HMDA Zoning Regulations: Complete Guide for 2025

If you’re planning to build or buy property in Hyderabad, understanding HMDA Zoning Regulations is absolutely essential.

Zoning rules determine what you can construct — and where.

Mess this up, and you could lose your entire investment, or worse — face legal action.

This guide breaks down every single zoning type under HMDA, so you make smart, safe, and profitable decisions.

Table of Contents

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Key Takeaways

• HMDA zoning controls what can be built where — residential, commercial, industrial, or forest zones.
• Construction near lakes or tanks is restricted due to FTL levels and buffer zones.
• Violating zoning laws can lead to penalties or demolition.
• Always check zoning classification before buying or developing land.
• Airport areas (HADA), SEZ zones, and green zones have extra rules.

What is HMDA and Why It Matters

HMDA stands for Hyderabad Metropolitan Development Authority.

It manages all urban planning in Hyderabad and nearby areas.

Every square foot of land under HMDA’s jurisdiction is tagged with a zoning category.

These zoning categories decide:

• If you can build residential, commercial, or industrial buildings
• How high you can build
• Whether the land is preserved, restricted, or available for construction

If you don’t follow HMDA’s zoning regulations?

You could face fines, rejection of building permission, or worse — your structure might be declared illegal.

Want to see where each zone exists?
Check the official HMDA GIS Portal to view zoning maps.

Overview of Zoning Types in Hyderabad

Hyderabad is divided into multiple land use zones under the 2031 Master Plan.

Each zone has different rules, permissions, and restrictions.

Here’s a simplified breakdown:

Zone	Purpose
Residential	Apartments, houses, gated communities
Commercial	Shops, malls, office spaces
Industrial	Factories, warehouses
Manufacturing	Production & light industry
Forest Zone	Protected green land
SEZ	Export & tax-free business zones
Buffer Zone	No-construction area near lakes & tanks
HADA Zone	Development near airport, with restrictions

Want to buy a plot in a residential zone?
Check out this guide on residential zones in Hyderabad.

Commercial Zones in HMDA Explained

A Commercial Zone is where you can build shops, offices, malls, and other business-related structures.

Here’s what you can build:

• Restaurants
• Supermarkets
• Corporate offices
• Shopping complexes
• Hotels

What’s not allowed:

• Residential flats (in pure commercial zones)
• Heavy manufacturing units

Building Rules in Commercial Zones:

• Higher Floor Space Index (FSI) — means you can build taller structures.
• Wider setbacks required for safety and parking.
• Must face a minimum-width road (varies by zone).

These zones are usually located in central business districts, main roads, and junction areas.

Industrial and Manufacturing Zones

Industrial Zones are for heavy industries — like chemical factories, manufacturing plants, and logistics hubs.

Manufacturing Zones are for light industries — think of food processing units or garment factories.

Allowed in Industrial Zones:

• Factories
• Warehouses
• Power plants
• Logistics and transport hubs

Setbacks and Safety:

• Must maintain minimum distances from residential zones
• Must follow pollution control rules
• Often monitored by Pollution Control Board and HMDA

Areas like Patancheru, Jeedimetla, and parts of Medchal fall under these zones.

SEZ Zones (Special Economic Zones)

SEZs or Special Economic Zones are tax-friendly areas meant to attract businesses focused on exports.

They offer:

• Tax breaks for companies
• Custom duty exemptions
• Faster approvals

What can be built in SEZ Zones:

• IT Parks
• Pharma companies
• Electronic assembly units
• Export-focused industries

SEZs in Hyderabad include:

• Genome Valley (Pharma SEZ)
• FAB City
• Maheshwaram SEZ

One important point: residential buildings are NOT allowed inside SEZs.

Planning to invest near a SEZ for appreciation?
Check this guide on ROI on Hyderabad villas.

What is HADA Zone?

HADA stands for Hyderabad Airport Development Authority.

This zone includes all land around Rajiv Gandhi International Airport in Shamshabad.

Why is it special?

• It has strict height restrictions for buildings (due to flight paths).
• Special rules apply for land acquisition, construction, and land use.

Allowed constructions:

• Hotels
• Business parks
• Parking facilities
• Convention centers

Not allowed:

• High-rise towers above 10–15 storeys near runway
• Heavy industrial units

HADA works under HMDA but has additional airport-specific planning norms.

Forest Zones & Eco-Sensitive Areas

Forest Zones are green-protected areas under HMDA.

You cannot build or even fence property in these zones without environmental clearance.

These zones preserve:

• Forest land
• Urban biodiversity parks
• Reserved green belts

Construction in these zones is prohibited unless permitted by:

• Ministry of Environment
• Forest Department
• National Green Tribunal (NGT)

Examples: KBR Park, parts of Chilkur Forest, and some green belt areas near Himayat Sagar.

Even if someone sells you land in this zone — DO NOT build without checking the zoning classification.

Buffer Zones, FTL, and Water Body Preservation Zones

FTL = Full Tank Level
It refers to the maximum water level a lake, tank, or reservoir can reach.

Buffer Zone = Area around that lake that must stay clear of construction.

Lake Size	Minimum Buffer Zone
Less than 10 ha	30 meters
10–100 ha	50 meters
More than 100 ha	100 meters

So if your land is within 50 meters of a large lake?

You CANNOT build.

This rule exists to:

• Prevent flooding
• Preserve Hyderabad’s lakes
• Avoid future demolitions

In fact, in recent years, GHMC and HMDA have demolished illegal villas and apartments built in buffer zones.

Need help identifying good investment areas away from water bodies?
Explore these real estate hotspots in Hyderabad.

Building Setbacks & Floor Space Index (FSI)

Every zone under HMDA has specific rules for:

• Setbacks (distance between your building and the property boundary)
• FSI (Floor Space Index) – how much you can build on your plot
• Plot size and road width requirements

For example:

Zone Type	Min Plot Size	FSI	Front Setback
Residential	100 sq. m	1.2–2.0	3–5 m
Commercial	200 sq. m	2.5–3.5	5 m
Industrial	500 sq. m	1.0–1.5	6–8 m

How Zoning Affects Your Real Estate Investment

Zoning can increase or destroy the value of your land.

Let’s break it down:

Zone Type	Impact on Investment
Residential	Good ROI, faster approvals
Commercial	High rental yields
SEZ	Great for long-term growth
Forest / Buffer Zone	Zero value if construction not allowed
HADA	Premium pricing but strict rules
Industrial	Ideal for logistics and factories

Imagine buying a 500 sq. yard plot — only to find it’s in a Buffer Zone?

Your ₹1 crore investment becomes worthless.

Always check zoning before investing.

Zoning Regulations Table (Summary)

Zone	Allowed Constructions	Prohibited Activities	Notable Areas
Residential	Houses, flats, villas	Factories, heavy traffic businesses	Kondapur, Nallagandla
Commercial	Shops, malls, offices	Apartments, schools	Ameerpet, Kukatpally
Industrial	Factories, godowns	Residential, schools	Jeedimetla, Medchal
SEZ	Export-based industries	Domestic trade, housing	Genome Valley
Forest Zone	None	All construction	Near KBR Park
Buffer Zone (FTL)	None	Any permanent structure	Durgam Cheruvu
HADA Zone	Hotels, convention centers	High-rise towers	Shamshabad, Airport road

FAQs About HMDA Zoning Regulations

Final Thoughts: Why Zoning is the #1 Thing to Check Before Buying Property

If you skip zoning checks, your entire property investment can collapse.

But if you understand and follow HMDA Zoning Regulations?

You’ll make smarter, safer decisions — and avoid years of legal trouble.

So whether you’re buying a villa, starting a commercial venture, or looking to invest long-term…

Always, always check the zoning before signing anything.