APPROVALS & RULES
Setback rules in Bangalore (2026): the new table, by plot size
Bengaluru's setback table changed in January 2026. Here are the official figures, what they leave you to build on a 20x30, 30x40 or 40x60 site, and where FAR and the OC rules come in.
If you own a site in Bengaluru, read this before you fix a floor plan. On 5 January 2026 the Karnataka Urban Development Department replaced the setback table that decides how much of your plot has to stay open. For small plots the new figures are narrow: on a 30x40 site, the front setback is 0.90 m.
The figures below come from the notification itself: No. UDD 235 MNJ 2025(E), dated 5 January 2026, which amends the Zonal Regulations of the Revised Master Plan-2015 for Bengaluru and Greater Bengaluru. Search results still show plenty of older numbers, including some from the November 2025 draft, which was changed before it became final.
The new setback table
This is Table 8 of the regulations. It applies to buildings up to 12 m tall, not counting a stilt floor. Plot bands are in square metres, so work out your area in sq.m first; the sq.ft figures are our conversions.
| Plot area | Front | Rear | Sides |
|---|---|---|---|
| Up to 60 sq.m (about 645 sq.ft) | 0.75 m | None | 0.60 m on any one side |
| 60 to 150 sq.m (645 to 1,615 sq.ft) | 0.90 m | 0.70 m | 0.70 m on any one side |
| 150 to 250 sq.m (1,615 to 2,690 sq.ft) | 1.0 m | 0.80 m | 0.80 m on both sides |
| 250 to 4,000 sq.m | 12% of site depth | 8% of site depth | 8% of site width, both sides |
| Above 4,000 sq.m | 5 m | 5 m | 5 m |
One detail catches people out: the bands are by area, not by the name of the site. A 30x50 site is about 139 sq.m and sits in the 60 to 150 band. A 30x60 is about 167 sq.m, so it moves into the next band and needs a setback on both sides.
What it means for common Bengaluru sites
Here is the ground-floor footprint left after setbacks, for common site sizes. These are worked from nominal dimensions; your surveyed plot will differ slightly.
| Site | Area | Footprint after setbacks | Share of plot |
|---|---|---|---|
| 20x30 | 600 sq.ft (56 sq.m) | about 497 sq.ft | 83% |
| 20x40 | 800 sq.ft (74 sq.m) | about 615 sq.ft | 77% |
| 30x40 | 1,200 sq.ft (111 sq.m) | about 963 sq.ft | 80% |
| 30x50 | 1,500 sq.ft (139 sq.m) | about 1,240 sq.ft | 83% |
| 30x60 | 1,800 sq.ft (167 sq.m) | about 1,339 sq.ft | 74% |
| 40x60 | 2,400 sq.ft (223 sq.m) | about 1,880 sq.ft | 78% |
| 50x80 | 4,000 sq.ft (372 sq.m) | about 2,688 sq.ft | 67% |
That footprint is the most the setbacks allow. The staircase, wall thickness, a sump, ducts and the plot's FAR all take their share before you get a room. Our cost estimator works out this footprint for your plot and caps it at 75% for that reason, so a 30x40 is priced on 900 sq.ft and a 50x80 on about 2,688 sq.ft. We still check the real figure against your survey before quoting.
Height and floors
- On plots up to 250 sq.m, the maximum height is 12 m, not counting the stilt floor.
- Plots up to 250 sq.m stay on the Table 8 setbacks even at up to 15 m, including the stilt. Taller buildings on bigger plots move to Table 9.
- From 15 m to 21 m, including the stilt, the fire and life safety rules of the National Building Code apply in full.
- An open staircase can sit in the setback on plots up to 750 sq.m.
- The open setback strip should not be paved over, as far as possible, so rainwater can soak in.
- A basement can come within 2.0 m of the boundary, or the building setback if that is smaller, on plots up to 4,000 sq.m. The owner is responsible for any damage to the neighbour's property while digging it.
FAR: the limit the notification didn't change
The notification changes setbacks. It does not change FAR, the total floor area you can build relative to your plot. That still comes from the Revised Master Plan-2015 zoning tables and depends on your plot's zone and the width of the road in front of it. It also says the old ground-coverage limits no longer apply to plots up to 4,000 sq.m, so setbacks and FAR now decide the size of the house.
With smaller setbacks, FAR can become the limit before the setbacks do, especially if you want three or four floors. Ask your architect for the FAR that applies to your plot before the floor plan is fixed. If your plot is up to 250 sq.m and faces a road at least 9 m wide, development rights (TDR) and premium FAR can now be used to build more.
Occupancy certificate: when you may not need one
Section 241(7) of the Greater Bengaluru Governance Act, 2024 lets the government exempt some kinds of building from needing an occupancy certificate (OC). A 2025 order used it for houses on plots up to 1,200 sq.ft, built as ground plus two floors or stilt plus three.
A further order dated 5 June 2026 is reported to extend this to houses on plots up to 2,400 sq.ft, up to ground plus three floors. Confirm the current order with your engineer before you rely on it. Either way, the exemption does not remove the need for an approved plan. The house still has to match that plan and meet the setback and safety rules, and lenders and future buyers will ask for those drawings.
Before you draw: four checks
- Survey the plot as it actually is. Setbacks are measured from the real boundary, not the figure on the sale deed.
- Work out the area in sq.m and find your band. A plot just over 150 sq.m needs side setbacks on both sides.
- Confirm the width of the road in front. It decides your FAR, and whether TDR and premium FAR are open to you.
- Keep a copy of the approved plan with your agreement. Any builder you hire should be building to that drawing.
Planning approvals are covered step by step in our building plan approval checklist. For what a house on your plot costs, see house construction cost in Bangalore.
Frequently asked questions
What is the setback for a 30x40 site in Bangalore?
A 30x40 site is about 111.5 sq.m, so it falls in the 60 to 150 sq.m band: 0.90 m at the front, 0.70 m at the rear and 0.70 m on any one side, for a building up to 12 m tall excluding the stilt.
What is the setback for a 20x30 site?
A 20x30 site is about 55.7 sq.m. Plots up to 60 sq.m need 0.75 m at the front, no rear setback and 0.60 m on any one side.
When did the setback rules change?
The final notification, No. UDD 235 MNJ 2025(E), is dated 5 January 2026. A draft with different figures was published on 11 November 2025 for objections; the final version is the one that applies.
Do these setback rules apply in Mysuru?
No. The notification covers the local planning area of Bengaluru and Greater Bengaluru. Mysuru follows its own zoning regulations.
For the Mysuru setback table, coverage and FAR, see building a house in Mysuru.
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