15 Responses to “BUY LAND! THEY DONT MAKE IT ANYMORE !!! —  reason & advantages”

1. silverfish extermination says:

   August 30, 2011 at 3:09 am

   sil­ver­fish extermination…

   BUY LAND! THEY DONT MAKE IT ANYMORE !!! – reason & advant­ages | About Lal Dora — Know & Share…

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2. Sanjay Rawat says:

   February 28, 2011 at 10:23 am

   MCD recently said that all vil­lage lal dora plots also require man­dat­ory build­ing per­mis­sion. Then DDA said it may not be required. Even new min­is­ter kamal nath said vil­lages dont require build­ing per­mis­sions.
   Please cla­rify what is the cur­rent rule of govt.

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3. Rutha Norat says:

   June 1, 2010 at 5:21 pm

   Good art­icle on your site, too.

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4. Krishan kumar says:

   December 17, 2009 at 10:49 pm

   I am very impressed with your web­site and think you will give lot of beni­fit to vil­la­gers of delhi like me who want to sell land. I will go to your office in kan­jhawla after i spoken to mr ramesh manen today evening.thank you for all details you give.

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5. Brig. Ray says:

   June 27, 2009 at 1:36 pm

   Dear Menon & Ajay,
   Thanks for all the help given by you dur­ing the visit of the ex-army mem­bers to the Lal Dora sites in Kan­jhawla.
   We would like to cre­ate a group hous­ing pro­ject on Lal dora land. We look for­ward to all pos­sible assist­ance from your end.
   Thank you once again.
   Brig.Ray

   Reply
6. admin says:

   June 10, 2009 at 5:25 pm

   Dear Mr. Agar­wal,
   We have come across many such cases dur­ing our research and trans­ac­tions activ­ity.
   Since DDA was the sole agency in Delhi cre­at­ing the res­id­en­tial dwell­ing units, there was always a defi­cit between the demand and sup­ply. And a lot of home-seekers ended up buy­ing land / plots in unau­thor­ized colon­ies.
   Most of these unau­thor­ized colon­ies have come up on agri­cul­tural land par­cels, and are not author­ized for devel­op­ment of res­id­en­tial colon­ies. It is our obser­va­tion by trav­el­ling through your are that many a water con­nec­tions are either illeg­ally tapped, or, resort to inde­pend­ent bore-wells. Dur­ing 2008, there was an announce­ment by the Delhi gov­ern­ment to reg­u­lar­ize some colon­ies, provided cer­tain con­di­tions were met. As you would be aware, till date, there hasn’t been any con­crete action announced.
   There are a lot of myths sur­round­ing Lal Dora land. For the records, Lal Dora land means “Res­id­en­tial land”. It can be used for res­id­en­tial pur­poses. It is NOT AGRICULTURAL LAND. To our belief, Lal dora land, for self dwell­ing, is a much bet­ter, and safer option than buy­ing a plot in an unau­thor­ized colony, wherein the land usage is still Agri­cul­tural. Unless it is reg­u­lar­ized, and the land use changed to res­id­en­tial, the plot that you refer to remains illegal for con­struc­tion of a res­id­en­tial dwell­ing unit. You would also find dif­fi­culties in get­ting the build­ing sanc­tion approvals, as well as lever­age mort­gage to fin­ish the con­struc­tion.
   As for the exten­ded Lal Dora plots in Kan­jhawla, our research through peri­odic site vis­its, as well as the inform­a­tion gathered through the Right to inform­a­tion act, the Plots under Khasra num­ber 142 are announced res­id­en­tial plots. There are houses already built on the same. Of late, there has been increased quer­ies from developers seek­ing to build apartments/ mul­tiple DUs on the plot size meas­ur­ing 2100 sq. Yards. Our advice has been to seek prior build­ing sanc­tion plans, as well as fund­ing through fin­an­cial / bank­ing insti­tu­tions.
   Our obser­va­tion is that the cur­rent pri­cing in the area is attract­ive to acquire land, as well as look for­ward to the entire area devel­op­ing into res­id­en­tial hub.
   We do not recom­mend or advise invest­ment into land wherein the land usage hasn’t been defined yet. (or pro­posed under the MPD 2021).
   For a more object­ive advice, please con­nect with our legal con­sult­ants, who can advise you on the spe­cific status of your land, and accord spe­cific advise on the exten­ded Lal dora land.

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7. J B Agarwal says:

   June 10, 2009 at 2:00 pm

   I have a plot of 400 yards near sec­tor 21 of Rohini. I had pur­chased it in 2000 and I have come to know that it is not a reg­u­lar colony. It is private colony and not author­ised. Our colony has elec­tri­city con­nec­tion and water sup­plied by col­on­iser. Now I learn that some 1600 colonys being reg­u­lar­ised and our colony name is not there.
   2 – 3 kms ahead in vil­lage kan­jhawla on the same road there is lal dora land where all approvals are being issued. I want advice if I should sell my land and buy in Lal dora? I want to con­struct house and live there after retire­ment. What is dif­fer­ence between both approval and which is safer. Please guide me

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8. admin says:

   June 4, 2009 at 1:33 pm

   Dear Ajit,

   Thanks for appre­ci­at­ing and recom­mend­ing our ini­ti­at­ive for “assim­il­at­ing & dis­pens­ing” inform­a­tion about the Delhi Mas­ter plan 2021.

   Lal Dora land was always dis­tin­guished by a thin divid­ing line between the Urban & Rural areas, which have since blurred with the rapid expan­sion of the Delhi city. There abounds fair con­fu­sion about the status and approvals required under the Lal Dora lands. Let me re-produce here one excerpt from the Expert com­mit­tee report for Lal Dora.(report pub­lished in Jan’2007)

   “Build­ing con­trol reg­u­la­tions were neither pre­scribed nor made effect­ive in Urban vil­lages (lal dora OR exten­ded Lal Dora) under the erro­neous but con­veni­ent assump­tion that since such reg­u­la­tions were not applic­able in the vil­lage abadis, the same would also not apply to urb­an­ized vil­lages as well”.

   Even the sanc­tion­ing author­it­ies seem ‘not so clear’ whether one needs to get the plans approved.

   Our recom­mend­a­tions remain as below:

   a) It is always bet­ter to get the plans approved, archi­tec­tur­ally, struc­tur­ally and from the cor­rect author­it­ies. There is a scheme where a registered archi­tect can self-certify the plans, and sub­mit to author­it­ies later. This was intro­duced to make the sys­tem less cum­ber­some and respons­ive. You could take this route. Either ways, since you plan to build a house for yourselves, you would prefer the best struc­ture.
   b) A registered archi­tect would be able to secure all approvals pre-construction.
   c) If you are not being served with inform­a­tion through the reg­u­lar chan­nels, you could seek through the Right to Inform­a­tion Act. (RTI). File a RTI applic­a­tion and you would likely get the reply from the author­it­ies within 30 days.

   Hope this ful­fils your query.

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9. Ajit Thakur says:

   June 4, 2009 at 11:30 am

   First, I would like to thank you for your inform­at­ive web­site that provide an insight on the lal dora oppor­tu­it­ies.
   Secondly, I would lik eto inform that I have a small plot (50 sq.yards) in exten­ded lal dora / abadi area in Bur­ari, Delhi – 84 and plan to con­struct a two floor house in near future. I would appre­ci­ate if you could provide me more insight on the fol­low­ing quer­ies:
   1. Is it man­dat­ory to get build­ing plan sanc­tioned from MCD?
    – Accord­ing to the Exec­ut­ive Engin­eer (B) – MCD as the plot is situ­ated in the rural area, it’s not man­dat­ory to get the build­ing plan sanc­tioned. At the same time, the office of EE (B) was unable to provide a writ­ten state­ment or sup­port­ive doc­u­ment and I was advised to con­tact the town plan­ning office of MCD for the same and sub­sequently they too were unable to help me out cit­ing that it’s not in their jur­is­dic­tion.
   2. From where can I get the details related to my query along with the sup­port­ive doc­u­ments and how?
   Your swift response in this con­text would of great assist­ance.
   Thanks & Best Regards,
   Ajit Thakur

   Reply
10. sarah hines says:

    June 2, 2009 at 3:30 am

    Dear Ramesh Menon
    Certes Expert,
    I read your art­icle here: (what-is-lal-dora-land-delhi-master-plan) and wanted to inquire fur­ther regard­ing Lal Dora. I am con­sid­er­ing rent­ing office space in Lal Dora real estate for com­mer­cial pur­poses. The rent is dra­mat­ic­ally less than in a 100% com­mer­cial zone but I am con­cerned that they may be some hid­den restric­tions. I also do not want to risk poten­tial seal­ing by the gov­ern­ment. Could you provide more details (or ref­er­ence to a reli­able source of inform­a­tion) regard­ing oper­at­ing com­mer­cially in Lal Dora zones?
    Best regards,
    Sarah Hine

    Reply
11. Hindbir Dabas says:

    May 12, 2009 at 5:00 pm

    I thought I would share an artice which appeared in THE ECONOMIC TIMES NEWSPAPER. This might be use­ful for every­body.
    — —  —  —  —  —  —  —  —  —  —  —  —  —  —  —  — -
    Lal Dora lit­er­ally means red thread, which was in use in the past for demark­ing the jur­is­dic­tion of a vil­lage. Presently it denotes the bound­ary of
    the ter­rit­ory of vil­lage within which norms and con­trols of muni­cip­al­ity or urban devel­op­ment author­ity is not applic­able.
    But as these area did not come under the Muni­cipal Cor­por­a­tion of Delhi (MCD), a haphaz­ard devel­op­ment took place. So much so that it became a prob­lem for the civic author­it­ies as it was used to viol­ate all the rules in Delhi. The land in these areas was sup­posed to be sold to a vil­la­ger only so that out­siders would not increase the dens­ity.
    But, as these vil­lages are inside the cent­ral part of Delhi, and many of them are in close vicin­ity to posh south Delhi, busi­ness­men and indus­tri­al­ist bought land through power of attor­ney here at sub­stan­tial premium to pre­vail­ing rates, but still at a huge dis­count to the MCD area in the close vicin­ity. In most of the cases land price in the Lal Dora is one fourth to one tenth of that in MCD area. This has cre­ated a mesh in these area which has attrac­ted severe cri­ti­cism from vari­ous courts.
    Vari­ous reg­u­la­tions
    In all, there are 362 vil­lages in Delhi out of which 135 are cur­rently clas­si­fied as urban vil­lages and 227 as rural vil­lages . When the rev­enue set­tle­ment was done for the first time in Delhi, the pop­u­la­tion of these vil­lages was included within a well-defined lal dora area. Out­side this lal dora area, the agri­cul­tural pro­duce was appraised for the pur­pose of land rev­enue. Since the vil­lage pop­u­la­tion saw nat­ural expan­sion between the set­tle­ment of 1908 and the begin­ning of con­sol­id­a­tion exer­cise for land hold­ings (around the year 1952), the exten­ded vil­lage popu­lace was enclosed within the new peri­pheral bound­ary known as Phirni and the area between the ori­ginal lal dora and the post con­sol­id­a­tion Phirni was treated as exten­ded lal dora.
    On August 24, 1963, a Delhi admin­is­tra­tion noti­fic­a­tion stated that within the vil­lage pop­u­la­tion com­prised in the lal dora or the Phirni, no build­ing per­mis­sion was required for con­struc­tion of a house if required by the owner resid­ing on that plot for his own needs.
    Prob­lems
    Cur­rently, lal dora areas are fraught with prob­lems of rampant illegal con­struc­tion , gross com­mer­cial­isa­tion, bad infra­struc­ture, over pop­u­la­tion and unem­ploy­ment . Though meant for only res­id­en­tial con­struc­tion, rampant con­struc­tion & devel­op­ment were part of the daily routine in these vil­lages. Some of the com­mon viol­a­tions are con­struc­tion bey­ond per­miss­ible limit and illegal addi­tion of a num­ber of floors.
    On the infra­struc­ture front, roads or sew­er­age, water or power, san­it­a­tion or hygiene everything has become a per­en­nial prob­lem. Due to its prox­im­ity to urban centres as well as cheap rent­als, export­ers, ware­houses , godowns and even cor­por­ates star­ted enter­ing the lal dora areas. Cheap rental has res­ul­ted from the illegal status of the area.
    Court’s obser­va­tion
    In the course of the ongo­ing court case, the bench also observed the unplanned , unres­tric­ted and unchecked growth of these com­mer­cial estab­lish­ments (on lal dora land) without adequate facil­it­ies for park­ing and roads has, affected life in the city. Whereas, in Septem­ber 2004 the Delhi High Court said there should be no dis­tinc­tion in the treat­ment of rural and urban areas within urban lim­its, which implies that the build­ing bylaws are applic­able in the lal dora areas as well.
    One of the terms of ref­er­ences of the Tejinder Khanna com­mit­tee (on unau­thor­ised con­struc­tion) was to recom­mend policy guidelines and devel­op­ment con­trol norms for reg­u­lat­ing con­struc­tion activ­it­ies in lal dora and exten­ded lal dora areas. The com­mit­tee opined that some of the devel­op­ments, which have taken place in the lal dora or exten­ded lal dora areas, need to be care­fully con­sidered . Some of these are:
    Con­struc­tion of addi­tional storey bey­ond two and a half storeys nor­mally per­miss­ible in the city under the MCD Build­ing Bye-laws . Some lal dora premises have been sold to com­mer­cial buy­ers who have estab­lished show rooms and eat­er­ies. Some guest houses/show rooms/factory out­lets have been estab­lished in the lal dora areas abut­ting on major high­ways Com­mer­cial activ­ity of non-village ori­gin , such as the fash­ion designer out­lets are being con­duc­ted within the lal dora areas even along smal­ler streets.
    Recom­mend­a­tions of Tejinder Khanna Com­mit­tee (TKC)
    Spe­cial build­ing bylaws will need to be framed for vil­lage pop­u­la­tion (lal dora and exten­ded lal dora). In order to accom­mod­ate the heavy pop­u­la­tion pres­sure and dearth of altern­ate res­id­en­tial sites, a height author­isa­tion of upto 4 storeys (15 meters) on plots abut­ting on the Phirni and upto 3 storeys (11.5 meters) on other interior plots may be per­mit­ted.
    Suf­fi­ciently wide access roads are required to enable fire tenders and ambu­lances to reach premises, which may require such assist­ance. Com­plete prop­erty own­er­ship records should be developed and main­tained on a digital data­base. All exist­ing prop­er­ties should be sur­veyed /evaluated from the stand­point of struc­tural safety. Any build­ing gen­er­at­ing safety con­cerns should be ear­marked for remedial action.
    Com­mer­cial activ­ity may be per­mit­ted on nar­row streets below 9 m or 6 m width provided such streets are des­ig­nated as ped­es­trian shop­ping streets * All exist­ing show rooms or guest houses abut­ting on major pub­lic roads may be reg­u­lar­ised, in view of the gen­eral policy recom­mend­a­tion to allow non-residential activ­ity along such roads, sub­ject to the avail­ab­il­ity of ser­vice road and some addi­tional park­ing facil­it­ies.
    All the above facil­it­ies meant for the lal dora areas should be equally exten­ded to area fall­ing in the exten­ded lal dora. Plots in the exten­ded lal dora area should also be allowed to be used for run­ning edu­ca­tional and health care insti­tu­tions , pro­fes­sional train­ing insti­tutes, sub­ject to avail­ab­il­ity of park­ing space and adequately wide access roads.
    Vil­lage devel­op­ment plans by way of Local Area Plans (LAPs) should be pre­pared in con­sulta­tion with the res­id­ents, for all lal dora and exten­ded lal dora areas , in each vil­lage.
    TKC is also of the view that as and when a policy per­mit­ting private col­on­izers /developers to develop housing/commercial/institutional facil­it­ies in areas ear­marked for fur­ther expan­sion of the urban area of Delhi is put into effect, farm­ers own­ing suf­fi­cient land, as per pre­scribed norms for this pur­pose may be per­mit­ted to par­ti­cip­ate in such a devel­op­ment pro­cess, on mer­its.
    With the above, it is hoped that if and when lal dora areas are reg­u­lar­ised, it would lead to safe and qual­ity devel­op­ment , improve­ment in phys­ical and social infra­struc­ture as well as a sig­ni­fic­ant escal­a­tion in real estate prices, a win-win situ­ation indeed.

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12. Parveen Dabas says:

    May 10, 2009 at 1:15 am

    what is the pre­vail­ing price of the res­id­en­tial plots. I have 2 – 3 plots in the name of my father and I would like to know the fol­low­ing.
    a) Should we retain the plots or sell them out now?
    b) Are we allowed to enter into a JV with some part to con­struct hous­ing pro­jects.
    c) how soon can the approvals be received.
    How can you guys help us in this regard.
    PD

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13. Hindbir Dabas says:

    May 1, 2009 at 2:20 pm

    Insti­tutes on LAL DORA LAND allowed to add seats, courses
    Tribune News Ser­vice
    New Delhi, June 18
    The Delhi Cab­inet has allowed tech­nical insti­tu­tions loc­ated on Lal Dora or exten­ded Lal Dora lands, affil­i­ated with Guru Govind Singh Indraprastha Uni­ver­sity, to increase the seats avail­able in the exist­ing courses, as well as adding new courses sub­ject to ful­fil­ment of cer­tain con­di­tions.
    The con­di­tions spe­cified are enough built up space, no new con­struc­tion on account of adding new courses or increas­ing the intake of exist­ing courses and title of the land on which the insti­tu­tion is loc­ated should be in the name of the insti­tu­tion or soci­ety con­cerned.
    This decision is a follow-up of an earlier Delhi Cab­inet decision which gran­ted per­mis­sion to exist­ing tech­nical and higher edu­ca­tion col­leges or insti­tutes loc­ated in Lal Dora and exten­ded Lal Dora land, for a period of one year that is 2007 – 2008 or till the zonal plans are noti­fied.
    At present, seven insti­tutes hav­ing the title of land in the name of soci­ety and two insti­tutes on ren­ted premises, are func­tion­ing from Lal Dora and exten­ded Lal Dora lands whereas four dip­loma level insti­tu­tions are also func­tion­ing from Lal Dora and exten­ded Lal Dora lands. The decision to increase intake would help in solv­ing admis­sion prob­lem of the stu­dents.
    The Cab­inet has also decided to set up a bet­ter sys­tem of recov­er­ing elec­tri­city dues from the gov­ern­ment agen­cies through use of mod­ern tech­no­logy like pre-paid meters and auto­matic meter read­ing and use of let­ter of credit sys­tem as is done in the case of major con­sumers of power.
    It has become immin­ent since non-recovery of elec­tri­city dues has a dir­ect impact on fix­a­tion of tar­iff on year to year basis.
    It has also been decided to settle all mat­ters relat­ing to the unre­solved cases of old DVB dues per­tain­ing to private con­nec­tions through the mech­an­ism of Delhi Legal Ser­vices Author­ity through con­cili­ation and medi­ation and with assist­ance of Pub­lic Griev­ances Cell headed by a retired High Court Judge.

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14. admin says:

    April 27, 2009 at 2:00 pm

    You could con­nect with us on land@certesrealty.com

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15. Raj Kumar says:

    April 27, 2009 at 12:18 pm

    Hi. Please con­tact me with more details about the Kan­jhawla exten­ded Lal Dora land parcels.

    Reply