100 Gaj House Plan: 2 BHK Layouts, Parking, Cost and Vastu (2026)

What 100 gaj means and what you can build on it

A 100 gaj house plan sits on a 900 sq ft plot and gives you a 2 BHK on each floor, with a car bay if the ground floor is planned as stilt. That is the practical answer for the most common plot size in Delhi NCR, Ghaziabad, Noida, Faridabad, Gurgaon, Meerut, Agra, Rohtak and most Haryana and Uttar Pradesh towns.

One gaj is one square yard, which is 9 sq ft. So 100 gaj is 900 sq ft, roughly 83.6 sq m. The plot shape varies by colony. In Delhi's unauthorised regularised colonies 30x30 is common. In Noida and Greater Noida authority plots, 25x36 is typical. In Haryana HUDA sectors and many UP development authority schemes you find 22.5x40. The same 900 sq ft behaves very differently in each shape.

In our studio we see more enquiries for 100 gaj plots than for any other size in north India. The brief is almost always the same: one floor for the family, one or two floors for rent or for a married son, and a car that has to go somewhere. Everything in this guide is built around that brief.

Setbacks, ground coverage and floors allowed

Rules for small plots are generous in north India. Delhi's building bylaws allow 90 percent ground coverage on plots up to 100 sq m, which includes every 100 gaj plot. Many UP and Haryana towns allow 75 to 80 percent with a front setback of 1 to 1.5 m and no side setbacks for plots under 100 sq m. Always confirm with your local authority because colony level layouts override the general rule.

The number of floors matters more than coverage. Delhi allows stilt plus four floors on most residential plots, which is why 100 gaj plots in the capital are built as stilt plus 4 and sold floor by floor. Noida and Ghaziabad allow G+2 or G+3 with a height cap of 12.5 to 15 m. Haryana permits stilt plus 4 in licensed colonies subject to road width. The urban planning side of my work is mostly about matching the client's floor count dream to the road width in front of the plot.

• Road under 9 m: usually G+2 or G+3 maximum.
• Road 9 to 12 m: stilt plus 3 or G+3 in most NCR towns.
• Road above 12 m: stilt plus 4 allowed in Delhi and parts of Haryana.

The approval process for small plots is simpler than for a bungalow, but the drawing still has to show the stair, the shaft and the setback dimensions correctly. Our walkthrough of the building plan approval process in India covers the documents and fees in detail.

2 BHK per floor: the layout that works

On a 30x30 plot with 90 percent coverage, you have about 27 x 28 feet of footprint, which is 750 sq ft. Here is the 100 gaj 2 bhk house plan we draw most often.

1. Staircase of 3.5 x 14 feet along one side wall, open to the front so every floor has its own door.
2. Living and dining as one room, 11 x 18 feet, at the front with a balcony above the car bay.
3. Kitchen of 7 x 9 feet next to the dining, with a window to the rear shaft.
4. Bedroom 1 of 10 x 12 feet at the rear, with attached toilet of 4 x 7 feet.
5. Bedroom 2 of 10 x 11 feet in the middle, with a common toilet of 4 x 6 feet opposite the kitchen.
6. A 3 x 4 feet shaft at the rear for light and ventilation to the toilets and kitchen.

On a 22.5x40 plot the rooms line up in a row: living at the front, kitchen and toilets in the middle on the shaft, bedrooms at the back. This long plan needs a second shaft or a rear window to the setback, otherwise the middle bedroom is dark. Our post on natural light and ventilation in house design shows the shaft sizes that actually work on narrow plots.

Can a 100 gaj plot hold a 3 BHK per floor?

It can, at 9 x 10 feet bedrooms and a 7 x 8 feet kitchen. We draw it when a client insists, but we tell them honestly that three small rooms rent for less than two good rooms in most NCR localities. A 2 BHK of 700 sq ft with a 12 x 11 feet living room is the better product, both to live in and to rent.

100 gaj house plan with car parking

Parking is the question we get asked about more than any other on this plot size. A car needs about 9 x 17 feet. On a 30x30 plot, that is a third of the footprint, so a ground floor 2 BHK and a car cannot coexist. You have three real options.

The full stilt is the answer in Delhi and Gurgaon, where floors are sold or rented at prices that make the ground floor less valuable than the parking under it. In smaller UP towns the half stilt wins, because the owner often wants a shop or a small office at the back of the ground floor. Our guide to planning car parking inside a house plan compares turning radius and column positions for each version.

One site detail we check every time: the level difference between the road and the plot. Many 100 gaj plots in older colonies sit 1 to 2 feet below the road after years of resurfacing. A stilt floor fixes this neatly, because you raise the plinth and drive in on a short ramp.

East facing and west facing 100 gaj plans

Most 100 gaj colonies run on a grid, so plots face east or west in equal numbers, with fewer north and south facing. Vastu guidance, which our Vastu expert presents as traditional guidance rather than science, is simple to apply on a square plot because you have a clear north east corner to work with.

100 gaj east facing house plan

Main door in the north east part of the east wall. Staircase along the south or west side wall, so it does not block the morning sun. Kitchen in the south east, master bedroom in the south west at the rear, living room in the north east front. The car bay sits in the north west, which Vastu also prefers for vehicles. Our detailed east facing house vastu plan explains the door positions by padas if you want to go deeper.

100 gaj west facing house plan

Main door in the north west half of the west wall. Staircase on the south side. Kitchen in the south east or north west, master bedroom in the south west, which on a west facing plot is the front left corner. Keep the north east rear corner as the second bedroom or the toilet-free shaft. West facing plots take afternoon heat on the front wall, so we add a 2 feet projection over the balcony and keep the living room window on the north.

• Avoid toilets in the north east on either facing; it is the complaint we hear most from buyers of ready plans.
• Place the water tank in the south west or west on the terrace, and the underground tank in the north east.
• Keep the stair clockwise going up where the plan allows it.

Ready facing specific layouts are at east facing house plans and west facing house plans.

100 gaj house construction cost in 2026

A 100 gaj plot built as G+2 has 2,100 to 2,250 sq ft of built-up. At 2026 rates of Rs 1,900 to 2,500 per sq ft for standard finishes in NCR and western UP, a floor costs Rs 14 to 18 lakh and a full G+2 is Rs 42 to 54 lakh. Add a stilt and the total is Rs 48 to 60 lakh. Smaller UP towns like Bareilly or Jhansi come in 10 to 15 percent lower because labour and bricks are cheaper.

Our structural engineer insists on a soil test for anything above G+2 on 100 gaj plots in the Yamuna belt, because the soil in Noida, Ghaziabad and east Delhi is often soft silt that needs deeper footings. The test costs Rs 8,000 to 15,000 and has saved clients lakhs in repairs. The general method behind these rates is explained in our guide to the cost to build a 1000 sq ft house in India, which maps closely to one floor of a 100 gaj plot.

Before fixing the floor count, read our pillar on how to choose the right house plan in India. It walks through budget, family size and resale value in the order that avoids regret.

Next step: a 100 gaj plan drawn for your plot and facing

See ready 2 BHK per floor and stilt plus floor layouts at our 100 gaj house plans hub. If your plot is 30x30, 25x36 or an odd size, or you want the plan matched to your colony bylaws and facing, our architects in the Indore studio draw custom plans for clients across Delhi NCR, UP and Haryana every week. The first consultation is free. Call +91 73165 33888 or email contact@housedesignindia.com with your plot dimensions, facing and road width, and we will send first layout options within two working days.