Jaipur Region Building Regulations 2025 for a House: Setbacks, FAR and Height

If you are searching for the Jaipur building bye-laws 2020, they no longer apply to a new house. Since 25 August 2025, building in the JDA region runs on the Jaipur Region Building Regulations 2025. For a house, four numbers decide what you can build: side and rear setbacks set by plot size, a front setback set by road width, a built-up area ratio (BAR) of 2.0, and a height of 10 m or 12.5 m depending on the road, with a parking stilt allowed on top.

For land conversion and the approval process, see our 90-A and building plan approval guide for Jaipur. This post covers what you may build.

Jaipur building bye-laws 2020 or 2025: which applies now?

JDA notified the Jaipur Region Building Regulations 2025 on 8 July 2025, and they took effect on publication in the Rajasthan Gazette on 25 August 2025 (regulation 1.2). The preamble says the urban area building regulations notified earlier, except for special areas, stop applying from that date.

On 26 May 2026 JDA corrected typing and clerical errors in 29 places (Gazette, 19 June 2026). None changes table 1 (setbacks, height and BAR), table 5 (front setback) or house parking. On 2 November 2026, JDA's notice board showed no later amendment to the regulations.

Two changes catch people coming from the 2020 rules:

• FAR is now BAR. The regulations use a built-up area ratio: the countable built-up area of all floors divided by the plot area (regulation 4.14). Where a standard or maximum FAR was fixed under earlier regulations, regulation 4.14(ii) treats 1.5 times that FAR as the BAR.
• The plot-size bands moved. The table below compares the house rows with the state's Model Rajasthan Building Regulations 2020, the 2020 document still listed on the Urban Development and Housing department's site.

Heights changed too, and the 2025 figures leave out the stilt and plinth, so do not carry a 2020 height across.

First check: was your plot part of an approved scheme?

The tables in this post apply as written to new schemes and plots (area S-6 in regulation 3). Most Jaipur house plots sit in schemes approved before August 2025 (area S-4), where regulation 3.4 changes the order:

• In an approved scheme, the setbacks shown on the scheme map or your plot's site plan must be kept. The FAR or BAR on the site plan is your standard BAR. Ground coverage, height and other norms follow the 2025 regulations.
• On a single-lease plot, the road-side setback on the site plan stays, and the others follow the 2025 regulations.
• On an auctioned plot, the front setback set at auction stays.
• Special schemes with their own architectural controls, such as Vidyadhar Nagar, keep those controls.

Where the site plan is silent on a norm, the 2025 regulations fill the gap. The walled city, village abadi, dense unplanned areas and special areas such as monument and cantonment surroundings have their own rules. Pull out the site plan that came with your lease deed (patta) first. Our guide to JDA approved, 90-A and 90-B plots explains which papers a plot should have.

Building setback rules in Jaipur, by plot size

Table 1 sets side and rear setbacks, height and BAR by plot area; table 5 sets the front setback by road width. The rules use square metres, and Jaipur plots sell in square yards (gaj), so we added the conversion.

For every one of these rows, maximum ground coverage is simply what fits inside the setbacks.

Front setback: the road decides

• Road under 18 m: 3.0 m
• 18 to 24 m: 4.5 m
• Over 24 m and up to 30 m: 6.0 m
• Over 30 m: 9.0 m

Plots up to 90 sq m get a smaller front setback: 1.5 m on roads under 18 m and 3.0 m on wider ones (regulation 4.12(iii)). On a corner plot, the widest road takes the front setback and the other road sides count as side setbacks, sized by the same road-width table (regulation 4.12(ii)). Road width is read in steps of 9, 12 and 18 m: a road 15 m wide counts as 12 m, and one of 20 m as 18 m (note 8 to table 1).

The 200 gaj trap

A 200 sq yd plot measures 167.2 sq m. Read strictly, that is just over 167 sq m, which moves it into the row with a 1.5 m side setback and a 2.0 m rear setback instead of the 90 to 167 sq m row. This is our reading of the table, not a published clarification, so ask the approving office which row it applies before your architect fixes the plan. The area on your lease deed is the number that counts.

FAR in Jaipur is now BAR: how much floor area you get

For a house plot above 90 sq m, the standard BAR is 2.0, so a 200 sq m plot gives 400 sq m of countable built-up area. Table 8 lists what is left out of that count, including:

• the stilt, basement or any floor used for parking, with its ramps
• the compound wall, gates and a porch with no floor over it
• chhajjas, lift wells and shafts
• the water tank, mumty and plant on the roof

You can build beyond a BAR of 2.0, up to whatever the maximum height allows (table 7), but only by paying a betterment levy on the extra area. For residential use, Schedule 2 sets it at 20 per cent of the residential reserve price, paid in one go before the plan is issued for anything other than a multi-storey building.

JDA rules for house construction: height, stilt and floors

• How height is measured: from the top of the plinth (at most 1.2 m), or from the roof of the stilt (at most 3.5 m) if there is one, up to the terrace (regulation 4.16(i)).
• The stilt is extra: on plots of 90 sq m and above, a stilt floor for parking is allowed over and above the floors in table 1, and the floor above it is treated as the ground floor (notes 1 and 2 to table 1, regulation 6.7).
• On the roof: a stair mumty and a water tank of up to 3 m each are not counted in height (table 10).
• Road width on paper: height based on a road the master plan proposes is allowed only where at least a 12 m road exists on site (regulation 4.16(v)).

A worked example: 40 x 60 ft on a 12 m road

A 40 x 60 ft plot is 223 sq m (about 267 sq yd), which puts it in the 167 to 225 sq m row. On a 12 m road the front setback is 3.0 m, one side 1.5 m and the rear 2.0 m, which leaves a footprint of about 10.7 x 13.3 m, or 142 sq m.

BAR 2.0 gives about 446 sq m. Three full floors of 142 sq m (426 sq m) fit, with a stilt underneath for parking that does not count. The 12.5 m height allows a fourth (G+3), but its extra 122 sq m over the standard BAR carries the betterment levy.

Parking, porch, garage and balconies

• Parking for a house (regulation 6.14(vi) and (vii)): one scooter space per home on plots up to 90 sq m; at least one car space per home on plots of 90 to 225 sq m; above 225 sq m, one car space per 115 sq m of countable built-up area (table 16). No visitor parking is needed, and cars may park one behind the other.
• Porch (regulation 6.10): allowed in the front setback only if it is 6.0 m or more, or in a side setback of at least 3 m, up to 3.0 m wide, with nothing built over it.
• Garage (regulation 6.9): one, in a side setback of at least 3 m, up to 20 sq m, within 9 m of the rear boundary, counted in coverage and BAR, and not allowed where there is a stilt.
• Balconies and chhajjas (regulations 6.11 and 6.12): where a setback is under 4.5 m, a balcony may project a third of the setback or 1.2 m, and a chhajja a third or 0.6 m, whichever is less.

How many homes on one house plot?

An independent house plot may have up to four dwelling units (regulation 4.3.2). More than four makes it multiple dwelling units or flats, with their own rules. Up to 35 per cent of your own home, or 150 sq m if less, may be used as an office by an architect, doctor, lawyer or similar professional, with parking inside the plot (regulation 4.3.1).

Approval, who signs and the fees

For most plots up to 500 sq m outside restricted areas, regulation 13.4 needs no plan approval: you and a registered architect or registered technical person certify the Schedule 5 checklist, pay the fees and get an acknowledgement within 3 days. The setbacks above still apply. Larger plots follow the routes in our 90-A guide linked above.

Under regulation 16, an architect registered with the Council of Architecture (or an associate member of the Indian Institute of Architects) may submit plans for a building of any size. Registered engineers and other technical persons are limited to plots up to 250 sq m. See our list of architects in Jaipur and check their COA registration.

Fees for a house plot up to 500 sq m (Schedule 2):

• Scrutiny fee: ₹15 per sq m of plot area, with the application (maximum ₹1 lakh).
• Approval fee: number of floors x plot area x ₹30. The schedule's own example is a 200 sq m plot with ground and two floors: 3 x 200 x ₹30 = ₹18,000.
• Rainwater harvesting and plantation deposit: ₹50,000, refundable, for plots of 225 to 500 sq m.
• Labour cess: none on a private house costing up to ₹10 lakh; above that, 1 per cent of the construction cost to the labour department.

For the 40 x 60 ft example with four floors over the stilt, that is about ₹3,345 in scrutiny fee and ₹26,760 in approval fee. Whether the stilt counts as a floor for this fee is not spelled out, so confirm it at filing. For the cost of the building itself, see our Jaipur construction cost breakdown.

Other Rajasthan towns: Model Rajasthan Building Regulations 2025

Outside the JDA region, the Urban Development and Housing department applied the Model Rajasthan Building Regulations 2025 to all urban local body areas by an order signed on 12 May 2025. We compared the two: table 1 and table 5 are the same as Jaipur's, so the numbers above hold for an ordinary municipal house plot too, subject to local special areas and scheme site plans.

Official sources for Jaipur's building rules

• Jaipur Region Building Regulations 2025: the full Gazette text, in Hindi
• Corrections notification of 26 May 2026
• UDH building bye-laws page: the Model Rajasthan Building Regulations 2025 and 2020
• JDA Building Plan Approval: the online service
• JDA notice board: amendments and public notices

Frequently asked questions

Are the Jaipur building bye-laws 2020 still valid?

Not for new building in the JDA region. The Jaipur Region Building Regulations 2025 replaced the earlier regulations, except in special areas, from 25 August 2025. A building approved under the old rules keeps that approval, and changes to it can follow either the old rules or the 2025 ones in full (regulation 3.4(7)).

Is there an English version of the Jaipur building regulations 2025?

The official Gazette text is in Hindi. On 2 November 2026 we found no official English version on the JDA or UDH websites, so treat any English copy as an unofficial translation.

What is the setback for a 200 sq yd plot in Jaipur?

On a new plot on a road under 18 m: 3.0 m at the front, with either no side setback and 1.5 m at the rear, or 1.5 m on one side and 2.0 m at the rear, depending on whether the approving office treats 167.2 sq m as falling inside the 167 sq m limit. In an older scheme, the setbacks on your site plan apply instead.

How many floors can I build on a 150 gaj plot in Jaipur?

A 150 sq yd plot is about 125 sq m. On a 9 m road you get 10 m (ground plus two floors), and on a 12 m or wider road 12.5 m (ground plus three), in both cases with a parking stilt below. BAR 2.0 may stop you short of the full height.

Do the same setback rules apply in Jodhpur, Udaipur or Kota?

For an ordinary house plot, table 1 and table 5 of the Model Rajasthan Building Regulations 2025 match Jaipur's. The development authority or local body there confirms whether any local scheme or special area rule applies.

Setbacks, BAR and the stilt interact differently on every plot, and a good architect will get the most out of yours legally. Find a COA-verified architect on MOA's architects directory; choose Jaipur in the city filter.

Sources

• Jaipur Development Authority: Jaipur Region Building Regulations 2025, notification of 8 July 2025, Rajasthan Gazette Extraordinary, 25 Aug 2025 (accessed 2 Nov 2026)
• Jaipur Development Authority: notification of 26 May 2026 correcting the Jaipur Region Building Regulations 2025, Rajasthan Gazette, 19 Jun 2026 (accessed 2 Nov 2026)
• Urban Development and Housing Department, Rajasthan: Model Rajasthan Building Regulations 2025, order of 12 May 2025 (accessed 2 Nov 2026)
• Urban Development and Housing Department, Rajasthan: Model Rajasthan Building Regulations 2020 (accessed 2 Nov 2026)
• Urban Development and Housing Department, Rajasthan: Building bye-laws (accessed 2 Nov 2026)
• Jaipur Development Authority: General notices and Building Plan Approval (accessed 2 Nov 2026)
• Council of Architecture: register of architects (accessed 2 Nov 2026)