Approved vs unauthorised colonies
In Punjab, colonies are regulated under the Punjab Apartment and Property Regulation Act, 1995 (PAPRA). A colonizer needs a licence and an approved layout; in the Mohali region this is handled by GMADA. Colonies developed without approval are “unauthorised”, and plots in them can be hard to register, build on, connect to utilities, or sell later.
| Approved colony / sector | Unauthorised colony | |
|---|---|---|
| Layout | Approved by the authority (GMADA, PUDA etc.) or licensed under PAPRA | No approved layout |
| Registration | Normal | May need an NOC; rules have changed several times |
| Building plan | Can be sanctioned | Often not possible until regularised |
| Roads, sewer, water, power | Planned | Often incomplete or missing |
| Bank loan | Usually available | Usually not |
| Resale | Easier | Harder, at a discount |
How to check a plot before you pay
- Ask for the approval or licence. For a private colony, ask for the PAPRA licence number and approved layout plan; for authority sectors, the allotment and transfer records.
- Check with the authority. GMADA lists its colony and change-of-land-use (CLU) services on its website, and keeps property ledgers for its own sectors. Verify the colony and the plot number directly — not through the seller.
- Check RERA. A plotted colony being sold by a developer generally needs Punjab RERA registration, like a flat project.
- Check the land record. Get a fresh fard and match the owner, khasra and area. See Punjab land records.
- Check the CLU. If the land was agricultural, the colony needs change of land use.
- Check on the ground. Roads, drainage, power lines, demarcation stones, and that the plot you are shown is the plot in the papers.
The NOC rule for unauthorised colonies
Registration of plots in unauthorised colonies normally requires an NOC. In 2024 Punjab amended PAPRA to let plots of up to 500 sq yd, bought by an agreement or power of attorney signed on or before 31 July 2024, be registered without an NOC. That window, extended once, ran until 31 August 2025, and the matter has also been before the High Court. Registration without an NOC did not regularise the plot or the colony.
In 2026 the state notified rules for regularising unauthorised colonies through the colonizer or a residents’ welfare association, on payment of a fee linked to the collector rate. As reported, colonies covered by the GMADA regional plan are excluded.
Costs on a plot purchase
- Stamp duty and registration on the higher of price and collector value — use the stamp duty calculator.
- Transfer fees and no-dues charges for authority plots (GMADA/PUDA).
- Development or regularisation charges where applicable.
- Boundary wall, levelling and the cost of the building plan approval when you build.
Frequently asked questions
How do I know if a colony is approved in Mohali or Kharar?
Ask the seller or colonizer for the PAPRA licence and approved layout, then verify it with the authority (GMADA for the Mohali region) and check whether the colony is registered with Punjab RERA. Do not rely on a brochure or a WhatsApp message.
Can I register a plot in an unauthorised colony without an NOC?
A 2024 amendment allowed plots up to 500 sq yd, bought by agreement or power of attorney on or before 31 July 2024, to be registered without an NOC during a window that ran until 31 August 2025. Outside that, an NOC is normally required. Rules change, so get a lawyer’s written confirmation for your plot.
Does registration without an NOC regularise the plot?
No. It allowed registration only. Regularisation of the plot and the colony is a separate process with its own fees.
Can I get a home loan for a plot?
Banks offer plot loans mainly for plots in approved colonies or authority sectors, usually combined with a construction loan. Plots in unauthorised colonies rarely qualify.
What is CLU?
Change of Land Use — permission to use agricultural land for residential, commercial or industrial purposes. A colony on former farmland needs it.
