Land subdivision / plotted development calculator
A plotted colony never sells its whole parcel. Development authority norms in Uttar Pradesh require roads, open space and utilities that together take roughly 35–45% of gross land, so a 10-bigha parcel yields only 55–65% as plots. Enter the parcel, the deduction and the plot size to see what is actually saleable.
- Gross area
- 217,800 sq ft
- Net saleable area
- 130,680 sq ft
- Net saleable in gaj
- 14,520
- Saleable efficiency
- 60.00%
- Gross revenue
- ₹64.8 Cr
- Development cost
- ₹5.45 Cr
- Revenue minus development cost (before land)
- ₹59.36 Cr
Copy link to this calculation · JSON API · Estimates only; verify rates with the source below.
How it is calculated
net saleable = gross × (1 − roads% − open space% − amenities%); plots = floor(net ÷ plot size); revenue = plots × plot size × rate. Development cost (roads, drains, water, sewer, electricity, boundary) is applied on gross area. Authority norms, not the sum here, govern the actual layout approval.
Worked example
5 acres (217,800 sq ft) with 25% roads, 10% parks and 5% amenities: 60% efficiency, 130,680 sq ft net = 14,520 gaj = 96 plots of 150 gaj. At ₹45,000 per gaj that is ₹64.8 crore of revenue against ₹5.45 crore of development at ₹250 per gross sq ft, before land and approvals.
Frequently asked questions
How much land is lost to roads and parks in a plotted colony?
Typically 35–45% under Uttar Pradesh development norms (roads 20–25%, open space 10–15%, utilities and commercial 5%), leaving 55–65% saleable.
What plot sizes sell best in Greater Noida and Ghaziabad?
100, 150 and 200 gaj for builder floors; 50–100 gaj in affordable colonies. Smaller plots raise plot count but need more road length.
Is the development cost per sq ft realistic?
₹200–350 per gross sq ft covers internal roads, drainage, water, sewer and electrification in NCR in 2026; add approvals, external development charges and marketing.
Sources and what to verify: UP Urban Planning and Development Act layout norms; authority-specific layout regulations.
Estimates for planning only; not financial, legal or tax advice. Figures reflect common practice and published rates as of November 2026. Found an outdated rate? Email hello@zeorent.com.