BIAPPA Masterplan
BIAAPA-2021
Overview
The BIAAPA Masterplan 2021 governs land use across 228 villages surrounding Kempegowda International Airport, administered by the Bengaluru International Airport Area Planning Authority (BIAAPA) under the Karnataka Town and Country Planning Act, 1961. The plan divides its local planning area into residential, commercial, industrial, public utility, and green zones, each with specific FAR limits, setback requirements, and permitted uses. Checking a plot's classification under the BIAAPA Masterplan 2021 before purchase is the first and most consequential step any buyer in this region must take.
CLU and the agricultural land trap that catches buyers across Devanahalli and Doddaballapur
Most land within BIAAPA's jurisdiction starts as agricultural. That classification does not change because a developer has cut a parcel into plots and advertised it as BIAAPA approved. If the BIAAPA Master Plan 2021 shows a survey number within a residential zone, the owner still needs a formal Change of Land Use (CLU) order from BIAAPA under the Karnataka Town and Country Planning Act, 1961, before any construction can legally proceed.
Overview
Application
What Happens
Land ownership proof, road details, affidavits submitted
Responsible Party
Buyer / Developer
Public notice
What Happens
Newspaper notification open for objections, minimum 15 days
Responsible Party
BIAAPA
State referral
What Happens
BIAAPA sends recommendations to the state government via BMRDA
Responsible Party
BIAAPA
Decision
What Happens
The state government approves or rejects; both parties must comply
Responsible Party
State Government
Timeline
What Happens
Up to 60 days from complete submission
Responsible Party
-
Step
What Happens
Responsible Party
Application
Land ownership proof, road details, affidavits submitted
Buyer / Developer
Public notice
Newspaper notification open for objections, minimum 15 days
BIAAPA
State referral
BIAAPA sends recommendations to the state government via BMRDA
BIAAPA
Decision
The state government approves or rejects; both parties must comply
State Government
Timeline
Up to 60 days from complete submission
-
Beyond CLU, the BIAAPA zone map also governs airport height restrictions. Color-coded zones around the runway impose strict building height limits; parcels farther from the airport have more relaxed norms. Neither fact appears on any broker brochure. A layout being BIAAPA approved and a developer holding the release order to sell individual plots are two separate clearances: always ask for the release order specifically.
Devanahalli, Yelahanka, and the Doddaballapur Road corridor: how the BIAAPA Masterplan 2021 shapes investment risk
Devanahalli (NH-44 belt, Gokare)
Dominant Zone Type
Residential / Commercial
Growth Driver
Aerospace SEZ, BIAL expansion, Metro Phase 2B
Primary Risk
Airport NOC required for height; release order is often missing
Doddaballapur Road (Rajanakunte, Bagalur)
Dominant Zone Type
Residential / Industrial Mix
Growth Driver
STRR interchange, KIADB industrial allotments
Primary Risk
Agricultural land misrepresented as residential zone
Yelahanka-Chikkajala belt
Dominant Zone Type
Residential / Green (mixed)
Growth Driver
Karnataka Housing Board 43-acre township, Yelahanka flyover
Primary Risk
Green-zoned parcels ineligible for CLU; sold freely by brokers
Corridor
Dominant Zone Type
Growth Driver
Primary Risk
Devanahalli (NH-44 belt, Gokare)
Residential / Commercial
Aerospace SEZ, BIAL expansion, Metro Phase 2B
Airport NOC required for height; release order is often missing
Doddaballapur Road (Rajanakunte, Bagalur)
Residential / Industrial Mix
STRR interchange, KIADB industrial allotments
Agricultural land misrepresented as residential zone
Yelahanka-Chikkajala belt
Residential / Green (mixed)
Karnataka Housing Board 43-acre township, Yelahanka flyover
Green-zoned parcels ineligible for CLU; sold freely by brokers
The Yelahanka–Chikkajala belt is where the most misrepresentation occurs. BIAAPA's strict zoning regulations intentionally limit high-density development in specific green zones here; the master plan shows many parcels in public utility or green use, not residential. No CLU application on a green-zoned parcel will succeed. Check the zone on the BIAAPA Masterplan 2021 map before any other step in your diligence.
Frequently Asked Questions
What is the BIAAPA Masterplan 2021 and which areas does it cover?
The BIAAPA Masterplan 2021 is the operative land-use plan for 228 villages around Kempegowda International Airport, covering Devanahalli, Doddaballapur, Yelahanka, Chikkajala, and the Nandi Hills region, prepared under the Karnataka Town and Country Planning Act, 1961.
What are BIAAPA zones and how do they affect construction?
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.
What is Change of Land Use (CLU) and do I need it for a BIAAPA plot?
Yes. CLU converts agricultural land to a non-agricultural use under the Karnataka Town and Country Planning Act, 1961. Without a valid CLU order, no BIAAPA building plan sanction will be issued and any construction is liable for demolition.
Are there height restrictions in BIAAPA zones near the airport?
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.
What does BIAAPA approved mean, and is it enough to buy a plot?
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.
What documents must I verify before buying a BIAAPA approved plot?
Verify the registered sale deed, A-Khata certificate, encumbrance certificate, latest property tax receipt, land conversion or CLU order, and the BIAAPA layout release order. A-Khata is mandatory for any subsequent building plan approval under BIAAPA norms.
How long does BIAAPA building plan approval take?
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.
Is it safe to invest in land within the BIAAPA Masterplan 2021 area?
Yes, if the plot is in a residential zone with a valid CLU, clean A-Khata, and a clear Encumbrance Certificate. Most banks only finance BIAAPA approved sites in this region; unapproved plots will not qualify for a home loan.
Disclaimer
BIAPPA Masterplan is only accessible with Premium Subscription.
Data Source & Verification
Source
Official Bengaluru International Airport Area Planning Authority (BIAAPA) documents
Official Website
biaapa.tpa.gov.in
Coordinate Reference System
EPSG:4326 (WGS 84)
Geometry Type
Polygon / MultiPolygon
Data Format
Raster Tiles (from GeoTIFF)
Last Verified
2026
Status
Active