Bengaluru Masterplan - Roads
BDA
Overview
The Bengaluru BDA Master Plan 2015 Roads layer, prepared by the Bangalore Development Authority under G.O. No. UDD 540 BEM AA SE 2004 and covering the entire BDA Local Planning Area, maps every road the authority proposed to form or widen within the city. A plot sitting inside a BDA RMP 2015 road widening zone cannot be built upon as if it were free land. Road zones are non-lapseable under Section 69 of the Karnataka Town and Country Planning Act, meaning the reservation does not expire until the road is executed or the plan is revised.
Road Zone Markings in BDA RMP 2015: The Acquisition Risk Most Bengaluru Buyers Miss
Many buyers in Bengaluru discover a road zone problem only after they have paid the registration fees. The BDA's own advisory committee noted in its report on RMP 2015 that proposed roads were not adequately demarcated on the ground, meaning landowners often have no physical warning that their plot is partially reserved. A case in Ganigarahalli, North Bengaluru, became public when BDA issued acquisition notices for a 30-metre road listed in RMP 2015, threatening pillars of an existing apartment building. BDA officials acknowledged at the time that the authority did not maintain a comprehensive record of all road widenings notified under the plan.
Overview
New arterial / ring road
Proposed Width
30 m and above
Effect on Abutting Plot
Frontage acquired; FAR calculated on remaining plot after surrender
TDR Available?
Yes, 1.5x area of surrendered land as DRC
Road widening of existing road
Proposed Width
18 m to 24 m (60–80 ft)
Effect on Abutting Plot
Setback re-measured from post-widening edge; loss of frontage
TDR Available?
Yes, subject to 15-day TDR application window from notice
Minor road widening
Proposed Width
Up to 18 m
Effect on Abutting Plot
Possible partial frontage loss; higher FAR unlocked if road is 12 m or above
TDR Available?
Yes
Peripheral Ring Road (PRR / BBC) corridor
Proposed Width
100 m greenfield
Effect on Abutting Plot
Full acquisition of affected extent; no building permission in notified zone
TDR Available?
Yes (five compensation options offered by BDA)
Road Category in RMP 2015
Proposed Width
Effect on Abutting Plot
TDR Available?
New arterial / ring road
30 m and above
Frontage acquired; FAR calculated on remaining plot after surrender
Yes, 1.5x area of surrendered land as DRC
Road widening of existing road
18 m to 24 m (60–80 ft)
Setback re-measured from post-widening edge; loss of frontage
Yes, subject to 15-day TDR application window from notice
Minor road widening
Up to 18 m
Possible partial frontage loss; higher FAR unlocked if road is 12 m or above
Yes
Peripheral Ring Road (PRR / BBC) corridor
100 m greenfield
Full acquisition of affected extent; no building permission in notified zone
Yes (five compensation options offered by BDA)
The one fact you will not find on the BDA website: for smaller plots under one acre, road widening can raise permissible FAR in theory while making it physically impossible to achieve the higher FAR given the reduced site dimension. A plot that loses frontage to a 24-metre widening and falls below minimum plot size for its zone cannot benefit from the premium FAR uplift at all. Cross-check the survey number on the 1acre BDA Road layer against the Zoning Regulations Volume III to know whether the remaining area after surrender crosses the minimum threshold for your intended use.
Road Corridors Driving Growth and the Zones Carrying the Highest Risk
Varthur–Gunjur belt (East)
Road Affect from RMP 2015
PRR / BBC Phase 1 notified; land prices ₹15–40 cr/acre debated
Growth Driver
IT Corridor, Sarjapur Road proximity
Risk Level
High: acquisition price dispute ongoing as of 2026
Devanahalli / North Bengaluru
Road Affect from RMP 2015
NH-44 corridor widening, PRR Phase 1 terminus
Growth Driver
Airport, KIADB Aerospace Park
Risk Level
Moderate: road corridor well-established; watch for PRR Phase 2 DPR
Sarjapur Road (BMRDA belt)
Road Affect from RMP 2015
Outer Ring Road junction, new BDA Swift City layout (1,050 acres)
Growth Driver
IT hub, metro extension
Risk Level
Moderate: growth confirmed; check individual survey against road layer
ITPL Main Road (Whitefield)
Road Affect from RMP 2015
BBMP road widening to wider carriage per RMP; acquisition resistance ongoing
Growth Driver
Tech hub
Risk Level
Moderate: BBMP widening active as of 2025; frontage plots most affected
Kachamaranahalli / PRR Phase 1 villages
Road Affect from RMP 2015
Notified since 2007; 2,558 acres in acquisition
Growth Driver
PRR / BBC corridor
Risk Level
Very High: sale and mortgage blocked until acquisition resolved
Corridor / Locality
Road Affect from RMP 2015
Growth Driver
Risk Level
Varthur–Gunjur belt (East)
PRR / BBC Phase 1 notified; land prices ₹15–40 cr/acre debated
IT Corridor, Sarjapur Road proximity
High: acquisition price dispute ongoing as of 2026
Devanahalli / North Bengaluru
NH-44 corridor widening, PRR Phase 1 terminus
Airport, KIADB Aerospace Park
Moderate: road corridor well-established; watch for PRR Phase 2 DPR
Sarjapur Road (BMRDA belt)
Outer Ring Road junction, new BDA Swift City layout (1,050 acres)
IT hub, metro extension
Moderate: growth confirmed; check individual survey against road layer
ITPL Main Road (Whitefield)
BBMP road widening to wider carriage per RMP; acquisition resistance ongoing
Tech hub
Moderate: BBMP widening active as of 2025; frontage plots most affected
Kachamaranahalli / PRR Phase 1 villages
Notified since 2007; 2,558 acres in acquisition
PRR / BBC corridor
Very High: sale and mortgage blocked until acquisition resolved
The most misunderstood corridor is the Peripheral Ring Road belt. Land prices along PRR Phase 1 villages have risen sharply, with some pockets trading at ₹15 crore to ₹40 crore per acre. Yet the BDA's notified acquisition at far lower guidance values, revised downward by corrigendum in March 2024, means these plots remain effectively unmarketable for construction without a resolution. Buying land in a PRR-notified survey number on the assumption that the project will lapse is a documented pattern in Bengaluru real estate; it is also how buyers end up unable to sell, mortgage, or build for years.
Frequently Asked Questions
How do I check if my plot falls in a Bengaluru BDA Master Plan 2015 road zone?
Cross-reference your survey number against the BDA RMP 2015 Planning District map. The 1acre Bengaluru Masterplan Roads layer shows proposed alignments. Verify independently at the BDA zonal office using your Planning District number and SSLRD survey sketch.
What happens to my plot if it overlaps a BDA road widening zone?
The road-zoned portion is reserved for public purpose and cannot be built upon. Under BDA RMP 2015 TDR rules, you may surrender that extent and receive a Development Rights Certificate equal to 1.5 times the surrendered area.
Can I get a building plan approved on a plot partially in a BDA road zone?
Approval is issued only for the residual plot after road widening setback is deducted. FAR and coverage are calculated on the remaining area. If the residual plot falls below the minimum zone size, plan sanction will be refused.
Does a road zone in BDA RMP 2015 affect the FAR or setback on my plot?
Yes, both are affected. FAR is linked to approach road width, so a wider proposed road unlocks higher FAR. However, setbacks are measured from the post-widening road edge, which reduces the actual buildable footprint on your plot.
What is TDR and what is the 15-day rule for road widening in Bengaluru?
TDR grants additional built-up area in lieu of land surrendered for road widening. When BBMP or BDA issues a widening notice, affected owners must file a TDR application within 15 days or risk compulsory acquisition without that benefit.
Is the Peripheral Ring Road notified zone safe to buy?
No plot within PRR Phase 1 notified survey numbers should be purchased for construction without legal confirmation the notification has lapsed. Owners in Varthur–Gunjur and Kachamaranahalli belts have been unable to sell or mortgage land since the 2007 final notification.
How is compensation calculated if BDA acquires my land for a road project?
BDA offers five options: cash, residential plots, commercial plots, TDR, or FAR compensation. Cash payouts in select PRR villages reach up to ₹15.6 crore per acre, but the original 2007 award at ₹20–30 lakh per acre cannot be legally withdrawn.
Which Bengaluru corridors carry the highest risk from BDA RMP 2015 road zone overlaps?
PRR Phase 1 villages in East and North Bengaluru carry the highest risk. ITPL Main Road plots face active BBMP frontage widening. Along the Outer Ring Road belt, check individual survey numbers as cartographic errors in planning district maps have been documented.
Disclaimer
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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