GMADA Housing Scheme 2026 (PUDA Punjab): How to Apply for Plot & Flat Allotment

With Mohali land rates doubling in three years, and the High Court flagging that auctioned government plots have moved beyond the middle class, more buyers are looking at a GMADA housing scheme as the fairer way into a Mohali property. A GMADA housing scheme releases plots and flats at a fixed reserve price through a draw of lots, instead of an open auction. Here is how a GMADA housing scheme works, who is eligible, and how to apply in 2026.

What a GMADA housing scheme is

Punjab’s urban development is handled by PUDA and its regional authorities — GMADA for Greater Mohali, GLADA for Ludhiana, and others. A GMADA housing scheme is when the authority develops a township and releases residential plots, flats or commercial sites to the public directly. Because GMADA is the developer, a plot bought through the scheme comes with clean title and no broker markup — which, after the recent fraud cases in the private market, is worth a lot. You can track live schemes on the official PUDA/GMADA portal.

That clean title is exactly what separates a GMADA scheme from a private unauthorised colony. A plot in an unlicensed private colony currently cannot be registered without a No Objection Certificate under Section 20(3) of PAPRA — see our guide to property NOC requirements in Punjab for how that rule has flipped twice since 2019 and where it stands now.

Allotment vs e-auction

A GMADA housing scheme sells in one of two ways:

• Allotment by draw of lots — plots are offered at a fixed reserve price, and if applications exceed plots, winners are picked by a computerised draw. This is the route that keeps prices predictable, and the one the High Court has effectively been nudging authorities toward for affordable categories.
• E-auction — plots go to the highest online bidder. This maximises the authority’s revenue but is what pushes prices up.

For a middle-class buyer, the draw-of-lots version of a GMADA housing scheme is usually the better shot at a fair price.

Are you eligible?

Eligibility varies by scheme, but the common requirements are: you must be at least 18, an Indian citizen, and in many schemes you must not already own a plot allotted by the same or specified government authorities. Some schemes reserve quotas for categories such as women, government employees, ex-servicemen, or economically weaker sections. Always read the specific scheme brochure for its eligibility rules and reserved categories.

How to apply for a GMADA housing scheme, step by step

1. Watch for scheme notifications on the PUDA/GMADA portal and in the local press.
2. Register on the portal and fill the online application for the specific scheme.
3. Upload documents — ID, address proof, photograph, and any category or income certificate.
4. Pay the earnest money / registration amount (in recent GMADA plot schemes, 10% of the plot price is paid with the application; the exact percentage is in each scheme’s brochure) within the window.
5. If applications exceed plots, a draw of lots decides allotment.
6. Successful applicants receive a Letter of Intent / allotment letter and follow the payment schedule; unsuccessful applicants get their earnest money refunded.

How to apply online for GMADA plots, and where the last date comes from

Applications are handled through the Punjab development authority citizen portal rather than at a counter, so the practical route to apply online for GMADA plots looks like this.

1. Open the PUDA citizen portal and select GMADA as your authority before doing anything else. GMADA is the regional authority for the Mohali area under the PUDA framework, and each authority runs its own schemes, so the wrong selection shows you the wrong scheme list.
2. Open the scheme advertisement itself from the notices or new schemes section, and read it in full rather than a summary.
3. Complete the application with your details and the plot category you are eligible for.
4. Pay the earnest money in the form the advertisement specifies, and save the payment reference.
5. Save your application number. Everything after this point runs off it.
6. Track it using the portal's Know your Application Status facility, which takes the application number and verifies you by OTP.

On the last date: there is no standing annual deadline for GMADA plots. The closing date exists only inside a specific scheme advertisement, and it changes with every scheme. Anyone quoting you a last date without naming the advertisement it comes from is guessing.

So the honest answer to when the last date is: check the current advertisement. At the time of writing, the official PUDA portal shows no live announcement under Notices and Advertisements, which means there is no open application window to miss right now. Watch that section and the newspaper advertisements, and apply well before the closing date rather than on it, because the portal is always slowest on the final day.

Before you apply: verify and budget

Two things buyers underestimate. First, the scheme should be RERA-registered — confirm it with our 60-second Punjab RERA checklist. Second, the reserve price is not your total cost: add stamp duty and registration when you take the deed, and check the area’s collector rate so you know the floor value. If you are weighing which Mohali sector to target, our honest sector-by-sector comparison helps.

The catch with reserve prices

A fixed reserve price sounds like a bargain, but authorities set it against the prevailing collector rate and market, so it is rarely far below fair value in a hot belt. What you are really buying through a GMADA housing scheme is a clean-title, RERA-backed plot from the authority itself, with predictable pricing and no broker markup. In the current Mohali market, that certainty is often worth more than chasing a cheaper but riskier private deal.

Plots, flats or commercial: which GMADA housing scheme suits you

A GMADA housing scheme is not one product. The authorities float residential plots (you build your own home), built-up flats and independent floors (ready or under construction), and commercial or booth sites (for business use). Plots give you the most control and usually the best long-term appreciation but need capital and time to build; flats get you a finished home faster with less flexibility. Decide which you actually want before a scheme opens, because the application windows are short and category-specific.

It is not only GMADA

GMADA covers Greater Mohali, but the same model runs across Punjab under PUDA’s other regional authorities — GLADA in Ludhiana, and further development authorities in Patiala, Jalandhar, Bathinda and Amritsar. If you are open on location, watch several authorities at once: a well-priced allotment scheme in one city can be a better deal than an overheated auction in another. Our honest read on where to buy in Ludhiana is a useful companion if GLADA is on your list.

Documents to keep ready

Because the windows are tight, assemble your paperwork before a GMADA housing scheme opens so you are not scrambling on the last day. You will typically need:

• Photo ID and PAN card.
• Address proof (Aadhaar, voter ID or a utility bill).
• A recent passport-size photograph.
• Any category or income certificate if you are applying under a reserved quota.
• Bank details and funds ready for the earnest money.

Costs beyond the reserve price

The reserve price is only the start. Budget for the earnest money up front, the balance as per the payment schedule, stamp duty and registration when the deed is executed, and any development or enhancement charges the authority levies. A GMADA housing scheme plot is clean-title and broker-free, but it is not cheap — the certainty is the value, not a discount. Build the full number before you commit, not after.

How to improve your odds in a draw

A draw of lots is random, so no one can guarantee an allotment — but you can avoid the mistakes that get applications rejected before the draw even runs. Apply well inside the window rather than on the last day, double-check that every uploaded document is clear and matches your details, pay the exact earnest money on time, and apply only in the categories you genuinely qualify for. A rejected application on a technicality wastes the whole cycle, and the next suitable GMADA housing scheme may be months away.

Frequently asked questions

How do I know when a GMADA housing scheme is open?

Watch the PUDA/GMADA portal and local newspapers; schemes are advertised with a defined application window. There is no permanent open scheme — they launch periodically, so you have to be ready when one opens.

Is the earnest money refundable if I am not allotted?

Yes. In draw-of-lots schemes, applicants who are not allotted a plot get their earnest money refunded as per the scheme terms. Read the refund clause before you pay.

Can I resell an allotted plot?

Usually yes, but often only after conditions are met — possession, part-payment, or a lock-in period. Reselling on the Letter of Intent before those conditions passes the delivery risk to the buyer, so document any such transfer carefully. Once a sale does go through, the buyer is not the authority’s recognised holder of the plot until GMADA’s own property transfer process is complete, separate from registering the sale deed.

Can NRIs apply for a GMADA housing scheme?

Eligibility depends on the specific scheme, but many GMADA and PUDA schemes are open to NRIs and OCIs, subject to the usual FEMA banking rules on how the money is routed. Always confirm the eligibility clause in the scheme brochure, and see our NRI buying checklist for Tricity.