Bengaluru Masterplan
BDA
Overview
The Bengaluru BDA masterplan zone classification under the Revised Master Plan 2015 (RMP 2015) is the single most consequential document before any land purchase in the city. Notified by the Government of Karnataka via G.O. No. UDD 540 BEM AA SE 2004 dated 22 June 2007, the RMP 2015 governs the Bangalore Development Authority's Local Planning Area (LPA) covering 1,306 sq km across 387 villages. It remains operative today, as the draft RMP 2031 was rejected and has not been notified. This page covers how zone codes work, where the fraud traps are, which corridors are zoned for growth, and how to use the 1acre Bengaluru Masterplan layer to evaluate any survey number before signing.
Illegal Layouts and the DC Conversion Trap in Bengaluru's BDA Zone
R
Zone Name
Residential (Main / Mixed)
Residential Construction Permitted?
Yes
DC Conversion Required?
No (if already converted)
Commonly Misrepresented?
Low
C
Zone Name
Commercial (Central / Business / Mutation Corridor)
Residential Construction Permitted?
Ancillary only
DC Conversion Required?
CLU required for residential
Commonly Misrepresented?
Low
I
Zone Name
Industrial (General / Hi-Tech)
Residential Construction Permitted?
No
DC Conversion Required?
CLU required
Commonly Misrepresented?
Medium
AG
Zone Name
Agriculture
Residential Construction Permitted?
No
DC Conversion Required?
DC Conversion + CLU required
Commonly Misrepresented?
High
OS
Zone Name
Open Space / Parks
Residential Construction Permitted?
No
DC Conversion Required?
Prohibited
Commonly Misrepresented?
High
PSP
Zone Name
Public and Semi-Public
Residential Construction Permitted?
No
DC Conversion Required?
Authority permission required
Commonly Misrepresented?
Medium
Zone Code
Zone Name
Residential Construction Permitted?
DC Conversion Required?
Commonly Misrepresented?
R
Residential (Main / Mixed)
Yes
No (if already converted)
Low
C
Commercial (Central / Business / Mutation Corridor)
Ancillary only
CLU required for residential
Low
I
Industrial (General / Hi-Tech)
No
CLU required
Medium
AG
Agriculture
No
DC Conversion + CLU required
High
OS
Open Space / Parks
No
Prohibited
High
PSP
Public and Semi-Public
No
Authority permission required
Medium
A BDA official confirmed in 2024 that builders selling in flagged layouts had not followed "basic guidelines," with no required road widths, no footpaths, and no parks. Buyers in those layouts will be unable to get a building plan sanction, a Khata transfer, or a bank loan. If a broker cannot show you a valid DC Conversion Order and confirm the survey number is outside the BDA's illegal layout list, the transaction ends there.
Growth Corridors Where the BDA Masterplan Zone Directly Affects Land Value
Sarjapur Road
Dominant RMP 2015 Zone
Residential (R), some Commercial
Growth Driver
ORR IT corridor, Metro Phase 3
Key Risk
Rapid layout formation, verify DC conversion
Devanahalli / Yelahanka
Dominant RMP 2015 Zone
Residential + Hi-Tech Industrial
Growth Driver
Airport, Metro Blue Line expansion
Key Risk
Some AG-zoned pockets sold as residential
Whitefield / Panathur
Dominant RMP 2015 Zone
Residential + Commercial
Growth Driver
ITPL, Metro Purple Line
Key Risk
Peripheral survey numbers may still be AG zone
Kanakapura Road
Dominant RMP 2015 Zone
Residential + Open Space
Growth Driver
Metro Green Line extension
Key Risk
OS and valley-zone plots still being sold
Hesaraghatta / North fringe
Dominant RMP 2015 Zone
Agricultural (AG) dominant
Growth Driver
Long-term speculation
Key Risk
No CLU, no conversion; high fraud exposure
Corridor
Dominant RMP 2015 Zone
Growth Driver
Key Risk
Sarjapur Road
Residential (R), some Commercial
ORR IT corridor, Metro Phase 3
Rapid layout formation, verify DC conversion
Devanahalli / Yelahanka
Residential + Hi-Tech Industrial
Airport, Metro Blue Line expansion
Some AG-zoned pockets sold as residential
Whitefield / Panathur
Residential + Commercial
ITPL, Metro Purple Line
Peripheral survey numbers may still be AG zone
Kanakapura Road
Residential + Open Space
Metro Green Line extension
OS and valley-zone plots still being sold
Hesaraghatta / North fringe
Agricultural (AG) dominant
Long-term speculation
No CLU, no conversion; high fraud exposure
The corridor most misread by buyers is the Hesaraghatta and outer North Bengaluru fringe. Proximity to Yelahanka and BDA's proposed Shivaram Karanth Layout has created speculative pricing on land that remains classified AG under the RMP 2015, with no conversion in place. Buying AG-zoned land at residential prices without a CLU approval is a documented path to loss.
Data Source & Verification
Source
Official Bangalore Development Authority (BDA) documents
Official Website
bdakarnataka.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Vector (GeoJSON) + Raster Tiles
Last Verified
2026
Status
Active
Disclaimer
Bengaluru Masterplan is only accessible with Premium Subscription.
Frequently Asked Questions
What is the Bengaluru BDA masterplan zone and why does it matter before buying land?
The BDA masterplan zone is the land-use classification under the Revised Master Plan 2015 across 1,306 sq km. It determines permitted construction, applicable FAR, and whether DC conversion or CLU is required. Buying without checking is the single largest source of legal disputes in Bengaluru real estate.
Can I build a house on agricultural zone land in Bengaluru without DC conversion?
No. Agricultural land under RMP 2015 requires a valid Conversion Certificate from the Deputy Commissioner, followed by a CLU approval through BDA. Layouts formed directly on AG land without these approvals are illegal, ineligible for Khata, building plan sanction, or bank loans.
What is DC conversion and how long does it take in Bengaluru?
DC conversion is the Deputy Commissioner's order permitting agricultural land to be used for residential or commercial purposes. Cases also needing a CLU through BDA typically take 6 to 9 months combined. Neither the layout nor individual plots can be legally sold until both orders are in hand.
How do I check if a plot in Bengaluru is in the BDA illegal layouts list?
The BDA's illegal layouts notification identifies layouts by village name, hobli, and survey number, published in Kannada. Match your survey number against BDA's notification carefully. Transliteration discrepancies in hobli or village names are known to occur; confirm directly with BDA if any survey number is ambiguous.
What FAR can I get on a residential plot in the BDA zone?
Group housing within BDA limits carries an FAR of 1.75 to 3.25, based on plot size and existing approach road width under RMP 2015. The 3.25 FAR requires roads above 30 metres. FAR is always calculated on the road width that actually exists at the time of sanction.
Is the BDA Revised Master Plan 2031 in force for Bengaluru now?
No. The draft RMP 2031 was rejected after public opposition and has not been notified. The RMP 2015, notified vide G.O. UDD 540 BEM AA SE 2004 dated 22 June 2007, remains the operative plan for all land-use decisions within the BDA Local Planning Area.
Which Bengaluru corridors carry the highest risk of AG-zone fraud?
The Hesaraghatta fringe, outer Yelahanka villages, and parts of Anekal carry the highest exposure. BDA's 2024 notification confirms the largest concentration of illegal layouts falls in Yelahanka, Anekal, Bengaluru South, and Bengaluru East taluks, often near proposed BDA layouts like Shivaram Karanth Layout.
What is a Mutation Corridor and how does it affect FAR in Bengaluru?
A Mutation Corridor is a C4 commercial designation under RMP 2015 applied to plots fronting specific major roads. Properties on designated corridors with approach roads above 30 metres are eligible for FAR up to 3.25. Confirm the road is specifically designated on the RMP 2015 zone map.