Road Width Regulations for Building in Sri Lanka (UDA & RDA Rules 2025)
Road Width Regulations for Building in Sri Lanka (UDA & RDA Rules 2025)
You found the perfect land, paid the deposit, and submitted your building plan. Rejected.
The reason? "Insufficient road width."
The Urban Development Authority (UDA) and Road Development Authority (RDA) have strict regulations governing the minimum road width required for construction. These rules exist for practical reasons—fire trucks, ambulances, and garbage trucks need to access your property. But they also determine whether you can build your dream 3-story house or are limited to 2 floors.
If you ignore road width when buying land, you might end up with a plot you can barely use.
Table of Contents
- Why Road Width Matters
- The UDA Road Width Guidelines
- Public Roads vs Private Roads
- Turning Circles for Dead-End Roads
- Street Lines and Future Widening
- How to Verify Road Width
- FAQs
- Road Width Checklist Before Buying
1. Why Road Width Matters
Road width isn't just about convenience—it's legally mandated for safety and urban planning.
Safety Reasons:
- Fire Trucks: A fire engine is 8 feet wide and needs room to deploy ladders. If the road is too narrow, firefighters can't reach your house.
- Ambulances: Medical emergencies require quick access—every minute counts.
- Garbage Collection: Municipal garbage trucks are 7-8 feet wide.
Legal Reasons:
- Building Plan Approval: The Municipal Council or Pradeshiya Sabha checks road width before approving plans.
- Bank Financing: Most banks require a minimum 10-foot access road for mortgage loans.
- Resale Value: Narrow access roads significantly reduce property value.
2. The UDA Road Width Guidelines
The Urban Development Authority has published guidelines linking road width to permissible building height. While exact rules vary by zone, here's the general framework:
| Road Width | Maximum Building Height | Typical Use |
|---|---|---|
| Below 10 feet | Generally NOT approvable for new construction | Existing old houses only |
| 10 - 15 feet | Maximum 2 floors (G+1) | Small residential houses |
| 15 - 20 feet | Maximum 2-3 floors | Standard houses |
| 20 - 30 feet | Maximum 4 floors | Larger houses, small apartments |
| 30 - 40 feet | Up to 6 floors | Apartments, commercial |
| 40+ feet | High-rise buildings | Major developments |
Key Implication for Buyers
If you dream of building a 3-story house (common for modern families), you need at least a 20-foot road. If the access is only 12 feet, you're limited to 2 floors.
💡 Pro Tip: When viewing land, always carry a measuring tape. Measure the road width at its narrowest point. Sellers often quote the width at the entrance while the road narrows to 8 feet halfway in.
3. Public Roads vs Private Roads
This is a critical distinction that many buyers overlook.
Public Roads
- Owned and maintained by the government (Municipal Council, Pradeshiya Sabha, or RDA).
- You have automatic legal right of access.
- Road improvements are the government's responsibility.
- Usually better maintained.
Private Roads
- Owned by a private individual or collectively by land owners.
- You must have a legal "Right of Way" documented in your deed or a separate Servitude Deed.
- The owner can block access if you don't have legal paperwork.
- Maintenance is your responsibility (shared with neighbors).
How to Check
- Survey Plan: Private roads are often marked as "Private Road" or "Common Access."
- Deed: Look for mention of "Right of Way" or "Servitude" in the Schedule.
- Grama Niladhari: The GN officer can confirm if a road is public or private.
⚠️ Warning: Never buy land on a private road without a registered "Deed of Right of Way." Verbal assurances are worthless. If the road owner refuses access, you'll be landlocked.
4. Turning Circles for Dead-End Roads
If your land is at the end of a cul-de-sac (dead-end road), there must be space for vehicles to turn around.
UDA Requirements:
- For roads longer than 50 meters, a turning circle (or "hammer-head") is required at the end.
- Typical turning circle diameter: 25-30 feet.
Land Development Implications:
- If you're the last lot on a dead-end road, your plot may have a "bite" taken out for the turning circle.
- This reduces your usable land area.
Check the survey plan: Is there a "Reservation for Turning Circle"? If so, that area cannot be used for building.
5. Street Lines and Future Widening
Even if the current road is adequate, the government may have plans to widen it in the future.
What is a Street Line?
A Street Line marks the future planned boundary of a road. Everything between the current road edge and the Street Line is effectively "reserved" for future road expansion.
Impact:
- You cannot build permanent structures in the Street Line area.
- You can use it for garden/landscaping, but must vacate if the government acquires it.
- No compensation until actual acquisition.
How to Find Out
- Request a Street Line Certificate from the Municipal Council or UDA.
- It shows whether a Street Line affects your property and by how much.
Example:
- Current road edge: 5 feet from your boundary.
- Street Line: 15 feet from road centerline.
- Impact: 10 feet of your land is frozen for future road widening.
6. How to Verify Road Width
Before committing to any land purchase, verify road width through multiple sources:
Method 1: Physical Measurement
Visit the site with a tape measure. Measure the road at:
- The entrance (where it meets the main road).
- The middle section.
- Directly in front of the land.
- The narrowest point (often where neighbors have encroached).
Method 2: Survey Plan
The survey plan should state the access road width (e.g., "10ft wide Private Road").
Method 3: Municipal Records
Visit the local Municipal Council or Pradeshiya Sabha. They can provide:
- Confirmation of road status (public/private).
- Street Line certificate.
- Any pending road development projects.
Method 4: Google Maps (Indicative)
While not legally valid, satellite imagery can give you a quick sense of road width and access.
7. Frequently Asked Questions
Q1: Can I get building approval with an 8ft road?
Generally, no. Most urban areas require a minimum 10ft road for new construction. However, some rural areas (Pradeshiya Sabha jurisdiction) may allow 8ft for single-story houses. Check with your local authority.
Q2: What if the road is 10ft at the entrance but narrows to 6ft?
Approval is based on the narrowest point. If any section is below the minimum, you'll likely face rejection or require special dispensation.
Q3: Can I widen a private road?
Only if:
- You own the land on both sides, OR
- All road owners agree and contribute land, OR
- You purchase additional land from neighbors to widen the access.
This is often impractical, which is why narrow-road lands are heavily discounted.
Q4: Does road width affect bank loans?
Yes. Most banks require a minimum 10-foot access for residential land loans. Some banks (especially for higher-value loans) require 15 feet. If access is below the threshold, you may be denied financing or offered a lower loan-to-value ratio.
Q5: What's the difference between "Right of Way" and road ownership?
- Right of Way: You can use the road to access your land, but you don't own it.
- Ownership: You own a share of the road (common in land subdivisions).
Having ownership is better—you can participate in decisions about road maintenance and improvements.
8. Road Width Checklist Before Buying
Before signing any purchase agreement, confirm:
- Access road is at least 10 feet wide at all points
- Road is public (government-maintained) OR you have a registered Right of Way
- Survey plan clearly states road width and type
- No Street Line significantly affecting the land
- If dead-end, adequate turning circle exists
- Road is passable by car (not just motorcycle)
- Neighbors haven't encroached onto the road
- Local authority confirms the road on record
Looking for land with wide access roads? Filter by road width on LandSale.lk →