The short answer: attach the certificate, and the Authority writes on it twice. Regulation 11.2.6 is the procedural half of TDR, and the two endorsements are what keep a certificate honest across multiple uses.
Key takeaways
- Valid DRCs to the extent required are attached to the application for development permission.
- Before granting permission, the Authority endorses the quantum of TDR proposed to be utilised, in figures and words.
- Before issuing the occupancy certificate, it endorses the quantum actually used and the balance remaining.
- TDR generated in any land use zone may be used on a receiving plot in any land use zone.
- That includes Development Plan reservations of a buildable nature, and congested, non-congested and town planning scheme areas.
- How much may be landed is governed separately, by the tables in Chapter 6.
The two endorsements
Chapter 11, Regulation 11.2.6, UDCPR as updated 30 January 2025 sets out a sequence rather than a calculation.
| Stage | What the Authority endorses on the DRC |
|---|---|
| With the application for development permission | The holder attaches valid DRCs to the extent required, with the documents prescribed by the Authority or the Government |
| Before granting development permission | The quantum of TDR proposed to be utilised, written in figures and words |
| Before issuance of the occupancy certificate | The quantum of TDR or development rights actually used, and the balance remaining if any, written in figures and words |
The second endorsement is the one that makes a DRC reusable with confidence. Proposed and actual are different numbers, because a scheme rarely builds exactly what it applied for, and the regulation requires the difference to be written on the certificate itself before occupation is certified.
So a DRC being offered for sale carries its own audit trail. Anyone buying development rights should be reading the endorsements on the original, not a statement of what the seller believes is left.
The freedom, and its limits
Regulation 11.2.6(ii) is the provision that makes TDR a market rather than a local adjustment. TDR generated from any land use zone may be utilised on any receiving plot irrespective of the land use zone, including Development Plan reservations of a buildable nature, and anywhere in a congested or non-congested area, or a town planning scheme area earmarked on the Development Plan.
Three things then bound that freedom, each in its own regulation.
Where it cannot land. Regulation 11.2.8 bars utilisation in five categories: agricultural, no development, green zone, green belt, regional park, HTHS and biodiversity park reservations; inside the blue flood line; the coastal regulation zone; any area under a statutory development prohibition; and Koregaon Park in Pune.
How much may land. Chapter 11, Regulation 11.2.7, Utilisation of Transferable Development Rights (TDR) and Road Width Relation* sets the total maximum permissible built up area and TDR utilisation on the receiving plot by reference to Regulations 6.1, 6.2 and 6.3.
What kind must be used. Regulation 11.2.7(ii) requires the TDR loading quantum in Table 6-G to include a minimum of 30 percent and a maximum of 50 percent slum TDR, urban renewal TDR or amenity TDR, where applicable, and permits other TDR to be used only if such TDR is not available. That does not apply to the Table 6-A loading in Regulation 6.1.1.
That last requirement is easy to miss and it changes procurement. Not all TDR is interchangeable on a receiving plot governed by Table 6-G: between 30 and 50 percent of the loading has to be slum, urban renewal or amenity TDR, and only where that is unavailable may other TDR fill the gap.
A developer assembling rights purely on price, without regard to their origin, can end up holding certificates that do not satisfy the composition requirement for the plot they were bought for.
Related rule cards
Where the filings come in
TDR endorsements sit on the certificate and with the Planning Authority. The register shows what got built: the filed land area, the buildings and their floors, the promoter's extension history with the reasons given, the certifying professionals, and any complaints or litigation with case numbers, free at reragenie.com.
ReraGenie's project analysis, Rs 2,999 for one project, reads the full filing and the documents behind it, and the area consolidated report covers a whole micro-market at Rs 2,999 for the first project and Rs 1,999 per additional one.
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.
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