Land Conversion & CLU Consultant — Delhi-NCR and Bihar
Quick answer: Land-use conversion is state-specific: Gurugram/Faridabad — CLU from DTCP Haryana on Form CLU-I (typically 60–90 days); Noida/Greater Noida/Ghaziabad — the development authority under UP rules; Delhi — land use per the Master Plan through DDA; Bihar — fully online at landconversion.bihar.gov.in, SDM as competent authority, fee of 10% of circle rate, 90-day service standard.
Last verified 4 October 2026 — rules on this page checked against the current notifications. We update it the day a rule changes.
CLU and land conversion in 2026 — state-by-state fee table
| State / area | Authority | Fee basis (official) | Timeline | What changed in 2025-26 |
|---|---|---|---|---|
| Haryana (Gurugram, Faridabad) | Town & Country Planning (controlled areas); ULB for municipal areas; GMDA e-CLU in its notified area | Scrutiny fee ₹10 per sq m (₹2 per sq m for industrial/recreational use); conversion charges, EDC and IDC raised at the LOI stage; ₹2,00,000 composition fee for a petrol pump already running without CLU; 50% conversion charges for food-processing units in backward blocks; nil for renewable-energy projects in agricultural zones | Scrutiny → LOI → payment → CLU | Revised document checklist dated 29 August 2025; e-CLU through GMDA |
| Uttar Pradesh (Noida, Greater Noida, Ghaziabad) | SDM under Section 80, UP Revenue Code (through Nivesh Mitra); development authority consent mandatory in notified areas | 2% of circle rate (nil for the owner's own residential use) | 45-day service standard | March 2026 reform: in development-authority, industrial-authority, regulated and Awas Vikas areas, a sanctioned building plan is deemed conversion — no separate SDM order; authorities decide plots up to 6,000 sq m |
| Bihar (Patna district outside the municipal area) | SDO under the Bihar Agriculture Land (Conversion for Non-Agriculture Purposes) Act, 2010; landconversion.bihar.gov.in | 10% of market (circle) value; unauthorised conversion penalised at 50% of the fee; post-facto applications +1% of market value | 90-day service standard, fully online | Inside Patna Municipal Corporation the 2010 Act does not apply — the route is master-plan/building-plan compliance through the development authority |
| Delhi | DDA / local body under the Master Plan for Delhi 2047 | Use governed by MPD-2047 zoning; conversion/mixed-use charges per DDA and MCD schedules | Per DDA | MPD-2047 notified 20 August 2026 (S.O. 4597(E)) as an extensive modification of MPD-2021; MPD-2041 was never notified — any guide quoting it is out of date |
Who grants what — the NCR + Bihar authority map
We identify the correct authority for your exact plot before you file anything — the wrong department, form or fee schedule is the most common reason conversion applications stall.
| Location | Authority | Key facts |
|---|---|---|
| Gurugram / Faridabad (Haryana) | DTCP Haryana | Form CLU-I to the Director; scrutiny fee ₹10/sq m (₹2/sq m for industrial); conversion charges per current DTCP notification; typical timeline 60–90 days, faster in pre-cleared industrial zones |
| Noida / Greater Noida / Ghaziabad (UP) | Development authority / UP T&CP | Land-use per the notified master plan; authority NOC and map approval drive the file |
| Delhi | DDA / Master Plan | Use governed by MPD zoning; permissible-use verification before purchase is the critical step |
| Bihar | SDM (online) | Bihar Agriculture Land (Conversion) Act 2010; landconversion.bihar.gov.in; fee 10% of circle rate; 90-day SLA |
Bihar — the fully-online conversion most owners don't know exists
Bihar digitised the entire process: application, fee payment and tracking all happen on landconversion.bihar.gov.in, with the SDM as the deciding authority and a 90-day service standard. The file needs an updated Jamabandi, current Lagaan Rasid, and a self-declaration of all landholders stating the purpose. Notable exemptions include household micro-industry up to 1 acre and small shops up to 500 sq ft. We prepare the record, file, and chase the order — useful especially for NCR-based owners with ancestral Bihar land.
Haryana CLU — where most Gurugram/Faridabad projects begin
Any non-agricultural project in urbanisable Haryana zones — warehousing, industry, farmhouse venues, institutions — starts with CLU permission from DTCP under the 1975 Act. The application (Form CLU-I) is scrutinised against the development plan for the zone; scrutiny fees are per square metre and conversion charges follow current notifications. Even government development agencies pay conversion charges — private applicants should budget for them from day one. We assess zone permissibility before you commit to the land, then run the CLU file to grant.
Conversion is step one — most projects then need pollution consents (CTE/CTO) before construction, and a bank-ready project report to fund it. We sequence all three.
Converting land to set up a school? Land category and CLU are only the first step — see our school affiliation & recognition page for the full CBSE/CISCE/state-recognition sequence that follows.
After conversion — the approvals that follow
A converted plot still needs the activity-side approvals before it can be used: pollution consent from the state board (HSPCB for Gurugram and Faridabad, UPPCB for Noida and Ghaziabad, BSPCB for Bihar, DPCC for Delhi), building-plan sanction, a factory licence for manufacturing, and the entity to hold the land — Gurugram, Faridabad, Noida, Patna. We sequence these from the conversion order onwards.
Who this is for
Buyers evaluating agricultural land for industrial, warehousing, institutional or commercial use anywhere in Delhi-NCR; Bihar landowners (or their NCR-based families) converting ancestral plots for shops, housing or industry; and projects stuck mid-way because conversion was skipped or a CLU query went unanswered. Setting up a manufacturing unit on the converted land? See our industrial approvals & single-window page for IEM filing and NSWS navigation.
Noida/Ghaziabad: land use, consent and factory licence now move through one portal — Nivesh Mitra 3.0.
Buying land, or building on unconverted land already?
Our methodology: precision, persistence, presence
- Procedural mastery — we prepare every file to meet the specific technical criteria of the relevant department, minimising queries and delays.
- Dedicated coordination — consistent follow-up on your application so it keeps moving through the standard workflow.
- Compliance-first documentation — built to withstand scrutiny, protecting your business from future audits or objections.
Frequently Asked Questions
How much is the CLU fee in Haryana in 2026?
Scrutiny fee is ₹10 per sq m of site (₹2 per sq m for industrial or recreational use); the real cost is the conversion charges, EDC and IDC raised at the Letter of Intent stage, set by the TCP schedule for the zone and use. A petrol pump already operating without CLU pays a ₹2,00,000 composition fee on regularisation.
Do I still need Section 80 conversion in Noida or Ghaziabad after the 2026 amendment?
Inside development-authority, industrial-authority, regulated and Awas Vikas areas — no: a sanctioned building plan is deemed conversion under the March 2026 reform. Outside those areas the SDM route under Section 80 (2% of circle rate, 45-day standard) still applies.
Does the Bihar land conversion Act apply inside Patna Municipal Corporation?
No — the 2010 Act excludes municipal areas constituted under the Bihar Municipal Act, 2007. Inside Patna's municipal limits, land use follows the master plan and building-plan sanction through the development authority; outside them, the SDO conversion at 10% of market value applies.
Is MPD-2041 or MPD-2047 the current Delhi master plan?
MPD-2047 — notified on 20 August 2026 as an extensive modification of MPD-2021. MPD-2041 was drafted but never notified; guides and FAQs still describing it as 'awaiting notification' are out of date.
Who grants change of land use (CLU) in Gurugram or Faridabad?
DTCP Haryana — the application goes on Form CLU-I to the Director, Town & Country Planning, and is scrutinised against the development plan for your zone. Typical processing is 60–90 days, faster in pre-cleared industrial zones. We verify zone permissibility before you buy, not after.
How is agricultural land converted in Bihar, and what does it cost?
Fully online at landconversion.bihar.gov.in under the Bihar Agriculture Land (Conversion) Act 2010 — the SDM is the competent authority, the fee is 10% of the circle-rate value, and the service standard is 90 days. You need an updated Jamabandi, current Lagaan Rasid and a self-declaration of all landholders stating the purpose.
Can I build a factory or warehouse on agricultural land without conversion?
No — construction or non-agricultural use without conversion/CLU risks penalties, demolition proceedings and an unfinanceable, unsellable title. Banks also won't lend against unconverted land for a commercial project. Conversion is the first approval in the sequence, before pollution consents and building plans.
Is any land use exempt from conversion in Bihar?
Yes — notable exemptions include household micro-industry on up to 1 acre and small shops up to 500 sq ft, among others under the Act. Whether your exact use qualifies depends on the plot's record and purpose; we check this first, because an exemption saves both the 10% fee and the wait.
What documents drive a CLU / conversion application?
Ownership record (Jamabandi/mutation), latest rent receipt or land-revenue proof, plot map, the intended-use declaration, and — for Haryana CLU — the site plan against the zone's development plan. Mismatched ownership records are the most common reason files stall; we fix the record before filing.
My land is in Bihar but I live in Delhi-NCR — can you handle it end to end?
Yes. Bihar's process is online, and our practice spans both Delhi-NCR and Bihar — we prepare the record, file on the portal, pay the fee, respond to SDM-level queries and follow the matter to the conversion order without you travelling.