MohaliPunjab30.7104° N, 76.6879° E
Kothi design in Mohali
Black Ant Studio designs kothis from Sector 74, Mohali. We turn the Punjab building rules into what your 5 marla, 10 marla or 1 kanal plot can hold, then plan the naksha and elevation inside it.
Kothi design in Mohali starts with your plot: marla, kanal and gaj
GMADA sells plots in marla and kanal; most people talk in gaj (square yards). It counts 1 marla as 25 sq yd and 1 kanal as 500 sq yd, not the 272.25 sq ft Punjab revenue marla, so check your allotment letter. Every kothi naksha in Mohali starts here.
| Plot | Area | Typical size | Max coverage | Floor area |
|---|---|---|---|---|
| 5 marla | 125 gaj, 1,125 sq ft | Varies | 790 sq ft (70%) | 2,365 sq ft |
| 8 marla | 200 gaj, 1,800 sq ft | 30 × 60 ft | 1,250 sq ft (69%) | 3,780 sq ft |
| 10 marla | 250 gaj, 2,250 sq ft | 30 × 75 ft | 1,540 sq ft (69%) | 4,725 sq ft |
| 1 kanal | 500 gaj, 4,500 sq ft | 50 × 90 ft | 2,840 sq ft (63%) | 9,450 sq ft |
| 2 kanal | 1,000 gaj, 9,000 sq ft | Older phases | 4,680 sq ft (52%) | 18,900 sq ft |
Sizes: GMADA's Sector 77 zoning plan (2 kanal: the older Sector 55 plan). Coverage and floor area (FAR 2.1): our arithmetic from the 2021 rules, before setbacks. Sectors governed by their own zoning plan, such as Sector 77, allow less.
How much can I build on a 10 marla (250 gaj) plot in Mohali?
A 250 sq yd plot is about 209 sq m. Under the Punjab Urban Planning and Development Building Rules, 2021 it may cover about 143 sq m (1,540 sq ft, 69%) and build about 439 sq m (4,725 sq ft) at FAR 2.1: ground plus two floors, 11 m from plinth, with parking for at least 1 car and 2 two-wheelers.
Full coverage and FAR need setbacks, height and parking met. The 2021 rules do not apply inside municipal limits unless a development authority developed the scheme, and where a scheme has passed to a local body, coverage follows that scheme's own zoning plan. Sector 77, inside Municipal Corporation SAS Nagar limits since 2014, is one example: its plan allows FAR 1.65 on a 10 marla plot, about 3,710 sq ft, and no habitable basement. We confirm which governs your plot first.
30 feet front kothi design: making a narrow Mohali frontage work
GMADA's Sector 77 plan makes 8 and 10 marla plots 30 ft wide (30 × 60 and 30 × 75 ft), so gate, car, entrance and elevation share one narrow face.
- 01Fix the car and gate first; the Sector 77 zoning plan, for example, caps gates at 9 ft.
- 02Keep the front wall open: 0.9 m solid plus a 0.9 m grille under the 2021 rules.
- 03Work the elevation vertically: one deep frame, a double-height void, shaded glazing.
- 04On a corner plot, design both road faces.
1 kanal kothi design in Mohali: planning a 500 gaj home
Under the 2021 rules, ground plus two floors on 1 kanal cannot use the full FAR. A habitable basement can, where your sector plan allows one.
A 500 sq yd plot (about 418 sq m, 50 × 90 ft in the Sector 77 plan) may cover about 264 sq m (2,840 sq ft, 63%) and build about 878 sq m (9,450 sq ft). Three full floors reach only about 792 sq m, so we plan the basement, stair and light wells from the first sketch. Expect at least 2 cars and 2 two-wheelers, 2 kWp of rooftop solar and rainwater harvesting.
Materials that suit a Mohali kothi
Punjabi kothi fronts that last use three or four materials, not fifteen.
Stone base
Kota, Dholpur or granite from Indian quarries.
Warm wood
At the entrance and in screens.
Off-white render
With one accent metal, brass or dark steel.
Deep shade
A shorter, shaded west face for Mohali summers.
Can I build a basement or stilt parking in my Mohali kothi?
(Basement)
The 2021 rules allow one storey, no larger than the ground coverage, at least 2.44 m (8 ft) from the boundary wall and 2.75 m clear if habitable (2.40 m for parking or storage). A habitable basement counts toward FAR. Some older sector plans, such as Sector 77's, rule out a habitable one.
(Stilt parking)
The 2021 residential plot table has no stilt provision; stilts sit in the independent floor rules, and the 2025 rules allowing stilt plus three or four floors were withdrawn in April 2026.
Basements, stilts and setbacksKothi naksha pass: who approves building plans in Mohali?
Confirm the authority with GMADA's building branch or the Municipal Corporation SAS Nagar first; we have found no public list that maps every sector.
(GMADA sectors)
GMADA's own pages describe sanction within 30 working days, or self-certification by a GMADA-empanelled architect for plots up to 500 sq yd; a July 2026 amendment extends self-certification to buildings up to 21 m in approved layouts. Its undated checklist lists a refundable security fee of ₹2,500 to ₹10,000 by plot size, scrutiny at ₹2.50 per sq ft of covered area, and a labour cess of 1% of construction cost above ₹10 lakh.
(Municipal areas)
Sectors 66 to 69 and 76 to 80 joined Municipal Corporation SAS Nagar limits in 2014. Municipal plans were filed on eNaksha, which stopped taking new applications on 1 September 2026; new ones go to the upgraded portal on mSeva.
We prepare the sanction drawings; self-certification, where your authority allows it, must be signed by an architect on its empanelled list.
Rules as of October 2026
- April 2026
- The 2025 unified rules (stilt plus three or four floors) were withdrawn after a High Court stay; the 2018 municipal bye-laws and 2021 rules apply.
- July 2026
- Empanelled architects may self-certify buildings up to 21 m in approved layouts, deemed approved after seven days without objection.
- 1 Sept 2026
- eNaksha, the municipal portal, stopped taking new building plan applications. New ones go to the upgraded portal on mSeva.
- Height
- The 2021 text says 11 m; a July 2026 report says 13 m. We confirm at sanction.
The 2021 rules keep changing, most recently in September 2026, so we check the current text and sector plan for every plot.
How we design a kothi in Mohali, from site visit to handover
Established in 2012with 100+ projects, the studio is led by Ar. Dipesh Panghal, practising since 2013.
- 01Site visit and zoning plan check
- 02Envelope study
- 03Naksha options, Vastu resolved
- 04Elevation, gate and boundary
- 05Sanction drawings
- 06Structure and services drawings
- 07Site supervision to handover
Budgeting for a Mohali kothi
Our tricity cost guide puts 2026 construction at about ₹2,200 to ₹2,800 per sq ft (standard), ₹2,800 to ₹4,000 (premium) and ₹4,000 and above (luxury), excluding plot, interiors and boundary work.
Construction cost per sq ft, 2026Building a kothi in Mohali from abroad
We share drawings online, send weekly photo and video updates and supervise the site with our own team, so NRI families need not fly down for every decision.
(Homes we have designed, in Hisar)
(Kothi and plot guides)
(Kothi design in Mohali: FAQs)
How much can I build on a 10 marla plot in Mohali?
Under the 2021 Punjab building rules, a 10 marla (250 sq yd) plot may cover about 1,540 sq ft and build about 4,725 sq ft at FAR 2.1. Setbacks and your sector plan can lower this.
How many floors and what height are allowed on a Mohali plot?
The 2021 rules allow ground plus two floors, basement excluded, up to 11 m from plinth. A July 2026 report gives 13 m, so confirm the current figure at sanction.
Is stilt parking allowed on a kothi plot in Mohali?
The 2021 residential plot rules have no stilt provision; stilts belong to the independent floor rules. The 2025 rules allowing stilt plus three or four floors were withdrawn in April 2026.
Kothi ka naksha pass kaise karaye in Mohali?
GMADA's own pages describe sanction within 30 working days, or self-certification by a GMADA-empanelled architect for plots up to 500 sq yd; a July 2026 amendment extends self-certification to buildings up to 21 m in approved layouts. Plans in municipal limits went through eNaksha, which stopped taking new applications on 1 September 2026; new ones go to the upgraded portal on mSeva. Confirm your authority first; we prepare sanction drawings.
How many sq yards is 10 marla and 1 kanal in Mohali?
GMADA counts 1 marla as 25 sq yd, so 10 marla is 250 sq yd (2,250 sq ft) and 1 kanal, or 20 marla, is 500 sq yd (4,500 sq ft).
Which sectors of Mohali come under GMADA and which under MC SAS Nagar?
Sectors 66 to 69 and 76 to 80 were brought into Municipal Corporation SAS Nagar limits in 2014. GMADA's own pages describe it sanctioning plans in its sectors, but we have found no public list that maps the sanctioning authority sector by sector, so confirm with GMADA's building branch or MC SAS Nagar before you file.
Start a project(Planning a kothi in Mohali?)
Send the sector, plot number and size from your allotment letter. Every inquiry is read by a principal.