Bengaluru ASI Heritage Sites – AMASR Zone and Buffer Rules

The table below shows the key zone rules applicable to any plot near an ASI monument in Bengaluru.

One more rule most buyers miss: any plot within 500 metres of an ASI-designated monument in Bengaluru is subject to height restrictions per BDA's buildability rules referenced in the Bengaluru Building Bye-Laws (Section 20A, AMASR Act, 1958), even if it sits fully outside the regulated area. If a broker cannot show you the ASI monument boundary and the survey number's distance from it, stop the conversation there.

A second risk specific to Bengaluru: the city has over 3,000 informal/unauthorised layouts: BDA jurisdiction has 172 unauthorised layouts on 3,109 acres, BMRDA jurisdiction has approximately 1,500, plus more in Hoskote, Anekal, Nelamangala, STRR, and BIAAPA areas (BDA notification + The Hans India, Sep 2024). Revenue sites near Devanahalli Fort and the Chikajala prehistoric site are especially common because brokers market them at a discount precisely because they cannot get BDA or BMRDA approval. A B-Khata address near a protected monument almost certainly signals a layout that has bypassed both the planning authority and the ASI buffer check.

Not every plot near a Bengaluru heritage site is a risk. Many of the city's strongest appreciation corridors run directly through heritage-rich North Bengaluru, and understanding the buffer rules helps you identify which plots inside those corridors are actually buildable.

Devanahalli is the clearest example. The ASI-protected Devanahalli Fort and Tipu Sultan's birthplace site sit within the town, but most of the high-growth residential layouts are laid out along IVC Road, NH-44, and the Satellite Town Ring Road (STRR), all well beyond the 500-metre height restriction zone. Plots in this corridor have appreciated from roughly ₹2,800 per sq ft in 2022 to around ₹3,900 per sq ft by 2025, with the Kempegowda International Airport, Aerospace SEZ, and Devanahalli Business Park driving demand.

The table below maps the key corridors in North Bengaluru relative to heritage proximity and growth status.

The most misread corridor is Chikkaballapur Road north of the city. Multiple revenue site layouts are sold here with no disclosure that the ASI's prehistoric site at Chikajala sits within or near their boundary. Demand in this belt is real, but every plot must be cross-checked against the ASI monument boundary before any purchase decision.