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Layout Land - Madambakkam
Plotted layout · ResidentialMadambakkam, Tambaram, Chengalpattu
Saleable area7,943 sq.m85,498 sq.ft · 66.2% of site
Plots4412 commercial · 25 residential · 7 ews
Roads15.0%1,805 sq.m incl. splays
Plot sizes208 to 298sq.m · average 215 sq.m (2,311 sq.ft)
Rule checkClearTNCDBR 2019 rule 47, as amended to 30 Oct 2026
Development costRs 65.8 LRs 77 per saleable sq.ft · rates of Oct 2026
Maximum saleable area2 streets across from the frontage, open to the adjoining land. A layout under rule 47: the roads and reservations are gifted to the local body before sanction.
Residential plots
Commercial plots
EWS plots
Open space reservation
Public purpose
Roads, splays and turnarounds (gifted)
Rain-water gutter both sides
Street light
Avenue planter
The layout in 3DPlots raised by use, roads with kerbs and lights, the buildable envelope ghosted on each plot at the small-building setbacks. Drag to orbit, scroll to zoom.
Drag to orbit · scroll to zoom · point at a plot
Where every square metre goesReconciles to the site area.
| Description | Nos | sq.m | sq.ft | % site | % net |
|---|---|---|---|---|---|
| Total site area | 12,000.0 | 129,167 | 100.00 | 117.70 | |
| Roads, splays and turnarounds (gifted to the local body) | 1,804.5 | 19,423 | 15.04 | 17.70 | |
| Net layout area (excluding roads) | 10,195.5 | 109,743 | 84.96 | 100.00 | |
| Commercial plots | 12 | 2,545.5 | 27,400 | 21.21 | 24.97 |
| Residential plots | 25 | 5,397.5 | 58,098 | 44.98 | 52.94 |
| EWS plots (rule 47(9), sold only to EWS buyers) | 7 | 1,062.5 | 11,437 | 8.85 | 10.42 |
| Open space reservation (gifted) | 5 | 1,062.5 | 11,437 | 8.85 | 10.42 |
| Public purpose (0.5% local body, 0.5% TANGEDCO or local body) | 1 | 127.5 | 1,372 | 1.06 | 1.25 |
| Total saleable | 37 | 7,943.0 | 85,498 | 66.19 | 77.91 |
Every rule this plan was cut byRule 47 and the orders that changed it, read on 30 October 2026.
| Rule | Requirement | Provided | Status |
|---|---|---|---|
| 47(1)(a) | Access road at least 7.0 m (Municipal corporation)Rule 47(1)(a) as substituted by G.O.(Ms) No.58, H&UD, 05.03.2024: 7.0 m in the Chennai Metropolitan Area, peri-urban village panchayats (Annexure XXV), corporations and municipalities; 6.5 m in town panchayats; 6.0 m in other village panchayats; 9 m for an industrial layout. Existing width, not the street alignment (47(1)(b)). | Side A on a 12.0 m road | OK |
| 47(2) | Service road where the site abuts a highwayRule 47(2): a layout on a National or State Highway or bypass gives a 7 m service road with a 0.5 to 1.0 m median, 0.30 to 0.45 m high; no highway NOC is then needed. | Not on a highway: not applicable | N/A |
| 47(3)(a)B | Street width by its length: 7.2 m up to 120 m, 10 m to 240 m, 12 m to 400 m, 18 m to 1,000 mRule 47(3)(a)B: 7.2 m up to 120 m, 10 m to 240 m, 12 m to 400 m, 18 m to 1,000 m, 24 m beyond; length measured junction to junction until a wider road (note (3), G.O. 16 of 31.01.2020). | Road R1 9.0 m, 100 m long (open-ended); Road R2 9.0 m, 100 m long (open-ended) | OK |
| 47(3) note 2 | A road extendable to the adjoining land is at least 9 mRule 47(3) note (2): a road left extendable to the adjoining land is at least 9 m. | Road R1 9.0 m, Road R2 9.0 m | OK |
| 47(4) | Cul-de-sac up to 60 m with a 9 x 9 m turnaroundRule 47(4): a cul-de-sac up to 60 m with a 9 m x 9 m turnaround at the closed end. | No dead-end street | N/A |
| 47(5) | Splays at every junction by the narrower road (1.5 m up to 12 m, 4.5 m to 30.5 m, 6 m beyond)Rule 47(5) as substituted by G.O. 16 of 31.01.2020: narrower road up to 12 m, 1.5 m x 1.5 m; over 12 m up to 30.5 m, 4.5 m x 4.5 m; over 30.5 m, 6 m x 6 m. | 4 splays, 1.5 x 1.5 m | OK |
| 47(3) note 1 | Minimum plot 72 sq.m (EWS 32 sq.m)Rule 47(3) note (1): 72 sq.m a plot, 32 sq.m an EWS plot. | Smallest plot 207.8 sq.m | OK |
| 47(6) | Above 10,000 sq.m: 10% of the area excluding roads as land, at least 100 sq.m and 10 m wideRule 47(6): nothing up to 3,000 sq.m; 3,000 to 10,000 sq.m, 10% of the area excluding roads or the guideline value of the equivalent land beyond the first 3,000 sq.m; above 10,000 sq.m, 10% as land only, at least 100 sq.m and 10 m wide. | 1062.5 sq.m reserved (10.4% of net) | OK |
| 47(7)(a) | Roads and OSR gifted free to the local body by registered deed before sanctionRule 47(7)(a): roads and the OSR go to the local body by registered gift deed before sanction; the procedure in G.O. 181 of 09.12.2020 (planning authority finalises, gift deed, final drawing to the local body, release after roads and amenities). | Before layout sanction (G.O. 181 procedure) | Note |
| G.O. 141 | Developer may build the roads, drains and lights; maintains until 60% of plots are developed or 5 yearsG.O.(Ms) No.141, H&UD, 16.07.2022: the developer may form the roads, drains and lights and maintains them until 60% of the plots are developed or five years, whichever is later. | Costed on sheet 2 | Note |
| 47(8) | 1% of layout area excluding roads for public purpose (0.5% local body, 0.5% TANGEDCO or local body)Rule 47(8) as gazetted and amended by G.O. 16 of 31.01.2020: 1% of the layout area excluding roads in every layout, 0.5% to the local body by gift deed and 0.5% to TANGEDCO or the local body; a Government industrial layout keeps the local body half (G.O. 129 of 29.06.2026). | 127.5 sq.m (1.25% of net) | OK |
| 47(9) | Residential layout above 10,000 sq.m: 10% of layout area excluding roads as EWS plotsRule 47(9): a residential layout over 10,000 sq.m gives 10% of the layout area excluding roads as EWS plots; amalgamation after three years outside corporations and municipalities (G.O. 16). | 1062.5 sq.m in 7 EWS plots | OK |
| 16(6) / 17 | Sites on roads of 12 m and above are deemed commercialRule 16(6) and 17 as substituted by G.O.(Ms) No.194, H&UD, 26.10.2026: outside the CMA a site on a road of 12 m and above (9 m in a mixed residential zone) is deemed commercial. | 12 commercial plots on such roads | Check |
| 7(2)(ii) | Layout scrutiny fee Rs 0.75 per sq.m of landRule 7(2)(ii): Rs 0.75 per sq.m of land for a layout or sub-division; rule 7(3) lets the Government notify other rates, so confirm with the authority's current schedule. | Rs 9,000 | Cost |
Plot schedule44 plots. Point at a row to light its plot on the plan.
| Plot | Use | Faces | Frontage m | Depth m | Area sq.m | Area sq.ft | Cents |
|---|---|---|---|---|---|---|---|
| C1 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C2 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C3 | Commercial | Access street | 6.86 | 30.3 | 207.8 | 2,237 | 5.13 |
| C4 | Commercial | Access street | 6.86 | 30.3 | 207.8 | 2,237 | 5.13 |
| C5 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C6 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C7 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C8 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C9 | Commercial | Access street | 6.86 | 30.3 | 207.8 | 2,237 | 5.13 |
| C10 | Commercial | Access street | 6.86 | 30.3 | 207.8 | 2,237 | 5.13 |
| C11 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C12 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| 1 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 2 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 3 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 4 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 5 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 6 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 7 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 8 | Residential | Road R1 | 8.33 | 35.7 | 297.5 | 3,202 | 7.35 |
| 9 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 10 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 11 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 12 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 13 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 14 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 15 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 16 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 17 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 18 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 19 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 20 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 21 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 22 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 23 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 24 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 25 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| E1 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E2 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E3 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E4 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E5 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E6 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E7 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
Roads, drains, lights and approvalsQuantities from this plan; rates of 30 Oct 2026, indicative, for the owner to confirm with a contractor.
| Item | Qty | Unit | Rate Rs | Amount Rs |
|---|---|---|---|---|
| BT road: 300 mm gravel, two layers WBM, 50 mm BM, 20 mm SDBC (roads incl. splays and turnarounds) | 1,804.5 | sq.m | 1,450 | 2,616,525 |
| Rain-water gutter: RCC U-drain 0.6 x 0.6 m with cover slab, both sides of every internal road | 400.0 | rm | 5,200 | 2,080,000 |
| Pipe culverts at junctions and drain crossings (600 mm NP3) | 2 | nos | 55,000 | 110,000 |
| Outfall connection to the existing street drain | 1 | LS | 60,000 | 60,000 |
| Street lights: 7 m GI pole, 40 W LED, UG cable, feeder pillar (staggered about 22 m) | 10 | nos | 42,000 | 420,000 |
| Avenue planters: tree guard, pit, sapling (about 8.5 m c/c, one side) | 24 | nos | 3,000 | 72,000 |
| Rain-water recharge pits in road verges (one per 50 m of road) | 4 | nos | 40,000 | 160,000 |
| Survey, boundary stones and plot marking | 44 | plots | 2,000 | 88,000 |
| Entrance arch and name board at the access street (optional) | 1 | LS | 350,000 | 350,000 |
| Other planning authority and local body charges, gift deed registration (allowance, confirm) | 1 | LS | 300,000 | 300,000 |
| Layout scrutiny fee at Rs 0.75 per sq.m (rule 7(2)(ii)) | 12,000.0 | sq.m | 1 | 9,000 |
| Sub-total | 6,265,525 | |||
| Contingency 5% | 313,276 | |||
| Total development cost | 6,578,801 |
Roads and kerbs: Rs 26.17 L Drains, culverts, outfall: Rs 22.50 L Street lights: Rs 4.20 L Planters, recharge pits, OSR fee: Rs 2.32 L Survey, arch, approvals, fee: Rs 7.47 L
Selling rate from the buying costCost-plus: the land, its stamp duty and registration, the development above, then the margin. Change the figures to see the rates move.
| Scenario | Residential Rs/sq.ft | Commercial | EWS | Gross sales | All-in cost | Profit |
|---|---|---|---|---|---|---|
| Working it out… | ||||||
Total cost:
- Stamp duty 7% and registration 2% on the land purchase.
- Marketing and brokerage 3% of gross sales.
- Commercial plots at 2.5 times the residential rate; EWS plots at 60% of it.
- Rates are indicative (2026-10-30); the market rate is yours to confirm against registered sales (Price Map) and the guideline value.
Read before you take this to the authority
- Site 12,000.0 sq.m (129,167 sq.ft, 296.53 cents) from the plot as read for this report; confirm against the FMB and the patta before marking.
- Laid under TNCDBR 2019 rule 47 as amended to 2026-10-30 (G.O. 16 of 2020, G.O. 181 of 2020, G.O. 141 of 2022, G.O. 58 of 2024, G.O. 129 of 2026, G.O. 194 of 2026). Local body taken as Municipal corporation: As stated in the brief.
- The OSR parcel is at ground level on a road, to be gifted free of cost; the local body may let the residents' association maintain it.
- Streets marked open-ended stop at the site boundary so the adjoining land can continue them (9 m, rule 47(3) note 2); the authority may ask for a 9 x 9 m turnaround until they are extended.
- Plots on roads of 12 m and above are shown commercial under the deeming rule; the master plan zone and the authority settle their use.
- The plot sits in 3 mapped zones the layout must answer to: Master plan land use; Defence establishment buffer; Flood. Run the building Build Scope on the same pin for the full clearance list.
- Gutters drain to the access street; levels, the outfall and the soil are the surveyor's to confirm.
- Confirm the land use zone in the master plan or DDP; agricultural land needs reclassification before a layout is sanctioned.
Concept layout, not for submission. The boundary comes from the plot as entered; a licensed surveyor's total-station survey and the planning authority's scrutiny settle the final drawing.
Saleable area7,220 sq.m77,719 sq.ft · 60.2% of site
Plots506 commercial · 35 residential · 9 ews
Roads22.6%2,707 sq.m incl. splays
Plot sizes159 to 273sq.m · average 176 sq.m (1,896 sq.ft)
Rule checkClearTNCDBR 2019 rule 47, as amended to 30 Oct 2026
Development costRs 94.1 LRs 121 per saleable sq.ft · rates of Oct 2026
Most plots3 streets across from the frontage, open to the adjoining land. A layout under rule 47: the roads and reservations are gifted to the local body before sanction.
Residential plots
Commercial plots
EWS plots
Open space reservation
Public purpose
Roads, splays and turnarounds (gifted)
Rain-water gutter both sides
Street light
Avenue planter
The layout in 3DPlots raised by use, roads with kerbs and lights, the buildable envelope ghosted on each plot at the small-building setbacks. Drag to orbit, scroll to zoom.
Drag to orbit · scroll to zoom · point at a plot
Where every square metre goesReconciles to the site area.
| Description | Nos | sq.m | sq.ft | % site | % net |
|---|---|---|---|---|---|
| Total site area | 12,000.0 | 129,167 | 100.00 | 129.13 | |
| Roads, splays and turnarounds (gifted to the local body) | 2,706.8 | 29,135 | 22.56 | 29.13 | |
| Net layout area (excluding roads) | 9,293.3 | 100,032 | 77.44 | 100.00 | |
| Commercial plots | 6 | 1,639.4 | 17,646 | 13.66 | 17.64 |
| Residential plots | 35 | 5,581.0 | 60,073 | 46.51 | 60.05 |
| EWS plots (rule 47(9), sold only to EWS buyers) | 9 | 956.7 | 10,298 | 7.97 | 10.29 |
| Open space reservation (gifted) | 6 | 956.7 | 10,298 | 7.97 | 10.29 |
| Public purpose (0.5% local body, 0.5% TANGEDCO or local body) | 1 | 159.5 | 1,716 | 1.33 | 1.72 |
| Total saleable | 41 | 7,220.3 | 77,719 | 60.17 | 77.69 |
Every rule this plan was cut byRule 47 and the orders that changed it, read on 30 October 2026.
| Rule | Requirement | Provided | Status |
|---|---|---|---|
| 47(1)(a) | Access road at least 7.0 m (Municipal corporation)Rule 47(1)(a) as substituted by G.O.(Ms) No.58, H&UD, 05.03.2024: 7.0 m in the Chennai Metropolitan Area, peri-urban village panchayats (Annexure XXV), corporations and municipalities; 6.5 m in town panchayats; 6.0 m in other village panchayats; 9 m for an industrial layout. Existing width, not the street alignment (47(1)(b)). | Side A on a 12.0 m road | OK |
| 47(2) | Service road where the site abuts a highwayRule 47(2): a layout on a National or State Highway or bypass gives a 7 m service road with a 0.5 to 1.0 m median, 0.30 to 0.45 m high; no highway NOC is then needed. | Not on a highway: not applicable | N/A |
| 47(3)(a)B | Street width by its length: 7.2 m up to 120 m, 10 m to 240 m, 12 m to 400 m, 18 m to 1,000 mRule 47(3)(a)B: 7.2 m up to 120 m, 10 m to 240 m, 12 m to 400 m, 18 m to 1,000 m, 24 m beyond; length measured junction to junction until a wider road (note (3), G.O. 16 of 31.01.2020). | Road R1 9.0 m, 100 m long (open-ended); Road R2 9.0 m, 100 m long (open-ended); Road R3 9.0 m, 100 m long (open-ended) | OK |
| 47(3) note 2 | A road extendable to the adjoining land is at least 9 mRule 47(3) note (2): a road left extendable to the adjoining land is at least 9 m. | Road R1 9.0 m, Road R2 9.0 m, Road R3 9.0 m | OK |
| 47(4) | Cul-de-sac up to 60 m with a 9 x 9 m turnaroundRule 47(4): a cul-de-sac up to 60 m with a 9 m x 9 m turnaround at the closed end. | No dead-end street | N/A |
| 47(5) | Splays at every junction by the narrower road (1.5 m up to 12 m, 4.5 m to 30.5 m, 6 m beyond)Rule 47(5) as substituted by G.O. 16 of 31.01.2020: narrower road up to 12 m, 1.5 m x 1.5 m; over 12 m up to 30.5 m, 4.5 m x 4.5 m; over 30.5 m, 6 m x 6 m. | 6 splays, 1.5 x 1.5 m | OK |
| 47(3) note 1 | Minimum plot 72 sq.m (EWS 32 sq.m)Rule 47(3) note (1): 72 sq.m a plot, 32 sq.m an EWS plot. | Smallest plot 159.5 sq.m | OK |
| 47(6) | Above 10,000 sq.m: 10% of the area excluding roads as land, at least 100 sq.m and 10 m wideRule 47(6): nothing up to 3,000 sq.m; 3,000 to 10,000 sq.m, 10% of the area excluding roads or the guideline value of the equivalent land beyond the first 3,000 sq.m; above 10,000 sq.m, 10% as land only, at least 100 sq.m and 10 m wide. | 956.7 sq.m reserved (10.3% of net) | OK |
| 47(7)(a) | Roads and OSR gifted free to the local body by registered deed before sanctionRule 47(7)(a): roads and the OSR go to the local body by registered gift deed before sanction; the procedure in G.O. 181 of 09.12.2020 (planning authority finalises, gift deed, final drawing to the local body, release after roads and amenities). | Before layout sanction (G.O. 181 procedure) | Note |
| G.O. 141 | Developer may build the roads, drains and lights; maintains until 60% of plots are developed or 5 yearsG.O.(Ms) No.141, H&UD, 16.07.2022: the developer may form the roads, drains and lights and maintains them until 60% of the plots are developed or five years, whichever is later. | Costed on sheet 2 | Note |
| 47(8) | 1% of layout area excluding roads for public purpose (0.5% local body, 0.5% TANGEDCO or local body)Rule 47(8) as gazetted and amended by G.O. 16 of 31.01.2020: 1% of the layout area excluding roads in every layout, 0.5% to the local body by gift deed and 0.5% to TANGEDCO or the local body; a Government industrial layout keeps the local body half (G.O. 129 of 29.06.2026). | 159.5 sq.m (1.72% of net) | OK |
| 47(9) | Residential layout above 10,000 sq.m: 10% of layout area excluding roads as EWS plotsRule 47(9): a residential layout over 10,000 sq.m gives 10% of the layout area excluding roads as EWS plots; amalgamation after three years outside corporations and municipalities (G.O. 16). | 956.7 sq.m in 9 EWS plots | OK |
| 16(6) / 17 | Sites on roads of 12 m and above are deemed commercialRule 16(6) and 17 as substituted by G.O.(Ms) No.194, H&UD, 26.10.2026: outside the CMA a site on a road of 12 m and above (9 m in a mixed residential zone) is deemed commercial. | 6 commercial plots on such roads | Check |
| 7(2)(ii) | Layout scrutiny fee Rs 0.75 per sq.m of landRule 7(2)(ii): Rs 0.75 per sq.m of land for a layout or sub-division; rule 7(3) lets the Government notify other rates, so confirm with the authority's current schedule. | Rs 9,000 | Cost |
Plot schedule50 plots. Point at a row to light its plot on the plan.
| Plot | Use | Faces | Frontage m | Depth m | Area sq.m | Area sq.ft | Cents |
|---|---|---|---|---|---|---|---|
| C1 | Commercial | Access street | 10.00 | 27.3 | 273.2 | 2,941 | 6.75 |
| C2 | Commercial | Access street | 10.00 | 27.3 | 273.2 | 2,941 | 6.75 |
| C3 | Commercial | Access street | 10.00 | 27.3 | 273.2 | 2,941 | 6.75 |
| C4 | Commercial | Access street | 10.00 | 27.3 | 273.2 | 2,941 | 6.75 |
| C5 | Commercial | Access street | 10.00 | 27.3 | 273.2 | 2,941 | 6.75 |
| C6 | Commercial | Access street | 10.00 | 27.3 | 273.2 | 2,941 | 6.75 |
| 1 | Residential | Road R1 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 2 | Residential | Road R1 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 3 | Residential | Road R1 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 4 | Residential | Road R1 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 5 | Residential | Road R1 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 6 | Residential | Road R1 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 7 | Residential | Road R1 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 8 | Residential | Road R1 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 9 | Residential | Road R1 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 10 | Residential | Road R1 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 11 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 12 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 13 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 14 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 15 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 16 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 17 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 18 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 19 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 20 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 21 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 22 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 23 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 24 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 25 | Residential | Road R2 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 26 | Residential | Road R3 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 27 | Residential | Road R3 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 28 | Residential | Road R3 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 29 | Residential | Road R3 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 30 | Residential | Road R3 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 31 | Residential | Road R3 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 32 | Residential | Road R3 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 33 | Residential | Road R3 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 34 | Residential | Road R3 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| 35 | Residential | Road R3 | 10.29 | 15.5 | 159.5 | 1,716 | 3.94 |
| E1 | EWS | Road R1 | 10.29 | 18.6 | 191.4 | 2,060 | 4.73 |
| E2 | EWS | Road R1 | 6.17 | 15.5 | 95.7 | 1,030 | 2.36 |
| E3 | EWS | Road R1 | 6.17 | 15.5 | 95.7 | 1,030 | 2.36 |
| E4 | EWS | Road R1 | 6.17 | 15.5 | 95.7 | 1,030 | 2.36 |
| E5 | EWS | Road R1 | 6.17 | 15.5 | 95.7 | 1,030 | 2.36 |
| E6 | EWS | Road R1 | 6.17 | 15.5 | 95.7 | 1,030 | 2.36 |
| E7 | EWS | Road R1 | 6.17 | 15.5 | 95.7 | 1,030 | 2.36 |
| E8 | EWS | Road R1 | 6.17 | 15.5 | 95.7 | 1,030 | 2.36 |
| E9 | EWS | Road R1 | 6.17 | 15.5 | 95.7 | 1,030 | 2.36 |
Roads, drains, lights and approvalsQuantities from this plan; rates of 30 Oct 2026, indicative, for the owner to confirm with a contractor.
| Item | Qty | Unit | Rate Rs | Amount Rs |
|---|---|---|---|---|
| BT road: 300 mm gravel, two layers WBM, 50 mm BM, 20 mm SDBC (roads incl. splays and turnarounds) | 2,706.8 | sq.m | 1,450 | 3,924,788 |
| Rain-water gutter: RCC U-drain 0.6 x 0.6 m with cover slab, both sides of every internal road | 600.0 | rm | 5,200 | 3,120,000 |
| Pipe culverts at junctions and drain crossings (600 mm NP3) | 3 | nos | 55,000 | 165,000 |
| Outfall connection to the existing street drain | 1 | LS | 60,000 | 60,000 |
| Street lights: 7 m GI pole, 40 W LED, UG cable, feeder pillar (staggered about 22 m) | 14 | nos | 42,000 | 588,000 |
| Avenue planters: tree guard, pit, sapling (about 8.5 m c/c, one side) | 36 | nos | 3,000 | 108,000 |
| Rain-water recharge pits in road verges (one per 50 m of road) | 6 | nos | 40,000 | 240,000 |
| Survey, boundary stones and plot marking | 50 | plots | 2,000 | 100,000 |
| Entrance arch and name board at the access street (optional) | 1 | LS | 350,000 | 350,000 |
| Other planning authority and local body charges, gift deed registration (allowance, confirm) | 1 | LS | 300,000 | 300,000 |
| Layout scrutiny fee at Rs 0.75 per sq.m (rule 7(2)(ii)) | 12,000.0 | sq.m | 1 | 9,000 |
| Sub-total | 8,964,788 | |||
| Contingency 5% | 448,239 | |||
| Total development cost | 9,413,027 |
Roads and kerbs: Rs 39.25 L Drains, culverts, outfall: Rs 33.45 L Street lights: Rs 5.88 L Planters, recharge pits, OSR fee: Rs 3.48 L Survey, arch, approvals, fee: Rs 7.59 L
Selling rate from the buying costCost-plus: the land, its stamp duty and registration, the development above, then the margin. Change the figures to see the rates move.
| Scenario | Residential Rs/sq.ft | Commercial | EWS | Gross sales | All-in cost | Profit |
|---|---|---|---|---|---|---|
| Working it out… | ||||||
Total cost:
- Stamp duty 7% and registration 2% on the land purchase.
- Marketing and brokerage 3% of gross sales.
- Commercial plots at 2.5 times the residential rate; EWS plots at 60% of it.
- Rates are indicative (2026-10-30); the market rate is yours to confirm against registered sales (Price Map) and the guideline value.
Read before you take this to the authority
- Site 12,000.0 sq.m (129,167 sq.ft, 296.53 cents) from the plot as read for this report; confirm against the FMB and the patta before marking.
- Laid under TNCDBR 2019 rule 47 as amended to 2026-10-30 (G.O. 16 of 2020, G.O. 181 of 2020, G.O. 141 of 2022, G.O. 58 of 2024, G.O. 129 of 2026, G.O. 194 of 2026). Local body taken as Municipal corporation: As stated in the brief.
- The OSR parcel is at ground level on a road, to be gifted free of cost; the local body may let the residents' association maintain it.
- Streets marked open-ended stop at the site boundary so the adjoining land can continue them (9 m, rule 47(3) note 2); the authority may ask for a 9 x 9 m turnaround until they are extended.
- Plots on roads of 12 m and above are shown commercial under the deeming rule; the master plan zone and the authority settle their use.
- The plot sits in 3 mapped zones the layout must answer to: Master plan land use; Defence establishment buffer; Flood. Run the building Build Scope on the same pin for the full clearance list.
- Gutters drain to the access street; levels, the outfall and the soil are the surveyor's to confirm.
- Confirm the land use zone in the master plan or DDP; agricultural land needs reclassification before a layout is sanctioned.
Concept layout, not for submission. The boundary comes from the plot as entered; a licensed surveyor's total-station survey and the planning authority's scrutiny settle the final drawing.
Saleable area7,943 sq.m85,498 sq.ft · 66.2% of site
Plots4412 commercial · 25 residential · 7 ews
Roads15.0%1,805 sq.m incl. splays
Plot sizes208 to 298sq.m · average 215 sq.m (2,311 sq.ft)
Rule checkClearTNCDBR 2019 rule 47, as amended to 30 Oct 2026
Development costRs 65.8 LRs 77 per saleable sq.ft · rates of Oct 2026
Balanced plot sizes2 streets across from the frontage, open to the adjoining land. A layout under rule 47: the roads and reservations are gifted to the local body before sanction.
Residential plots
Commercial plots
EWS plots
Open space reservation
Public purpose
Roads, splays and turnarounds (gifted)
Rain-water gutter both sides
Street light
Avenue planter
The layout in 3DPlots raised by use, roads with kerbs and lights, the buildable envelope ghosted on each plot at the small-building setbacks. Drag to orbit, scroll to zoom.
Drag to orbit · scroll to zoom · point at a plot
Where every square metre goesReconciles to the site area.
| Description | Nos | sq.m | sq.ft | % site | % net |
|---|---|---|---|---|---|
| Total site area | 12,000.0 | 129,167 | 100.00 | 117.70 | |
| Roads, splays and turnarounds (gifted to the local body) | 1,804.5 | 19,423 | 15.04 | 17.70 | |
| Net layout area (excluding roads) | 10,195.5 | 109,743 | 84.96 | 100.00 | |
| Commercial plots | 12 | 2,545.5 | 27,400 | 21.21 | 24.97 |
| Residential plots | 25 | 5,397.5 | 58,098 | 44.98 | 52.94 |
| EWS plots (rule 47(9), sold only to EWS buyers) | 7 | 1,062.5 | 11,437 | 8.85 | 10.42 |
| Open space reservation (gifted) | 5 | 1,062.5 | 11,437 | 8.85 | 10.42 |
| Public purpose (0.5% local body, 0.5% TANGEDCO or local body) | 1 | 127.5 | 1,372 | 1.06 | 1.25 |
| Total saleable | 37 | 7,943.0 | 85,498 | 66.19 | 77.91 |
Every rule this plan was cut byRule 47 and the orders that changed it, read on 30 October 2026.
| Rule | Requirement | Provided | Status |
|---|---|---|---|
| 47(1)(a) | Access road at least 7.0 m (Municipal corporation)Rule 47(1)(a) as substituted by G.O.(Ms) No.58, H&UD, 05.03.2024: 7.0 m in the Chennai Metropolitan Area, peri-urban village panchayats (Annexure XXV), corporations and municipalities; 6.5 m in town panchayats; 6.0 m in other village panchayats; 9 m for an industrial layout. Existing width, not the street alignment (47(1)(b)). | Side A on a 12.0 m road | OK |
| 47(2) | Service road where the site abuts a highwayRule 47(2): a layout on a National or State Highway or bypass gives a 7 m service road with a 0.5 to 1.0 m median, 0.30 to 0.45 m high; no highway NOC is then needed. | Not on a highway: not applicable | N/A |
| 47(3)(a)B | Street width by its length: 7.2 m up to 120 m, 10 m to 240 m, 12 m to 400 m, 18 m to 1,000 mRule 47(3)(a)B: 7.2 m up to 120 m, 10 m to 240 m, 12 m to 400 m, 18 m to 1,000 m, 24 m beyond; length measured junction to junction until a wider road (note (3), G.O. 16 of 31.01.2020). | Road R1 9.0 m, 100 m long (open-ended); Road R2 9.0 m, 100 m long (open-ended) | OK |
| 47(3) note 2 | A road extendable to the adjoining land is at least 9 mRule 47(3) note (2): a road left extendable to the adjoining land is at least 9 m. | Road R1 9.0 m, Road R2 9.0 m | OK |
| 47(4) | Cul-de-sac up to 60 m with a 9 x 9 m turnaroundRule 47(4): a cul-de-sac up to 60 m with a 9 m x 9 m turnaround at the closed end. | No dead-end street | N/A |
| 47(5) | Splays at every junction by the narrower road (1.5 m up to 12 m, 4.5 m to 30.5 m, 6 m beyond)Rule 47(5) as substituted by G.O. 16 of 31.01.2020: narrower road up to 12 m, 1.5 m x 1.5 m; over 12 m up to 30.5 m, 4.5 m x 4.5 m; over 30.5 m, 6 m x 6 m. | 4 splays, 1.5 x 1.5 m | OK |
| 47(3) note 1 | Minimum plot 72 sq.m (EWS 32 sq.m)Rule 47(3) note (1): 72 sq.m a plot, 32 sq.m an EWS plot. | Smallest plot 207.8 sq.m | OK |
| 47(6) | Above 10,000 sq.m: 10% of the area excluding roads as land, at least 100 sq.m and 10 m wideRule 47(6): nothing up to 3,000 sq.m; 3,000 to 10,000 sq.m, 10% of the area excluding roads or the guideline value of the equivalent land beyond the first 3,000 sq.m; above 10,000 sq.m, 10% as land only, at least 100 sq.m and 10 m wide. | 1062.5 sq.m reserved (10.4% of net) | OK |
| 47(7)(a) | Roads and OSR gifted free to the local body by registered deed before sanctionRule 47(7)(a): roads and the OSR go to the local body by registered gift deed before sanction; the procedure in G.O. 181 of 09.12.2020 (planning authority finalises, gift deed, final drawing to the local body, release after roads and amenities). | Before layout sanction (G.O. 181 procedure) | Note |
| G.O. 141 | Developer may build the roads, drains and lights; maintains until 60% of plots are developed or 5 yearsG.O.(Ms) No.141, H&UD, 16.07.2022: the developer may form the roads, drains and lights and maintains them until 60% of the plots are developed or five years, whichever is later. | Costed on sheet 2 | Note |
| 47(8) | 1% of layout area excluding roads for public purpose (0.5% local body, 0.5% TANGEDCO or local body)Rule 47(8) as gazetted and amended by G.O. 16 of 31.01.2020: 1% of the layout area excluding roads in every layout, 0.5% to the local body by gift deed and 0.5% to TANGEDCO or the local body; a Government industrial layout keeps the local body half (G.O. 129 of 29.06.2026). | 127.5 sq.m (1.25% of net) | OK |
| 47(9) | Residential layout above 10,000 sq.m: 10% of layout area excluding roads as EWS plotsRule 47(9): a residential layout over 10,000 sq.m gives 10% of the layout area excluding roads as EWS plots; amalgamation after three years outside corporations and municipalities (G.O. 16). | 1062.5 sq.m in 7 EWS plots | OK |
| 16(6) / 17 | Sites on roads of 12 m and above are deemed commercialRule 16(6) and 17 as substituted by G.O.(Ms) No.194, H&UD, 26.10.2026: outside the CMA a site on a road of 12 m and above (9 m in a mixed residential zone) is deemed commercial. | 12 commercial plots on such roads | Check |
| 7(2)(ii) | Layout scrutiny fee Rs 0.75 per sq.m of landRule 7(2)(ii): Rs 0.75 per sq.m of land for a layout or sub-division; rule 7(3) lets the Government notify other rates, so confirm with the authority's current schedule. | Rs 9,000 | Cost |
Plot schedule44 plots. Point at a row to light its plot on the plan.
| Plot | Use | Faces | Frontage m | Depth m | Area sq.m | Area sq.ft | Cents |
|---|---|---|---|---|---|---|---|
| C1 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C2 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C3 | Commercial | Access street | 6.86 | 30.3 | 207.8 | 2,237 | 5.13 |
| C4 | Commercial | Access street | 6.86 | 30.3 | 207.8 | 2,237 | 5.13 |
| C5 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C6 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C7 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C8 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C9 | Commercial | Access street | 6.86 | 30.3 | 207.8 | 2,237 | 5.13 |
| C10 | Commercial | Access street | 6.86 | 30.3 | 207.8 | 2,237 | 5.13 |
| C11 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| C12 | Commercial | Access street | 8.57 | 25.0 | 214.3 | 2,307 | 5.30 |
| 1 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 2 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 3 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 4 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 5 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 6 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 7 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 8 | Residential | Road R1 | 8.33 | 35.7 | 297.5 | 3,202 | 7.35 |
| 9 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 10 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 11 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 12 | Residential | Road R1 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 13 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 14 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 15 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 16 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 17 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 18 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 19 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 20 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 21 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 22 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 23 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 24 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| 25 | Residential | Road R2 | 8.33 | 25.5 | 212.5 | 2,287 | 5.25 |
| E1 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E2 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E3 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E4 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E5 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E6 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
| E7 | EWS | Road R1 | 5.95 | 25.5 | 151.8 | 1,634 | 3.75 |
Roads, drains, lights and approvalsQuantities from this plan; rates of 30 Oct 2026, indicative, for the owner to confirm with a contractor.
| Item | Qty | Unit | Rate Rs | Amount Rs |
|---|---|---|---|---|
| BT road: 300 mm gravel, two layers WBM, 50 mm BM, 20 mm SDBC (roads incl. splays and turnarounds) | 1,804.5 | sq.m | 1,450 | 2,616,525 |
| Rain-water gutter: RCC U-drain 0.6 x 0.6 m with cover slab, both sides of every internal road | 400.0 | rm | 5,200 | 2,080,000 |
| Pipe culverts at junctions and drain crossings (600 mm NP3) | 2 | nos | 55,000 | 110,000 |
| Outfall connection to the existing street drain | 1 | LS | 60,000 | 60,000 |
| Street lights: 7 m GI pole, 40 W LED, UG cable, feeder pillar (staggered about 22 m) | 10 | nos | 42,000 | 420,000 |
| Avenue planters: tree guard, pit, sapling (about 8.5 m c/c, one side) | 24 | nos | 3,000 | 72,000 |
| Rain-water recharge pits in road verges (one per 50 m of road) | 4 | nos | 40,000 | 160,000 |
| Survey, boundary stones and plot marking | 44 | plots | 2,000 | 88,000 |
| Entrance arch and name board at the access street (optional) | 1 | LS | 350,000 | 350,000 |
| Other planning authority and local body charges, gift deed registration (allowance, confirm) | 1 | LS | 300,000 | 300,000 |
| Layout scrutiny fee at Rs 0.75 per sq.m (rule 7(2)(ii)) | 12,000.0 | sq.m | 1 | 9,000 |
| Sub-total | 6,265,525 | |||
| Contingency 5% | 313,276 | |||
| Total development cost | 6,578,801 |
Roads and kerbs: Rs 26.17 L Drains, culverts, outfall: Rs 22.50 L Street lights: Rs 4.20 L Planters, recharge pits, OSR fee: Rs 2.32 L Survey, arch, approvals, fee: Rs 7.47 L
Selling rate from the buying costCost-plus: the land, its stamp duty and registration, the development above, then the margin. Change the figures to see the rates move.
| Scenario | Residential Rs/sq.ft | Commercial | EWS | Gross sales | All-in cost | Profit |
|---|---|---|---|---|---|---|
| Working it out… | ||||||
Total cost:
- Stamp duty 7% and registration 2% on the land purchase.
- Marketing and brokerage 3% of gross sales.
- Commercial plots at 2.5 times the residential rate; EWS plots at 60% of it.
- Rates are indicative (2026-10-30); the market rate is yours to confirm against registered sales (Price Map) and the guideline value.
Read before you take this to the authority
- Site 12,000.0 sq.m (129,167 sq.ft, 296.53 cents) from the plot as read for this report; confirm against the FMB and the patta before marking.
- Laid under TNCDBR 2019 rule 47 as amended to 2026-10-30 (G.O. 16 of 2020, G.O. 181 of 2020, G.O. 141 of 2022, G.O. 58 of 2024, G.O. 129 of 2026, G.O. 194 of 2026). Local body taken as Municipal corporation: As stated in the brief.
- The OSR parcel is at ground level on a road, to be gifted free of cost; the local body may let the residents' association maintain it.
- Streets marked open-ended stop at the site boundary so the adjoining land can continue them (9 m, rule 47(3) note 2); the authority may ask for a 9 x 9 m turnaround until they are extended.
- Plots on roads of 12 m and above are shown commercial under the deeming rule; the master plan zone and the authority settle their use.
- The plot sits in 3 mapped zones the layout must answer to: Master plan land use; Defence establishment buffer; Flood. Run the building Build Scope on the same pin for the full clearance list.
- Gutters drain to the access street; levels, the outfall and the soil are the surveyor's to confirm.
- Confirm the land use zone in the master plan or DDP; agricultural land needs reclassification before a layout is sanctioned.
Concept layout, not for submission. The boundary comes from the plot as entered; a licensed surveyor's total-station survey and the planning authority's scrutiny settle the final drawing.
