Question 1

What is BIAAPA and which areas along NH-44 does it cover?

Accepted Answer

BIAAPA, the Bengaluru International Airport Area Planning Authority, administers land use across 228 villages surrounding Kempegowda International Airport under the Karnataka Town and Country Planning Act, 1961. Its jurisdiction covers Devanahalli, Yelahanka, Chikkajala, Doddaballapur, and the Nandi Hills region along and around the NH-44 corridor.

Question 2

What is a CLU and why is it mandatory for plots near NH-44?

Accepted Answer

CLU stands for Change of Land Use, issued by BIAAPA under the Karnataka Town and Country Planning Act, 1961. It formally converts agricultural land to residential, commercial, or industrial use. Without a CLU order, no BIAAPA building plan sanction is possible and any construction is legally liable for demolition, regardless of how long the structure has existed.

Question 3

What is the difference between a BIAAPA layout approval and a plot release order?

Accepted Answer

BIAAPA layout approval confirms the layout plan conforms to zoning and infrastructure norms. The release order is a separate document confirming the developer has met additional conditions and is authorised to sell individual plots. Both must be in the developer's possession before you sign any sale agreement.

Question 4

Are there height restrictions on plots close to Kempegowda International Airport on NH-44?

Accepted Answer

Yes. The BIAAPA Masterplan 2021 includes color-coded airport height restriction zones around the KIA runway. Parcels in restricted zones require a NOC from the Airports Authority of India before BIAAPA will sanction any building plan. Plots closer to the runway face stricter limits; those farther along the NH-44 corridor have more relaxed norms.

Question 5

Which planning authority governs land on Doddaballapur Road: BIAAPA or someone else?

Accepted Answer

Both, depending on the specific village. A 2017-18 delimitation moved approximately 257 villages of Doddaballapur taluk from BIAAPA's jurisdiction to the separate Doddaballapura Planning Authority at dbpurapa.in. For any parcel on Doddaballapur Road, verify the governing authority before relying on BIAAPA zone data.

Question 6

When will Namma Metro Phase 2B reach the airport on the NH-44 corridor?

Accepted Answer

Namma Metro Phase 2B, the Blue Line extension from KR Puram to Kempegowda International Airport, began construction in February 2022 and is currently expected to reach the airport around 2027. This timeline has shifted multiple times; do not price land exclusively on this trigger without verifying current construction progress.

Question 7

What documents must I check before buying any plot on the NH-44 corridor?

Accepted Answer

At minimum: the BIAAPA layout approval order with layout number, the separate BIAAPA plot release order, the CLU order confirming agricultural-to-use conversion, an A-Khata from the relevant local body, an encumbrance certificate from the Devanahalli or Yelahanka sub-registrar, and for airport-adjacent parcels, an airport authority NOC. All six. Not a subset.

Question 8

Can green-zone land near Yelahanka or Chikkajala on NH-44 be converted for residential use?

Accepted Answer

No. Green-zone classifications under the BIAAPA Masterplan 2021 cannot be converted for residential or commercial construction. No CLU application will succeed on a green-zoned parcel. If a broker is selling a plot in this belt as residential-ready, check the zone classification on the BIAAPA map at biaapa.tpa.gov.in before any further discussion.

160 Verified lands & plots for sale in the NH-44 - North Bengaluru region.