The government has cleared the way for a sweeping revision of the Detailed Area Plan (DAP 2022–2035), paving the path for buildings in the capital to rise to more than double their previous height limits.
The amendment, along with the draft Dhaka Metropolitan Building Rules-2025, has received in-principle approval from the Ministry of Housing and Public Works and is now set to be published in the official gazette shortly.
The decision, which effectively resets the urban growth framework of Dhaka, was finalised in an advisory committee meeting held on Sunday at the ministry, chaired by Ali Imam Majumdar, Adviser to the Ministry of Land.
The meeting was attended by Power and Energy Adviser Muhammad Fouzul Kabir Khan, Environment Adviser Syeda Rizwana Hasan, and Housing Adviser Adilur Rahman Khan.
Dhaka’s new urban blueprint: Denser, taller, faster
Under the revised plan, the capital has been restructured into 68 blocks, down from the earlier 275, covering an area of 1,094 square kilometres (excluding Gazipur). The move signals a push towards high-density, high-rise urbanisation, with the maximum population density increased from 250 to 300 persons per acre.
Sources at RAJUK (Rajdhani Unnayan Kartripakkha) said that the amendment will allow nearly double the height for new constructions in major peripheral zones, including Keraniganj, Hemayetpur, Kashipur, Kanchpur, Bhulta, and Gauchhia.
Urban planners say this change could inject long-awaited momentum into the stagnant real estate and housing sectors, potentially reviving construction activity that has slowed in recent years.
Highlights of the New Building Rules-2025
The draft Dhaka Metropolitan Building Rules-2025 introduces several significant reforms aimed at streamlining approvals and encouraging sustainable practices:
Lifetime Occupancy Certificate: Once issued, it will no longer require renewal every five years.
Mandatory Sewage Treatment Plants (STP): Required for plots measuring five kathas or more.
Fee Reform: Construction fees will now be payable after design approval, not at the time of application.
Extended Approval Period: Application disposal time increased from 45 days to 180 days.
New Committees: Provisions for Green Building Incentives and Appeal Committees added to the rules.
Officials said these steps aim to “reduce bureaucratic delays, encourage compliance, and promote environmentally responsible construction.”
Flood flow zones declared to safeguard ecology
In response to long-standing environmental concerns, the revised DAP has formally designated ‘flood flow zones’, merging ‘main’ and ‘general’ watercourses, where all forms of establishment will be strictly prohibited.
While the Floor Area Ratio (FAR) and population density have been increased across most urban zones, authorities confirmed that construction on agricultural land will remain completely banned.
Where and how FAR is rising
The new Floor Area Ratio (FAR), which determines the total floor area permitted on a given plot, has been revised upwards across key parts of Dhaka and its outskirts, reflecting a significant increase in building potential. In Mirpur, the FAR has risen from 2.8 to 3.4, while Dakshin Khan has gone up from 2.0 to 3.1 and Mohakhali from 2.2 to 3.3. Mohammadpur’s FAR has increased from 2.7 to 3.4, Old Dhaka from 2.6 to 3.3, Rupganj from 2.0 to 3.2, and Savar from 2.0 to 3.4. In Khilkhet, the FAR has jumped substantially from 2.0 to 4.4, and Mirpur DOHS has seen the highest increase from 2.5 to 4.8. In addition, developers who merge multiple plots for block-based projects will be eligible for a bonus FAR of 0.25 to 0.75, depending on the location and design compliance, further expanding the scope for larger constructions.
Double floor units, double density
With the higher FAR, developers now have the capacity to construct significantly more floor units, effectively expanding residential space across the city. According to RAJUK data, the floor unit ratio has more than doubled in several areas, rising from 1.2 to 3.1 in Old Dhaka, 1.4 to 2.9 in Dakshin Khan, 1.7 to 2.9 in Mirpur, 1.7 to 2.8 in Mohammadpur, and from 1.2 to 3.0 in Tongi, Rupganj, and Savar. This substantial increase is expected to boost the overall number of residential flats in Dhaka, providing much-needed relief for both developers and homebuyers amid the city’s chronic housing shortage.
Divided opinions: Development vs livability
The approval, however, has sparked sharp debate among stakeholders.
Environmentalists argue that the amendments overwhelmingly cater to commercial interests, warning that higher building heights and density will worsen traffic congestion, air pollution, and urban liveability.
“This is a developer-driven DAP,” said an urban researcher, criticising the shift toward densification without proportional improvement in transport or civic services.
Conversely, real estate leaders welcomed the decision as a long-overdue correction. Liaquat Ali Bhuiyan, Senior Vice President of the Bangladesh Real Estate and Housing Association (REHAB), said:
“The stagnant housing sector will finally regain momentum. Increased height limits will not only revive the industry but also stimulate broader economic growth.”
Balancing growth with governance
A senior RAJUK official defended the government’s approach, saying that the revision reflects “a pragmatic balance between development needs and environmental protection.”
“All stakeholders’ views were taken into account. The amendments consider the realities of Dhaka’s growth and the need for planned urban expansion,” the official said.
Urban experts note that the success of the revised DAP will depend largely on strict enforcement, transport integration, and infrastructure readiness — without which, Dhaka’s vertical expansion could lead to deeper systemic stress.
As the government prepares to gazette the Revised DAP and Building Rules-2025, the coming months will reveal whether this bold recalibration ushers in a new phase of sustainable urban growth — or adds another layer to the capital’s already complex development puzzle.