The Bhutanese Leading the way.
At the 19th Meet-the-Press on 29th August, the Minister of the Ministry of Infrastructure and Transport (MoIT), Chandra Bdr Gurung, said the 25-decimal minimum for land subdivision under the revised Thimphu Structure Plan (TSP) for rural areas in Thimphu is intended to fix past subdivision shortcomings and guide sustainable, safer and more livable urban growth.
Lyonpo Chandra Bdr Gurung said that the policy aims to curb haphazard densification on small plots, encourage varied building types with adequate communal space, protect steeper slopes by controlling density, reduce infrastructure burden and advance the TSP vision of “Good Growth in the Right Places.”
He clarified that the minimum applies only to plot subdivision, not to land transfers or reconfigurations and is calibrated by area type. The Northern and southern parts of Thimphu are now incorporated into the TSP, and partly designated as rural area types, carry a 25-decimal minimum for future subdivisions.
Explaining the rationale, MoIT noted that previous rules unintentionally promoted high densities on very small plots, producing monotonous building typologies, limited shared spaces and a poorer quality of life. Setting a higher minimum aims to achieve optimal plot sizes that can support diverse housing forms, public/communal spaces and better long-term real-estate value. On steeper slopes, larger minimums help manage density, safeguard slope stability and lower infrastructure demand.
The rule is designed to work in tandem with density controls such as maximum number of floors and Floor Area Ratio (FAR) to concentrate homes, jobs and services in the most suitable locations, limit sprawl, protect surrounding landscapes and mitigate geohazard and climate risks.
The ministry added that consolidation can also reduce land lost to multiple individual setbacks, making more efficient use of scarce urban land.
Residents have raised concerns that a higher minimum could make it harder to divide land among children and potentially spur family disputes. The minister responded that the intent is not to block family arrangements but to ensure resilient, well-planned growth, reiterating that the 25-decimal threshold concerns subdivision only.
Following deliberations in the Dzongkhag Tshogdu, the matter has been submitted to the Cabinet for review. The ministry said further implementation guidance will align with the TSP and Design Code to provide clarity for landowners and local authorities.
