Haryana Proposes Up to 264 FAR for Smaller Residential Plots

Haryana has proposed changes to its building code that could allow more floor area on residential plots, including a maximum floor area ratio of 264% for plots measuring up to 250 square metres.

The changes are proposals, not a general permission to begin construction. Plot owners would still need to check the final rules, applicable charges, court orders and approvals for their individual sites.

According to The Tribune, the proposed amendments to the Haryana Building Code, 2017 cover residential plots up to 1,000 square metres. The Town and Country Planning Department has invited objections and suggestions by 1 December 2026.

Read the reported plot categories and consultation timeline here -> Haryana proposes higher FAR for residential plots up to 1,000 sq m; caps building height at 16.5 m.

What is proposed?

Floor area ratio, or FAR, compares the total floor area counted under the building rules with the plot area. A higher maximum FAR could allow more total floor space on a plot, subject to the applicable conditions.

The Tribune reports the following proposed limits:

• Plots up to 100 square metres: a base FAR of 165% and a maximum FAR of 264%.
• Plots above 100 and up to 250 square metres: a base FAR of 145% and a maximum FAR of 264%.
• Plots above 250 and up to 350 square metres: a base FAR of 130% and a maximum FAR of 240%.
• Plots above 350 and up to 500 square metres: a base FAR of 120% and a maximum FAR of 240%.
• Plots above 500 and up to 1,000 square metres: a base FAR of 100% and a maximum FAR of 240%.

The distinction between the base and maximum figures matters. The maximum includes additional purchasable FAR, according to reporting by ETRealty. The cost and availability for a particular plot must be confirmed with the competent authority.

ETRealty also reports that the department issued a public notice on 2 November seeking feedback -> Haryana proposes FAR up to 264% for residential plots, S+4 height limit.

The Tribune reports that the proposal retains a maximum height of 16.5 metres and includes provision for a single-level basement across the listed plot categories. Whether a particular design is permissible depends on the final applicable rules and site-specific approvals.

Why court proceedings matter

The proposal arrives while aspects of residential construction in Haryana are under judicial scrutiny.

On 4 November, Bar & Bench reported that the Punjab and Haryana High Court expressed reservations about purchasable FAR while hearing petitions concerning the state's stilt-plus-four policy. The report said the court was considering a possible stay on purchasable FAR and had adjourned the matter before passing an order on that issue. A court considering a stay is not the same as a verified order imposing one.

The legal report also says implementation of the stilt-plus-four policy in Gurugram had been stayed earlier -> Purchasable FAR destroying Gurugram, Noida: P&H High Court moots stay in Haryana.

A Haryana RERA project record describes the April interim order as clarified to apply to Gurugram district and says the wider policy remains subject to the petition's final outcome. That record concerns a particular project and does not replace a review of the latest court order or the approvals for another site -> Haryana RERA project record.

What happens next?

The next documents to watch are the final outcome of the public consultation, any notified amendments, the applicable charges and subsequent court directions. Until those are clear, the headline maximum should be treated as a proposal rather than an entitlement available to every residential plot owner.

Sources

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• Haryana proposes higher FAR for residential plots up to 1,000 sq m; caps building height at 16.5 m, updated on 3 November 2026 in The Tribune.
• Haryana proposes FAR up to 264% for residential plots, S+4 height limit, published on 6 November 2026 in ETRealty.
• Purchasable FAR destroying Gurugram, Noida: P&H High Court moots stay in Haryana, published on 4 November 2026 in Bar & Bench.
• Haryana RERA project record, inspected on 6 November 2026 on the Haryana RERA website.

If you own or live near a residential plot in Haryana, which issue would you most want clarified: construction rights, additional charges or neighbourhood infrastructure? Share your reasoning in the attached forum discussion.