Master plan · Karnataka
Master Plan of Bengaluru
See Bengaluru's master plan mapped on the ground, compare it with satellite imagery, and find the zone of your property — with the plan documents and the building rules that apply in Bengaluru.
See the mapped master plan
The Bengaluru plan sits at its true place on the map, from the whole planning area down to a single street.
Compare it with the ground
Drag the Compare divider across the plan, or fade it with the opacity slider, to check it against satellite imagery of what is there today.
Find the zone of your property
Search for your locality or landmark. The pin lands on the plan, and the colour under it is the land use the plan gives that ground.
Which plan applies in Bengaluru today
Bengaluru is still governed by the BDA's Revised Master Plan 2015 and its zoning regulations. The draft RMP 2031 was withdrawn in 2020 and never notified. Since 2025 the Greater Bengaluru Authority (GBA) and five city corporations run the core city. They amended the RMP 2015 zoning rules in January 2026 and the building bye-laws in May 2026. Separately, the BDA has started a new RMP 2041 for its peripheral area. Inside the city, the GBA city corporations approve building plans through the online plan approval system. Outside, the BDA or the local authority does.
The plans on our map
- Open on the map
Bengaluru 2031 Master Plan
- Open on the map
Bengaluru 2015 Master Plan
Master plan documents
The plans in force, the drafts and the maps, at the authority that publishes them.
Revised Master Plan 2015 (BDA): documents
in forceThe statutory master plan for the Bengaluru local planning area of about 1,300 sq km. It includes land-use maps, zoning regulations and planning-district reports, and remains the legal plan until a successor is notified.
Note: We could not open an official online copy. BDA's new site (bdakarnataka.in) loads only through scripts, and the old BBMP site did not respond. OpenCity is a civic data portal that mirrors the BDA documents.
Read the news reportdata.opencity.inNews report — no official copy was online
Revised Master Plan 2031 (draft): withdrawn
withdrawn in 2020; never in forceA draft successor to RMP 2015. The state withdrew it in 2020 after objections and litigation, so it has no legal effect.
Note: News report used because no official withdrawal notice was found online. The registry's 'bengaluru-2031' layer shows this unadopted draft.
Read the news reportdeccanherald.comNews report — no official copy was online
Revised Master Plan 2041: preparation started
in preparationBDA put the RMP 2041 out to tender in 2025. In 2026 it invited public input for 242 villages outside GBA limits. Planning for the GBA core city has not yet begun.
Note: Secondary news source. No draft plan has been published.
Read the news reportnammaward.inNews report — no official copy was online
Bangalore Development Authority (official website)
referenceBDA's official website.
Building rules in Bengaluru
What decides how much you may build, how far back from the road and how high: the rules of Karnataka and of Bengaluru itself, on top of the national codes below.
Bengaluru
Zoning Regulations of the Revised Master Plan 2015 (BDA)
The zoning rules that come with the master plan. They set the permitted uses in each zone, FAR, ground coverage, setbacks, height and parking. Together with the building bye-laws, they decide what can be built on a plot.
Note: India Code returned 403 or timed out when checked. An unofficial copy on the OpenCity portal loaded: https://data.opencity.in/dataset/bda-revised-master-plan-2015
Open the official sourceindiacode.nic.inThe official site did not answer when checked
Greater Bengaluru (Amendment) Regulations 2025: amended RMP 2015 zoning regulations
Changes to the RMP 2015 zoning rules for the GBA area: setbacks based on plot size, height caps for small plots, mechanical parking, and limits on dwelling units. The draft came out in November 2025 and the final version in January 2026.
Note: A mirror of the government notification on the OpenCity portal. The official GBA and BBMP sites could not be opened.
Read the news reportdata.opencity.inNews report — no official copy was online
Bangalore Mahanagara Palike Building Bye-laws 2003
The city's building bye-laws for licences, plan approval, structural safety and occupancy. They still apply, as amended.
Note: The BBMP site refused connections on both attempts. A NAREDCO copy (unofficial) loaded: https://www.naredco.in/notification/pdfs/Bangalore-Building-Byelaws.pdf
Open the official sourcesite.bbmp.gov.inThe official site did not answer when checked
Bengaluru City Corporation Building (Amendment) Bye-laws 2026
Amendments to the 2003 bye-laws, adopted by all five city corporations. They include a larger allowance for minor deviations from the sanctioned plan.
Note: A mirror on OpenCity. We could not reach official gazette copies. Check the exact deviation limits in the final text.
Read the news reportdata.opencity.inNews report — no official copy was online
Karnataka
Karnataka Town and Country Planning Act, 1961
The state law under which Karnataka's master plans and zoning regulations are made and amended.
Note: India Code timed out or returned 403 when checked. The PRS Legislative Research copy (unofficial) loaded: https://prsindia.org/files/bills_acts/acts_states/karnataka/1963/1963KR11.pdf
Open the official sourceindiacode.nic.inThe official site did not answer when checked
Karnataka RERA
Karnataka's RERA portal for checking registered projects, promoters and complaints.
National codes, everywhere in India
National Building Code of India 2016 (SP 7:2016)
The national model code for how buildings are planned, built and made safe. It covers structure, fire and life safety, plumbing, electrical work and accessibility, and states base their building rules on it.
Model Building Bye-Laws 2016
A template set of building bye-laws. States and cities adapt it into their own rules on setbacks, FAR, parking, green building and approval steps.
Real Estate (Regulation and Development) Act, 2016
Larger real-estate projects and agents must register with the state RERA. The Act sets builders' obligations and gives buyers a fast way to file complaints.
Harmonised Guidelines and Standards for Universal Accessibility in India 2021
Design standards that make buildings and public spaces usable by persons with disabilities, older people and children. The RPwD rules make them binding for many buildings.
Urban and Regional Development Plans Formulation and Implementation (URDPFI) Guidelines 2014
National guidance on preparing master and development plans. It includes the land-use categories and amenity standards that most state plans follow.
Eco Niwas Samhita 2018 (Energy Conservation Building Code - Residential)
An energy-efficiency code for homes. It limits heat gain through walls, roofs and windows, encourages daylight and ventilation, and states adopt it into their bye-laws.
NOCAS - Height clearance NOC around airports
The online system for getting the height No Objection Certificate needed for buildings near civil airports. The height allowed depends on how far the site is from the runway.
National Monuments Authority - NOC near protected monuments
Construction is prohibited within 100 m of a centrally protected monument, and within 300 m it needs NMA permission. This site handles those applications and publishes heritage bye-laws.
Indicative zoning norms · FAR, coverage, height
| Zone | FAR / FSI | Coverage | Height |
|---|---|---|---|
| Residential R1 (Low) | 2.25 | 50% | 15m |
| Residential R2 (High) | 3.25 | 60% | Unrestricted |
| Commercial C1 | 3.75 | 70% | Unrestricted |
| Industrial | 1.5 | 60% | 16m |
Indicative norms read off the published plan for Bengaluru 2031. Check the sanctioned document and the building rules above with BDA / BBMP before relying on them.
Questions about the Bengaluru master plan
Which master plan applies in Bengaluru today?
The Revised Master Plan 2015 is still the legal plan. The draft RMP 2031 was withdrawn in 2020, and RMP 2041 is only being prepared.
What changed with the Greater Bengaluru Authority?
In 2025 the GBA and five city corporations replaced BBMP. They now approve building plans, and they amended the zoning regulations in January 2026 and the building bye-laws in May 2026.
Who approves a house plan in Bengaluru?
Inside the city, the relevant GBA city corporation, through the online building plan approval system. Outside the city, the BDA or the local planning authority.
Is the 'Bengaluru 2031' map legally valid?
No. It shows the withdrawn 2031 draft and is useful only as a record of past proposals.
Indori Zameen is an informative platform, not an official record. Every link and status on this page was checked on 28 September 2026; plans and rules change by notification, so confirm with the authority — and a registered architect — before you buy or build.