Guide · Approvals
BBMP plan sanction and khata, explained for homeowners
Before a single foundation is dug in Bangalore, your plot has to be in order and your drawings have to be sanctioned. This guide walks through the plan sanction process, the difference between A khata and B khata, the setback and FAR basics that decide how much you can build, and what NRIs in particular need to check first.
Residential architecture
Start with the title
Khata: A versus B, and why it comes first
Before you think about drawings, check what kind of khata your plot holds. A khata is the municipal account that records a property for tax and civic purposes, and in Bangalore the distinction between A khata and B khata decides what you can and cannot do next.
An A khata means the property is recorded as compliant with civic and revenue requirements. It is the one that lets you get a plan sanctioned, raise a home loan and sell cleanly. A B khata is a register kept mainly to collect property tax on properties that have not yet met all requirements. It is not a title, and you generally cannot get a fresh plan sanction on a B khata property until it is regularised into A khata. If you are buying a plot to build on, confirm the khata status and the chain of title with a lawyer before you commit. This is the single most common trap for buyers, and for NRIs relying on a photograph and a phone call.
The process
How plan sanction works, step by step
Clear the plot
Confirm A khata, clean title, an approved layout and up-to-date tax paid. Nothing else can proceed until this is sound.
Prepare drawings
A licensed architect or engineer prepares the sanction drawings to the setback, FAR and height rules that apply to your plot.
Apply and pay
The plan is submitted to BBMP with the required documents. Betterment charges, scrutiny fees and deposits are assessed and paid.
Sanction and build
Once the sanctioned plan and licence are issued, construction can begin, to be built exactly as approved for the occupancy certificate later.
The two dials
Setbacks and FAR: how much you can build
Two rules decide how much house your plot can legally hold. The first is setbacks, the open margins you must leave between your building and the plot boundary on the front, rear and sides. Setbacks grow with plot size and with building height, and they are why a large plot does not always mean a proportionally larger footprint. The tighter the plot, the more carefully these margins have to be planned so you do not lose usable space.
The second is floor area ratio, or FAR, which caps the total built floor area you may construct relative to the plot area. FAR and permissible height are set by the zoning regulations for your area. Together, setbacks and FAR are the two dials that turn a plot size into a real design brief. A good architect works within them from the first sketch rather than designing a house and discovering later that it cannot be sanctioned. If you are working with a standard site, our guides to 40x60 and 30x40 design show how these rules shape what is possible.
For NRIs
What to check before you build from abroad
An NRI can own non-agricultural residential property in Bangalore and build on it. The obstacle is rarely eligibility; it is presence. Plan sanction, contractor coordination and site sign-offs all happen on the ground, on Indian working hours. The usual solution is a power of attorney given to a trusted family member or professional who can sign and act locally, paired with an architect who runs the approval process and reports back with drawings, documents and site photos.
Before you buy or build, verify three things independently: the khata is A khata, the title is clean over its full chain, and the layout itself is approved. Do not rely on a seller's assurance. For agricultural land the rules are different and more restrictive, so treat any plot described as farm or agricultural land with particular care and take legal advice specific to your case. Our guide to building from abroad sets out what can be done remotely and what needs someone on the ground.
Questions
Common questions on sanction and khata
What is the difference between A khata and B khata in Bangalore? +
An A khata means the property is recorded as fully compliant with civic and revenue norms, and it lets you get a plan sanctioned, raise a home loan and sell cleanly. A B khata records a property that has not yet met all requirements; it exists mainly for tax collection and is not a title. You generally cannot get a fresh plan sanction on a B khata property until it is regularised.
Do I need BBMP plan sanction to build a house? +
Yes. Any new residential construction inside BBMP limits needs a sanctioned plan before you start. Building without one exposes you to penalties, demolition risk and problems later with occupancy certificates, loans and resale. The sanction is your legal permission to build to a specific set of drawings.
What are setbacks and FAR? +
Setbacks are the open margins you must leave between your building and the plot boundary on each side; they increase with plot size and building height. FAR, or floor area ratio, caps how much total floor area you may build relative to the plot area. Both are set by the zoning regulations that apply to your plot and together they decide how much house your site can legally hold.
Can an NRI get a plan sanctioned and build in Bangalore? +
Yes. An NRI can own non-agricultural residential property and build on it. The practical issue is presence: sanction, contractor coordination and site sign-offs happen on the ground in Bangalore. Most NRIs appoint a power of attorney to a trusted family member or professional to sign and act locally, and work with an architect who runs the approval and reports remotely.
What is an occupancy certificate and why does it matter? +
An occupancy certificate, or OC, is issued after construction confirming the building was completed in line with the sanctioned plan. It matters because it is often needed for utility connections, khata updates, loans and a clean resale. Building beyond the sanctioned plan can make the OC hard to obtain, so it is worth building to what was approved.
Please read
This guide is general information, not legal or regulatory advice. Building rules in Bangalore change. Khata classification, plan sanction procedure, setback and FAR norms, betterment charges and NRI property rules are set by BBMP, BDA and state and central authorities, and they are revised from time to time. Always confirm the rules in force on your date, for your specific plot and zone, with a qualified lawyer, chartered accountant and licensed architect or engineer before you buy, sanction or build. Figures, categories and procedures described here may have been updated after publication.
Related
Get the approvals right before you build.
Book a video consultation with the Principal Architect. We will look at your plot, its khata and its zoning, and map the path to a sanctioned plan.