FAR and built-up area rules in Bengaluru
BDA / BMRDA outer LPAs / BMICAPA · RMP 2015
This calculator applies Bengaluru's planning rules to your site: BDA's Revised Master Plan 2015 tables, the BMRDA outer-LPA and BMICAPA zonal regulations, and the February 2025 Premium FAR notification. Enter the site width, depth and the road it faces, and you get the built-up area, achieved FAR, floor count, footprint, ground coverage and setbacks together.
Bengaluru's regulations say FAR where Pune's say FSI; it is the same ratio, and this page uses the word BDA uses.
What fixes your FAR
Under RMP 2015 the base FAR is read off the tables for your land use against the road width (Tables 10–21 for BDA), which is why a wider road usually means a taller building. Premium FAR adds to that entitlement for a price, and sites along a designated corridor can draw TOD benefit under RMP Cl. 3.16.ix. The outer LPAs and BMICAPA use their own tables entirely.
Why coverage usually binds first
Ground coverage, setbacks (Tables 8–9 and 16 for BDA) and the height cap decide the envelope, and on a typical 30 × 40 or 40 × 60 ft site that envelope is exhausted before the FAR entitlement is. That is what the achieved FAR figure tells you — and why buying Premium FAR does not always add a floor.
Worked example: 30 × 40 ft plot on a 30 ft road
What this calculator returns for a 30 × 40 ft (1,200 sft) BDA site on a 30 ft road, Residential Main, without Premium FAR. The figures are computed by the same Bengaluru rules the tool runs on, so they are what you would see on screen for the same inputs.
| Plot | 30 × 40 ft (1,200 sft) |
|---|---|
| Road width | 30 ft |
| Built-up area | 2,100 sft |
| Achieved FAR | 1.75 |
| Floors | 2.6 within 9.0 m |
| Ground floor footprint | 806 sft |
| Ground coverage | 67% |
| Setbacks | front 4.8 ft, sides and rear 2.4 ft |
Bengaluru FAR and FSI questions
What is the FAR for a 30x40 site in Bengaluru?
- FAR on a 30 × 40 ft site depends on the planning authority, the land use and the width of the road it faces — BDA's RMP 2015 tables step the entitlement up with road width, and Premium FAR can add to it. For a 30 × 40 ft (1,200 sft) BDA site on a 30 ft road, Residential Main, without Premium FAR, this calculator returns an achieved FAR of 1.75 — 2,100 sft of built-up area over 2.6 floors within 9.0 m, with a footprint of 806 sft at 67% ground coverage.
Is FAR the same as FSI?
- Yes. Floor Area Ratio and Floor Space Index are the same ratio — permissible floor area divided by plot area. BDA's regulations say FAR, Pune's UDCPR says FSI, and this calculator uses each city's own word.
What is Premium FAR in Bengaluru?
- Extra FAR over the base entitlement, bought from the authority under the February 2025 notification — payable in cash or against a development-rights certificate. Switch it on and the calculator shows the additional floor area it actually buys on your site, which on a coverage-bound plot can be less than the ratio suggests.
Why does the calculator say 'achieved FAR'?
- Because the FAR you are entitled to and the FAR you can build are often different numbers. Ground coverage and the setbacks cap the footprint, and the height cap limits the floors, so on many sites the envelope runs out before the FAR does. The achieved figure is what the buildable envelope actually delivers. On the example site the footprint settles at 67% coverage, with setbacks of 4.8 ft front and 2.4 ft at the sides and rear.
Which planning authorities does this cover?
- Twelve, in three groups: BDA; the ten BMRDA outer LPAs — BIAAPA, Hoskote, Anekal, Nelamangala, Magadi, Kanakapura, Ramanagara, Channapatna, STRRPA and Doddaballapura; and BMICAPA. Each has its own FAR and setback tables, so the authority is a required input. KIADB industrial plots run on their own setback rules.
Is this Bengaluru FAR calculator free?
- Yes. The calculation runs in your browser and needs no login — results appear as you type the site dimensions.