BIAAPA Masterplan 2021: North Bengaluru Airport Area Zone Check

The BIAAPA Masterplan 2021 is the current operative land-use plan for BIAAPA's jurisdiction as of April 2026, prepared under the Karnataka Town and Country Planning Act, 1961. No successor masterplan has been publicly notified. Buyers should verify current plan status directly with BIAAPA at biaapa.tpa.gov.in before any transaction.

Not all land along the Doddaballapur Road corridor is under BIAAPA. In 2017–18, the Karnataka government transferred 257 villages from BIAAPA's jurisdiction to the newly formed Doddaballapura Planning Authority. If your survey number falls in Doddaballapur Taluk, your authority is the Doddaballapura Planning Authority (dbpurapa.in) — not BIAAPA. Always confirm which body governs your specific survey number before applying for any approval.

Use the 1acre BIAAPA Masterplan layer to look up any survey number and see its zone classification, height restriction status, and surrounding land use instantly. Check 1acre Premium. For official confirmation, cross-reference with BIAAPA's published zone maps at biaapa.tpa.gov.in.

Zone classification determines whether CLU is possible, what can be built, and whether an airport NOC is required.

The BIAAPA Masterplan 2021 is the operative land-use plan for 228 villages around Kempegowda International Airport, covering Devanahalli, Yelahanka, Chikkajala, and the Nandi Hills region, prepared under the Karnataka Town and Country Planning Act, 1961. Note: land in Doddaballapur Taluk was transferred from BIAAPA's jurisdiction to the Doddaballapura Planning Authority in 2017–18 — if your plot is in that taluk, a different authority governs it.

BIAAPA divides land into residential, commercial, industrial, green, and public utility zones. Each zone has specific FAR limits, setback rules, and permitted uses. Green-zone parcels cannot be converted for residential construction regardless of infrastructure proximity or developer claims.

CLU is a formal order from BIAAPA under the Karnataka Town and Country Planning Act, 1961 that converts agricultural land to a permitted non-agricultural use such as residential or commercial. Without a valid CLU order, no BIAAPA building plan sanction will be issued and any construction is liable for demolition. CLU cannot be obtained for green-zoned or public utility-zoned parcels — no CLU application on such land will succeed regardless of developer claims or proximity to infrastructure.

Yes. Color-coded height restriction zones around the runway impose strict building height limits. An airport authority NOC is mandatory before BIAAPA sanctions any building plan within restricted zones. Plots farther from the runway face more relaxed norms.

BIAAPA approved confirms the layout plan conforms to zoning and infrastructure norms. It does not mean the developer holds the release order for selling individual plots. Demand the release order separately before signing any sale agreement.

In order of importance: the land conversion or CLU order (confirming non-agricultural use), the BIAAPA layout approval number, the BIAAPA site release order (confirming the developer is authorised to sell individual plots), A-Khata certificate, Encumbrance Certificate (EC) for the past 15 years, registered sale deed, and latest property tax receipt. Do not proceed to registration if the release order has not been issued — the BIAAPA layout approval and the release order are two separate documents.

Standard approval takes 25 to 30 working days from complete document submission. The timeline extends if an airport NOC is required or if the underlying land CLU is not yet granted, which itself takes up to 60 days.

It is safe if the plot is in a residential zone with a valid CLU order, clean A-Khata, and a clear Encumbrance Certificate — confirm the zone first using the 1acre BIAAPA Masterplan layer. If your plot is along the Doddaballapur Road corridor, first verify whether it falls under BIAAPA or the Doddaballapura Planning Authority, as different approval processes apply. Most banks require BIAAPA approval before financing plots in this region; confirm loan eligibility directly with your lender.

Yes. On the 1acre map, you can load the BIAAPA Masterplan layer and the Survey Number layer together. This lets you see, at any location, both the masterplan zone and the individual survey numbers overlaid on satellite imagery — so you know exactly which zone your survey number falls in before committing. Both layers are available with a Premium subscription. Subscribe to 1acre Premium.