OSR Calculator — Telangana
G.O.Ms.No.105 M.A., 2021 · 10% Open Space · LRS Pro-Rata Charges · Setback Calculator →
OSR (Open Space Reservation) Rules in Telangana — Complete Guide
Open Space Reservation (OSR) is a mandatory requirement under Telangana's layout rules that ensures urban development includes adequate green spaces, parks, and community facilities. Per G.O.Ms.No.105 M.A., dated 05.07.2021, every layout developer in Telangana must reserve at least 10% of the total layout area as open space for public purposes. This rule applies uniformly across GHMC (Greater Hyderabad), all municipalities, and gram panchayat areas in all 33 districts of Telangana.
What is the 10% OSR Breakdown?
The 10% open space reservation in Telangana layouts is distributed as follows:
- Parks & Recreation (approx. 7.5%) — Open green spaces, playgrounds, walking areas for residents. Must be of regular shape and properly distributed within the layout.
- Utilities (1%) — Space for electrical substations, water tanks, sewage treatment. Must abut roads or open spaces, not individual plots.
- Social Infrastructure Reserve (1.5%) — Community halls, fire stations, police outposts, public facilities.
Additionally, 2.5% of the total layout area must be reserved for social infrastructure (pharmacy, clinic, school, play school, creche, dispensary, convenience shops) — this portion is saleable by the layout owner unlike the OSR which must be gifted to the local body.
Who Must Provide OSR?
Any developer or landowner proposing a layout of 1 acre (4,000 sq.m) or above with a minimum width of 30 meters must provide OSR. The layout must be approved by the TS-bPASS District Level Committee (chaired by the District Collector) before any development can begin. For layouts of 50 acres and above, additional facilities for education, health, and commerce are required as per Appendix C of G.O.Ms.No.105.
OSR Placement Rules
The G.O.Ms.No.105 specifies strict rules on where OSR land can be placed within a layout:
- Open space cannot be proposed abutting individual plots — it must be centrally located and accessible
- The 1% utility area must abut roads or open spaces, not individual sub-plots
- Social infrastructure area cannot abut the open space or utility area
- OSR land must be of regular shape and properly distributed within the scheme
LRS Pro-Rata Open Space Charges
Under the Layout Regularisation Scheme (LRS), unapproved layouts that did not provide the mandatory 10% open space can be regularised by paying pro-rata open space charges. The charge is calculated at 14% of the plot's market value as on the date of registration. For example, if your plot has a market value of Rs.50 lakhs, the LRS pro-rata OSR charge would be Rs.7 lakhs (14% of Rs.50L).
Mortgage Requirement
15% of the plotted area must be mortgaged to the local body through a registered deed. The complete plot shall be mortgaged even if it exceeds 15%. The mortgage deed must be registered and uploaded online before release of the tentative layout approval.
Road Width Requirements in Layouts
Per G.O.Ms.No.105, layouts must have proper road infrastructure: approach roads of at least 9 meters, main internal roads of 12 meters, and secondary roads of 9 meters. If the sanctioned master plan requires an 18-meter road through the site, the layout owner must provide the required width and a Road Impact Fee of 100% development charges is levied.
Water Body and Nala Buffer Zones
Layouts near water bodies must maintain buffer zones per G.O.Ms.No.168: 200 meters from lakes and rivers, and 50 meters from nalas (storm water drains). NOC from the Irrigation and Revenue Departments is required if any water body or nala is within these distances.
Key Government Orders
- G.O.Ms.No.105 M.A., dated 05.07.2021 — Primary layout rules for Telangana
- G.O.Ms.No.135 M.A., dated 2020 — Layout regularisation scheme rules
- G.O.Ms.No.168 M.A., dated 07.04.2012 — Building rules and buffer zones
- G.O.Ms.No.67 M.A. — Base layout rules for gram panchayat areas
Frequently Asked Questions
OSR (Open Space Reservation) is a mandatory legal requirement under G.O.Ms.No.105 M.A., dated 05.07.2021 that ensures all residential and commercial layouts in Telangana include adequate public spaces. At least 10% of the total layout area must be reserved for parks, recreation, utilities, and community facilities. This land is gifted to the local body (GHMC, municipality, or gram panchayat) and cannot be built upon. The purpose is to ensure sustainable urban development with green spaces, playgrounds, and community amenities.
OSR is calculated as 10% of the total layout area. For example, for a 1-acre (4,000 sq.m) layout, the OSR would be 400 sq.m. This 10% is further broken down into approximately 7.5% for parks and recreation, 1% for utilities (substations, water tanks), and 1.5% for social infrastructure. An additional 2.5% social infrastructure area (schools, clinics, shops) is also required but is saleable by the layout owner.
Under the Layout Regularisation Scheme (LRS), if an unapproved layout does not have 10% open space, the plot owners must pay pro-rata open space charges at 14% of the plot's market value (as on the date of registration of the plot). This is a one-time charge paid to the local body during the LRS regularisation process. For example, a plot with a market value of Rs.30 lakhs would attract an LRS OSR charge of Rs.4.2 lakhs.
No. OSR land that is gifted to the local body cannot be used for commercial purposes or built upon. It must remain as open space for parks, playgrounds, and public recreation. However, the separate 2.5% social infrastructure area (pharmacy, clinic, school, creche, dispensary, convenience shops) IS saleable by the layout owner and can be used for the specified commercial/social purposes.
Any layout of 1 acre (4,000 sq.m) or above with a minimum width of 30 meters requires OSR and layout approval from the TS-bPASS District Level Committee. The minimum plot size within a layout is 50 sq.m with a minimum width of 6 meters. For layouts of 50 acres and above, additional facilities for education, health, and commerce are required per Appendix C of G.O.Ms.No.105.
Layouts without proper OSR are considered unapproved/illegal. Under the LRS scheme, such layouts can be regularised by paying pro-rata open space charges at 14% of the plot's market value. Additionally, the layout may face legal action, and property registrations within such layouts may be refused by the Sub-Registrar. Buyers should always verify that the layout has proper approval and OSR before purchasing plots.
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