Question 1

What is the Bengaluru BDA masterplan zone and why does it matter before buying land?

Accepted Answer

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.

Question 2

Can I build a house on agricultural zone land in Bengaluru without DC conversion?

Accepted Answer

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.

Question 3

What is DC conversion and how long does it take in Bengaluru?

Accepted Answer

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.

Question 4

How do I check if a plot in Bengaluru is in the BDA illegal layouts list?

Accepted Answer

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.

Question 5

What FAR can I get on a residential plot in the BDA zone?

Accepted Answer

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.

Question 6

Is the BDA Revised Master Plan 2031 in force for Bengaluru now?

Accepted Answer

No. The draft RMP 2031 was withdrawn by BDA in July 2020 after public opposition and has not been resubmitted or notified.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.

Question 7

Which Bengaluru corridors carry the highest risk of AG-zone fraud?

Accepted Answer

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.

Question 8

What is a Mutation Corridor and how does it affect FAR in Bengaluru?

Accepted Answer

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.

Question 9

Can I see the BDA Masterplan along with all the survey numbers?

Accepted Answer

Yes. On the 1acre map, you can load the BDA 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 .

97 Verified lands & plots for sale in the Bengaluru BDA Masterplan 2015 region.