DAP revision allows buildings twice as tall, experts fear more strain on liveability
The advisory committee on DAP review has also given policy approval to the draft Dhaka Metropolitan Building Rules 2025
Highlights:
- DAP 2022–35 revision raises building height limits across Dhaka
- Population density increased from 250 to 300 per block
- New Building Rules 2025 ease renewal, add sewage plant mandate
- Developers welcome changes; planners warn of worsening congestion, density
- FAR and housing-unit ratios more than doubled in many areas
- Environmentalists say revisions favor real estate over urban sustainability
The revision of the Detailed Area Plan (DAP) 2022–35, which raises building-height limits across most parts of Dhaka, has been finalised and the government will soon issue a gazette on this.
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The advisory committee on DAP review has also given policy approval to the draft Dhaka Metropolitan Building Rules 2025.
Under the revision, Dhaka's 275 population-density blocks have been merged into 68, covering 1,094 sq km, excluding Gazipur. Along with taller buildings, maximum population density has risen from 250 to 300.
After DAP was first gazetted in 2022, housing developers repeatedly demanded higher building-height limits. Officials from Rajuk and the housing ministry said the latest changes reflect pressure from the real-estate sector.
Key revisions include raising height limits in most areas, merging major and minor watercourses into "flood flow zones" where no construction is allowed, and requiring 50% of block-based development areas to be kept for parks and playgrounds.
Around Keraniganj, Hemayetpur (Savar), Kashipur (Narayanganj), Kanchpur and Bhulta-Gausia (Rupganj), buildings will now be permitted to rise to nearly twice their previous height.
The draft Building Rules 2025 introduce several other changes: once an Occupancy Certificate is issued, it will no longer need renewal every five years; and sewage treatment plants will be compulsory on plots of five kathas or larger. Construction approval fees will be payable only after a building recommendation is granted, and application-processing time has been extended from 45 to 180 days.
Urban planners and environmentalists argue that although the revision claims to prioritise ecological aspects, merging watercourses into a flood-flow zone is the only clear environmental gain — most other changes favour developers. They warn that increasing density and allowing taller buildings will put further strain on Dhaka's liveability and traffic system.
Developers, however, welcomed the changes. They said the revision would revive the housing business and energise the economy.
Real Estate and Housing Association of Bangladesh (Rehab) senior vice-president Liakat Ali Bhuiyan told The Business Standard: "We believe the DAP revision has balanced the height disparities within Rajuk areas. This will help the housing sector recover and stimulate the national economy."
He added that the sector had been almost at a standstill for the past 15 months due to height restrictions, causing huge losses. The new rules prioritise developers' demands and should lift the broader slump affecting related industries. Still, REHAB plans to object to the mandatory sewage-treatment-plant clause.
Rajuk officials said the revision and draft rules were prepared after consultations with all stakeholders, keeping in mind Dhaka's practical realities.
Chief Town Planner Md Ashraful Islam told The Business Standard, "The DAP revision balances environmental, residential, and business concerns. While mid-urban areas get higher height limits, block-based development is encouraged. Plots of five kathas or more must include sewage-treatment facilities."
Urban planners and environmentalists say the DAP revision is disappointing and will increase pressure on Dhaka rather than ease it.
He said the changes consider Dhaka's current situation — height limits in areas around the central city such as Savar, Birulia, Keraniganj, Bhulta-Gausia and Narayanganj have been raised to help ease pressure on the core city.
How much taller will buildings get?
Under the revised DAP and draft Dhaka Metropolitan Building Rules 2025, building heights have increased across all Rajuk areas. In some places, the Floor Area Ratio (FAR) has more than doubled. As a result, areas previously limited to five-storey buildings can now accommodate 10 or 11 storeys. Moreover, the more open space a landowner leaves around a building, the greater the height relaxation they will receive.
Alongside FAR increases, the number of floor units has also gone up across all areas — in some cases, more than doubling
For example, if the FAR value for an area is 2.5, keeping the minimum required open space would allow a 4 to 5-storey building. But if the owner leaves more space around the building, they could build up to 7 to 8 storeys even with the same FAR value.
Notable changes in FAR include: Mirpur (2.8 → 3.4), Dakshin Khan (2 → 3.1), Shewrapara (2 → 3), Korail (0 → 2), Mohakhali (2.2 → 3.3), Mohammadpur (2.7 → 3.4), Old Dhaka (2.6 → 3.3), Khilgaon (2 → 3.4), Tongi (2.4 → 3.2), Rupganj (2 → 3.2), Savar (2 → 3.4), Mirpur DOHS (2.5 → 4.8), and Khilkhet Residential Area (2 → 4.4).
In addition, in areas such as Baridhara, Bashundhara Residential Area, Kachukhet, Uttara, Lalmatia, Mohammadpur, Panthapath, Demra and Moghbazar, FAR has increased by up to 1.5 points compared to the existing level.
Beyond the FAR increase, block-based developments that merge plots will receive a bonus of 0.25 to 0.75 FAR on top of the base rate.
According to Rajuk, the more open space a plot owner leaves, the taller the building they will be allowed to construct vertically. Thus, even though buildings will rise higher, the amount of open and green space will also increase.
More floor units
Alongside FAR increases, the number of floor units has also gone up across all areas — in some cases, more than doubling. As the housing-unit ratio has been raised in all neighbourhoods, the total number of flats will grow.
For example, in the original DAP, Old Dhaka's housing-unit ratio was 1.2; it has now been more than doubled to 3.1. This means that on a five-katha plot in Old Dhaka, 13 flats can now be built instead of 6.
The rise of housing-unit ratio according to the revised DAP data: Dakshin Khan (1.4 → 2.9), Mirpur (1.7 → 2.9), Shewrapara (1.3 → 3), Mohakhali (1.9 → 3.2), Mohammadpur (1.7 → 2.8), Old Dhaka (1.2 → 3.1), Tongi (1.2 → 3), Rupganj (1.2 → 3), Savar (1.2 → 3), Mirpur DOHS (1.9 → 2.7), and Khilkhet Residential Area (1.2 → 2.6).
Experts call the DAP revision disappointing
Urban planners and environmentalists say the DAP revision is disappointing and will increase pressure on Dhaka rather than ease it.
Bangladesh Institute of Planners (BIP) president Adil Mohammed Khan told The Business Standard, "This DAP revision entirely serves business interests. Instead of reducing Dhaka's pressure, raising population density from 250 to 300 is a reckless decision. In most global cities, density does not exceed 150–200. The FAR that was set earlier was already high; now it has been doubled. As a result, areas around central Dhaka will turn into vertical slums of high-rises."
He added, "Although the revised DAP and Building Rules 2025 stress block-based development, raising FAR and floor-unit counts will make Dhaka's traffic situation even worse. Where urban population pressure should be reduced, this plan increases it. Developers often violate open-space rules when constructing buildings, so granting further height relaxations only gives them more freedom."
He also said extending the approval period for construction applications from 45 to 180 days will cause more suffering for landowners. "Rajuk usually takes up to three months to process files — stretching this to six months will only add bureaucratic complexity," he noted.
Adil, however, welcomed the inclusion of requirements for sewage treatment plants, solar installations, water reuse and waste management in the new rules — but urged authorities to ensure strict enforcement.
The new Building Rules also revise and harmonise provisions to curb building-code violations (such as excessive void space, setback deviation, land coverage and density). It now requires structural and other design approvals — not just architectural ones — during the construction-permit stage, taking disaster resilience into account.
Rajuk said the revised rules also add incentives for green buildings, the formation of an appeals committee, and other refinements.
