APPROVALS
E-Khata and building plan approval in Bengaluru (2026): a homeowner's checklist
What to sort out before the architect starts: the e-Khata, the documents, the GBA plan application and Nambike Nakshe 2.0, and what Buildryt does and does not file.
Building approvals are not a paperwork add-on. They shape what can be built on a plot and should inform the plan from the beginning. The exact process and requirements depend on the property, its location and the current authority rules, so this is a homeowner’s orientation—not legal or planning advice.
Start with the property record
Before investing heavily in drawings, make sure the ownership, survey details and site records are understood. The design team needs accurate dimensions, road context, levels and a clear reading of the applicable planning framework. A mismatch between drawings and site reality creates expensive rework later.
What the approval conversation should cover
- Plot measurements, access road and orientation.
- Zoning and the applicable development controls.
- Setbacks, buildable envelope, height and parking implications.
- Architectural, structural and service drawings required for the application.
- Any site-specific requirements before work starts.
- The sequence from approved plan to construction and later completion documentation.
Keep one current drawing set
During design, versions multiply quickly. The plan used for approvals, structural coordination and site execution must be controlled. Changes that affect the sanctioned design should not be treated as a casual on-site adjustment. Record them, assess their implications and take the appropriate professional advice before proceeding.
Use official sources, not old screenshots
Rules and service processes change. For current information, begin with BBMP’s building-plan information and its published acts and byelaws, then confirm the requirements that apply to your specific site with your qualified project team.
Do not let approvals and design drift apart
A good workflow keeps them together. The home is designed around what can be approved; the approved information is coordinated with the build; and the completed work is documented properly. That discipline protects the client far more than a last-minute rush through forms.
Setbacks changed on 5 January 2026. See the official figures by plot size in our guide to setback rules in Bangalore.
Step 1: get your e-Khata in order
The e-Khata is the digital record of your property in the city's register. In Bengaluru it is issued through the e-Aasthi portal (bbmpeaasthi.karnataka.gov.in), now under the Greater Bengaluru Authority (GBA), which took over from BBMP in 2025. You need it before anything else, because the building plan application on the GBA portal asks for your e-Khata number.
Most applications ask for:
- The registered sale deed or title deed
- An encumbrance certificate (EC)
- The latest property tax receipt, with no arrears outstanding
- The owner's identity proof, usually Aadhaar
- For a plot with an existing building, the BESCOM account number
Check whether the property is an A-Khata or a B-Khata. A-Khata properties are fully regular. B-Khata properties carry an irregularity, such as an unapproved layout, and can be harder to get a plan sanctioned on. If yours is a B-Khata, take legal advice on conversion before paying for drawings.
Step 2: the building plan application
The application is made online by a registered architect, not by the owner. The architect prepares drawings that follow the zoning rules for your plot and submits them with your e-Khata number; ownership details are pulled from the e-Khata record. The authority checks the drawings and, if they comply, issues the sanction after you pay the fees.
In September 2026 the GBA launched Nambike Nakshe 2.0 for plots up to 50x80 ft. It checks the drawings against the building rules automatically and, for a compliant plan, the GBA says approval can come within about 30 minutes instead of two to three months. It works on trust: the owner and architect are responsible for an accurate submission, and false declarations attract penalties. Ask your architect whether your area is covered and whether your plan qualifies.
Step 3: rules the plan has to meet
- Setbacks. The table changed on 5 January 2026; see setback rules in Bangalore for the figures by plot size.
- Height. On plots up to 250 sq.m, the building can be up to 12 m tall, not counting a stilt floor.
- Rainwater harvesting. New houses on sites of 30x40 ft and above must have it, and BWSSB levies a penalty on properties without it.
- FAR and parking. Both depend on your zone and the width of the road in front; your architect confirms them before the floor plan is fixed.
Step 4: build to the approved plan
Keep the sanctioned drawings on site and build to them. Houses on plots up to 1,200 sq.ft in Bengaluru no longer need an occupancy certificate, and a June 2026 order is reported to raise that limit to 2,400 sq.ft. Either way, the house still has to match the approved plan, and banks, buyers and utility companies will ask for those drawings later.
What Buildryt does, and what it does not
We do not file statutory approvals ourselves. Your architect files them, and the government fees and deposits are paid by you. Our liaison team prepares and checks documents, follows up on plan sanction and on BESCOM and BWSSB connections, and designs your house to the rules for your plot from the first drawing, so the plan you approve is one that can be sanctioned.
Frequently asked questions
What is an e-Khata in Bangalore?
The digital record of a property in the city's register, issued through the e-Aasthi portal. It is needed for a building plan application, loans and utility connections.
Which documents do I need for an e-Khata?
Usually the registered sale or title deed, an encumbrance certificate, the latest property tax receipt with no arrears, and the owner's Aadhaar. Properties with a building also need the BESCOM account number.
Can I apply for building plan approval myself?
No. A registered architect submits the application online, using your e-Khata number.
What is Nambike Nakshe 2.0?
The GBA's online system, launched in September 2026, that automatically checks building plans for plots up to 50x80 ft and approves compliant plans quickly. The owner and architect are responsible for an accurate submission.
Is rainwater harvesting mandatory in Bangalore?
Yes, for new houses on sites of 30x40 ft and above. BWSSB charges a penalty on properties that do not have it.
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