Mohali — officially Sahibzada Ajit Singh Nagar (SAS Nagar) — is the fastest-growing part of the Chandigarh Tricity. Planned sectors, the international airport, IT City and Aerocity have made it one of North India's most active plot markets. This guide explains who approves plots in Mohali, the main locations buyers consider, and the local checks that matter before buying a plot in Mohali.
Why are buyers looking at plots in Mohali?
- Planned growth: new sectors are developed under a master plan by the Greater Mohali Area Development Authority (GMADA).
- Connectivity: Chandigarh International Airport, the Airport Road (PR-7) and the Kharar–Landran corridor link Mohali to Chandigarh, Zirakpur and the Punjab hinterland.
- Jobs and institutions: IT City, industrial areas, hospitals and universities attract end users, not just investors.
- Price gap with Chandigarh: plots in Chandigarh are scarce and expensive; Mohali offers newer inventory at lower entry prices.
Who approves plots in Mohali?
Understanding the approving authority is the single most important check, because it decides whether the plot can be registered, mortgaged and built on.
| Type of plot | Approving body | What to verify |
|---|---|---|
| GMADA sector / scheme plot (e.g. Aerocity, IT City) | GMADA | Allotment letter, transfer permission, no-dues |
| Private licensed colony | Punjab housing / town-planning department and GMADA region | Colony licence or approval under PAPRA, approved layout |
| Any plotted project above RERA thresholds | RERA Punjab | Valid RERA registration on rera.punjab.gov.in |
| Plot within municipal limits | Municipal Corporation / Council (Mohali, Kharar, Zirakpur) | Property tax, building-plan sanction |
Private colonies in Punjab are regulated by the Punjab Apartment and Property Regulation Act, 1995 (PAPRA). Plots in unapproved colonies can face restrictions on registration, water and sewer connections, and building-plan approval. Ask for the colony's approval letter and check whether the plot number appears on the approved layout.
Which areas of Mohali do plot buyers consider?
Airport Road and GMADA sectors
The stretch along the Airport Road (PR-7) — including Aerocity, IT City and the newer sectors in the 60s, 70s and 80s — is GMADA-planned. Plots here are typically the most liquid because approvals are clear and roads, parks and services follow the master plan.
Kharar and the Landran Road belt
Kharar and the Kharar–Landran Road have a mix of licensed colonies and older unplanned pockets. Prices are lower, but the spread between approved and unapproved colonies is large, so legal checks matter more here.
New Chandigarh (Mullanpur)
New Chandigarh, around Mullanpur on the north-western edge, is planned under GMADA's master plan with large townships. It suits buyers with a longer holding horizon.
Zirakpur and the Chandigarh–Ambala highway
Zirakpur sits between Chandigarh, Panchkula and the airport. It is more apartment-led, but independent plots and floors exist; check municipal approvals carefully.
What drives plot prices in Mohali?
Prices vary sharply between sectors and colonies, so compare on a price-per-square-yard basis. The main factors are:
- Approval status: GMADA and licensed-colony plots command a premium over unapproved land.
- Road width and frontage: plots on wider sector roads and corner plots cost more.
- Distance to Airport Road, PGI-side Chandigarh and IT City.
- Development stage: occupied colonies with water, sewer and power sell faster than newly carved layouts.
- Size and unit used: Mohali deals are often quoted in marla or sq yd — confirm which marla is used (see our land units guide).
For live asking prices, browse current plot listings in Mohali and compare several sectors before shortlisting.
How do you verify a plot in Mohali?
- Check the owner and area in the jamabandi on the Punjab Land Records Society portal.
- For GMADA plots, verify the allotment and transfer history with GMADA and get a no-dues certificate.
- For private colonies, ask for the approval letter and layout plan, and confirm the RERA number on RERA Punjab.
- Obtain an encumbrance search from the sub-registrar and confirm no bank charge exists.
- Get the plot demarcated and check road access, power lines and drainage on site.
The full process is in our 12-point plot verification checklist.
What does registration cost in Mohali?
Property in Mohali is registered at the sub-registrar office under the Punjab Department of Revenue. You pay stamp duty and a registration fee on the higher of the deal value and the government collector rate. Punjab offers lower stamp duty for women buyers. Check current rates and book appointments on igrpunjab.gov.in, and see our guide to stamp duty and hidden costs for a full cost breakdown.
Is buying a plot in Mohali a good idea?
For end users who want to build an independent house in the Tricity, Mohali offers planned sectors and better availability than Chandigarh. For investors, the key is to stay with approved GMADA or licensed-colony plots, buy where infrastructure is already being built, and plan for a multi-year holding period. Shortlist on Plots of India, then verify every option on the ground.