with 7,441 in Haveli and the rest spread across Mulshi, Mawal and beyond, covering PMRDA, PCMC and Regional Plan areas that 10.1 does not govern. Treat the chart as market scale, not as a count of affected projects.
Two pockets capped at 21 metres
Chapter 10, Regulation 10.1.3 caps building height at 21.0 m in two named areas, and says the Government may relax it in special cases.
Banded by area
- ParvatiBounded by Singhagad Road on the north and west, the southern boundary of P. L. Deshpande Udyan on the south, and the road from the overbridge up to Laxminagar with the western boundary of Tulsibagwale Colony on the east
- ChatushrungiSurvey numbers 105, 106 part and 107 part of village Bhamburda, bounded by Ganeshkhind Road on the north, Senapati Bapat Road on the east, the south boundary of S.No.106 on the south and the western boundary of S.No.107, 105 and 106 on the west
Source: Chapter 10, Regulation 10.1.3, UDCPR as updated 30 January 2025
Both descriptions are boundary definitions rather than survey schedules, which means a parcel near an edge is a question for the authority and a surveyor, not for a map estimate. Against the floor distribution above, a 21.0 m cap is materially restrictive: it sits below the scale that a majority of Pune projects file.
Two defence establishments, two no-build zones
Chapter 10, Regulation 10.1.4 prohibits using land as a site for construction within a prohibited distance of two defence research establishments.
Banded by establishment
- 75 mFrom the crest of the outer parapet of the Armament Research and Development Establishment, Range PashanThe regulation words this as the distance currently prohibited
- 457.2 mFrom the crest of the outer parapet of the High Energy Materials Research Laboratory, Sutarwadi, as shown on the Development PlanStated as approximately 500 yards
Source: Chapter 10, Regulation 10.1.4, UDCPR as updated 30 January 2025
The HEMRL restriction reaches well beyond the plot boundary and it has a consequence elsewhere in the code: Chapter 6, Regulation 6.13, FSI of Lands Affected by HEMRL or Other Restrictions deals specifically with the FSI of lands affected by HEMRL or other restrictions. Land inside that zone is not simply unbuildable and worthless; the regulations address what happens to its development potential. That is a Chapter 6 question, and it is the reason a parcel near Sutarwadi needs both chapters read together.
Koregaon Park, still governed in feet
The most unusual entry in Pune's chapter is Chapter 10, Regulation 10.1.2, which applies Special Building Rules framed by the Collector of Pune to a defined area: bounded by Koregaon Park North Road on the north, the Ghorpadi village boundary on the east, the Southern Railway line on the south, and the Circuit House to Fitzgerald Bridge Road on the west.
Those rules run to thirty five sub-clauses and are written in imperial units, preserved inside a 2020 state regulation. The ones that shape what can be built:
| What it governs | The rule |
|---|---|
| Storeys | No building shall contain more than two storeys including the ground floor |
| Plot coverage | Not more than one third of the total area of any building plot shall be built upon |
| Buildings per plot | Only one main building plus reasonable outhouses, unless the plot is twice or thrice the minimum size |
| Sub-division | No building plot shown in the layout may be sub-divided |
| Road setback | At least 20 feet from any road 40 feet or more wide, and 15 feet from other roads |
| Side and rear | No building within 10 feet of a side boundary; not less than 20 feet from the rear boundary |
| Building length | No building shall exceed 100 feet in length in any direction |
| Flats per floor | Not more than two self contained flats on each floor, each occupied by one family |
| Room size | Minimum floor area 120 sq ft, no side less than 10 feet, ceiling height not less than 10 feet |
| Use | No building shall be used for other than residential purposes |
Two clauses matter more than the dimensions. Sub-clause (xxxi) provides that where the land sits within a Municipal Corporation or other local authority, that body's rules and bylaws apply in addition to these, so this is a layer on top rather than a replacement. And the regulation closes with a note that it stands modified if modified by the Government or the Collector, which is an unusually explicit invitation to check the current position before relying on any line of it.
A two storey limit with one third coverage on plots that cannot be sub-divided is, in effect, a preservation rule for a low density enclave inside a city filing 17 storey towers a few kilometres away. Whatever the intent, the arithmetic is what a buyer or developer meets: the entitlement here is a fraction of what the same plot area would carry elsewhere in PMC.
What to check for a Pune parcel
- Confirm the authority. 10.1 governs the Pune City Municipal Corporation area. PCMC, PMRDA and the Regional Plan areas around them are different, and who signs your development permission sets out the six cases.
- Measure the road before pricing the height, per Chapter 10, Regulation 10.1.1.
- Check the two capped pockets and the two defence zones against the parcel, using the Development Plan rather than a map.
- If it is Koregaon Park, start from the Collector's rules, and confirm whether they have since been modified.
- Then read the general chapters for everything Chapter 10 leaves alone, beginning with the UDCPR FSI rulebook.
For how differently another city's chapter can read, Thane has fifteen sub-regulations to Pune's four, and builds materially taller: 31 percent of its projects file a tallest building of 17 floors or more against Pune's 15 percent. Nagpur sets its own FSI by zone instead, and Nashik pays owners in FSI for a strip of riverside land.
Where the filings come in
The regulation tells you what may be built. The register tells you what has been. ReraGenie's project analysis, Rs 2,999 for one project, reads a Pune project's full MahaRERA filing: the promoter's extension history with their stated reasons, the slip between original and current completion dates against the median for the same pincode, construction progress against the eleven activity checklist building by building, and complaints and litigation with case numbers. For a micro-market rather than a single project, the area consolidated report is Rs 2,999 for the first project and Rs 1,999 per additional one.
Every Pune project's filing is free to read at reragenie.com/areas/pune-maharashtra, and the applicability question that comes before all of this is in which rulebook governs your plot.
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