Land use and Master Plan zoning check before buying a plot in Andhra Pradesh: VMRDA Vizag, APCRDA Vijayawada
Short answer: in Andhra Pradesh, what you may build on a plot depends on the Master Plan and zoning regulations of the development authority it falls in: VMRDA around Visakhapatnam, APCRDA around Vijayawada, Guntur and Amaravati, or one of the other urban development authorities. DTCP's Master Plans page (read 24 Oct 2026) lists 23 of them, each with a Master Plan link and a Zoning Regulations link. For Vizag, VMRDA's own page lists G.O.Ms.No.144, dated 08.07.2026, Revised Master Plan-2041. Before you pay an advance, find the plot's survey number on the authority's Master Plan and check the zone and any road lines.
Why it matters: title, EC and even a layout number don't tell you the zone, and a plot under a proposed Master Plan road can lose land later. This page goes with our AP layout and LRS check and our AP building permission check.
What the official pages say (Andhra Pradesh)
| Point | Official source and what it says | Status |
|---|---|---|
| Which authority | DTCP's Master Plans page lists 23 urban development authorities, from APCRDA and VMRDA to Tirupati (TUDA), Kakinada, Nellore, Rajahmahendravaram, Eluru and Ongole, each with "Master Plan" and "Zoning Regulations" links. | Read 24 Oct 2026 |
| Vizag: Revised Master Plan-2041 | VMRDA's guidelines and circulars page lists "G.O.Ms.No.144, Dt.08.07.2026 Revised Master Plan – 2041 of Visakhapatnam Metropolitan Region (VMR)". Notices dated 25-08-2026 list "Common Zoning Regulations – 2026 | G.O.Ms.No.157, Dt.17.07.2026" and a call for public suggestions and objections. | Read 24 Oct 2026 |
| Which zoning GO applies | The gazette text of GO 144, which we read on a private mirror, says the common zoning regulations of G.O.Ms.No.216 dated 22.10.2025 are to be followed, along with the AP Building Rules, 2017 and the AP Land Development (Layout and Sub-division) Rules, 2017. VMRDA's own notice names G.O.Ms.No.157 dated 17.07.2026. | To verify which GO is current for your plot |
| Vijayawada / Guntur: APCRDA | APCRDA's Change of Land Use page: "Change of Land use is not a right. On the merit of the application and prevailing rules & regulations the same may be disposed off." It links rules, fees, documents, "Modified Zonal Development Plans" and "Invitation for Objections and Suggestions". The Development Promotions page also has LRS application status. | Read 24 Oct 2026 |
| Approved layouts list | APCRDA's Downloads page lists "Approved Layouts", "Approved Buildings", a "Caution Notice to Public" and lists of identified unauthorised buildings, including one for "Central Zone - Vijayawada". | Read 24 Oct 2026 (search copy) |
| Online CLU | APDPMS lists Building Permission, Layout Permission and "CLU Permission" as online services. | Read 24 Oct 2026 (search copy) |
| A separate land use certificate online | Press reports say AP's unified platform covers land use certificates, but we did not find it on an official page today. Fee and documents not read. | To verify with the authority |
Buyer: five zoning checks for a plot in Vizag, Vijayawada or Guntur
- Find the authority. From the village and mandal, work out whether the plot is under VMRDA, APCRDA or another authority on DTCP's list.
- Open that authority's Master Plan and find the survey number. For VMR, use the Revised Master Plan-2041 notified in GO 144. Note the zone and any proposed road or water body line.
- Check zoning against your plan. A house needs a zone that allows residential use under the zoning regulations. If it doesn't, the seller's promise of a future CLU is not enough. APCRDA itself says CLU "is not a right".
- Check the layout list. In APCRDA, look for the layout in "Approved Layouts". Elsewhere, ask for the layout permission number and check it with the authority. See our split plot approval check.
- Ask the authority in writing for anything unclear on the map, and keep the reply in your deal file. Then do the title, EC and tank buffer checks.
Common mistake: relying on an old plan. VMR's Master Plan was revised in July 2026 and APCRDA publishes modified zonal plans, so a zone your friend checked two years ago may have changed. Always open the current plan from the authority's own site.
Related guides
- Road widening, land surrender and TDR
- Encumbrance certificate (EC) online
- Prohibited property check
- Vacant land tax on an open plot
Plot in Telangana? See the Telangana land use and zoning guide.
Not legal advice. This page summarises official pages read on 24 Oct 2026, with unconfirmed items marked "to verify". Only the authority's own Master Plan, its certificate and its notices are final. Ask a lawyer or a licensed planner before you buy.
A free sample from our Andhra Pradesh property do-it-yourself pack: which papers to collect, which portal to open, and in what order, so the master plan and layout checks come before the advance.
Get it free (instant download)FAQ
How do I check the master plan zone of a plot in Visakhapatnam?
Open the VMRDA Master Plan from DTCP's Master Plans page or VMRDA's site and find the survey number. VMRDA lists G.O.Ms.No.144 dated 08.07.2026 for the Revised Master Plan-2041.
Which authority's plan applies in Vijayawada or Guntur?
Generally APCRDA, which publishes CLU rules and modified zonal development plans. Confirm the authority for your village on DTCP's list of 23 authorities.
Can I get the land use changed later?
You can apply for CLU, but APCRDA's own page says CLU 'is not a right' and is decided on merit under the rules.
Which zoning regulations apply under the VMR Master Plan-2041?
VMRDA lists Common Zoning Regulations-2026 (G.O.Ms.No.157, 17.07.2026), while the GO 144 text refers to G.O.Ms.No.216 of 22.10.2025. Confirm which applies to your plot with VMRDA.
Does a layout number prove the plot is in a residential zone?
No. Check the zone on the Master Plan and the layout approval separately.
Official sources
- DTCP Andhra Pradesh, Master Plans of 23 UDAs
- VMRDA, Guidelines and circulars (G.O.Ms.No.144, Revised Master Plan-2041)
- APCRDA, Change of Land Use
- APCRDA, Development Promotions
- APCRDA, Downloads (Approved Layouts)
- DTCP AP, APDPMS online permissions
Not legal advice. We don't check properties or certify ads. A lawyer must confirm title, and the Authority's own notices override anything on this page.