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Urban Masterplanning13 min read•July 24, 2026

HMDA Master Plan 2031 & 2041: Zoning Guide for Kokapet, Financial District & Tellapur

Spoken by: AGNAA Urban Planning Team
Primary Reference: Hyderabad Metropolitan Development Authority (HMDA) Master Plan 2031
Direct Answer (AGNAA Engineering Standard)

The HMDA Master Plan 2031 designates urban growth zones across 7,257 sq.km in the Hyderabad Metropolitan Region. AGNAA Design Studio assists land owners and developers in navigating R1/R2 residential regulations, commercial FSI multipliers, and ORR setback buffer rules for seamless project approval.

Executive Key Takeaways

  • R1 (Urban Residential) zones permit high-density residential and commercial mixed-use.
  • R2 (Peri-Urban Residential) zones mandate lower coverage with higher green buffers.
  • ORR Growth Corridor (1 km buffer) permits higher FAR for high-rise commercial developments.
  • Bio-Conservation zones enforce strict non-polluting and low-density building rules.
  • HMDA 100 ft and 150 ft master plan roads require mandatory road widening setbacks.


Understanding HMDA zoning is vital before purchasing land or commissioning architectural floor plans in Hyderabad. At AGNAA Design Studio, we analyze HMDA 2031 GIS maps to evaluate plot feasibility, road widening impacts, and maximum allowable built-up square footage.

Key Zoning Classifications in Hyderabad Metro Area


  • Residential Zone R1: High-density zones in Financial District, Gachibowli, Madhapur, and Jubilee Hills.

  • Residential Zone R2: Expanding suburban corridors in Kokapet, Tellapur, Narsingi, and Mokila.

  • Commercial & Mixed-Use: Permitted along designated 80 ft, 100 ft, and 120 ft arterial roads.

    • Check plot feasibility and setback envelopes on the AGNAA Setback Calculator.

    Frequently Asked Questions

    What is the difference between R1 and R2 zones in HMDA Master Plan?

    R1 zones are core urban residential areas allowing higher density and flexible commercial use. R2 zones are peri-urban growth zones with stricter open space and setback mandates.

    What setback is required if an HMDA master plan road passes through a plot?

    Portions of plots falling under master plan road widening must be surrendered to the authority, for which Transferable Development Rights (TDR) FSI bonuses are issued.

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    HMDA Master Plan 2031 & 2041: Zoning Guide for Kokapet, Financial District & Tellapur | AGNAA Design Studio Journal