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A Complete Guide for Property Owners, Builders & Developers
Published: January 6, 2026 | Document Reference: Government of Karnataka, UDD 235 MNJ 2025(E)
Effective Date: January 5-6, 2026

1.The Karnataka government has recently announced a major overhaul of building regulations for Bengaluru, covering the entire Greater Bangalore Area (GBA)—marking one of the most significant updates to the city’s zoning framework in recent years.

Effective January 6, 2026, the amended Zonal Regulations under the Revised Master Plan (RMP) 2015 introduce wide-ranging changes that will directly impact property owners, builders, developers, and real estate professionals across Bengaluru.

Whether you are planning to construct a new home on a 20×30 plot, renovate an existing property, or develop a larger residential project, understanding these updated regulations is no longer optional—it is essential for compliance, approvals, and long-term property value.

As a real estate company in Bangalore, HomeKeyz is committed to ensuring transparency and easy access to critical regulatory updates. These changes also have a direct influence on sale property in Bangalore, brokerage-free property transactions, and project feasibility for developers offering construction services in Bangalore.

At HomeKeyz, we believe that informed decisions lead to smarter investments. This comprehensive guide is designed to help homeowners, investors, and professionals confidently navigate the evolving regulatory landscape of the Greater Bangalore Area, while making the most of opportunities in Bengaluru’s dynamic real estate market.

 2. The Big Picture: Why These Changes Matter

 For years, GBA property owners have grappled with ambiguous setback norms, unclear height restrictions, and inconsistent approval processes. The new amendments address these pain points by introducing standardized, plot-size-specific regulations that bring clarity and consistency to urban development across the region. The changes reflect a deliberate policy shift toward: • Optimal land utilization for smaller plots where space is premium • Environmental sustainability through rainwater percolation and groundwater recharge • Livability standards ensuring adequate light, ventilation, and emergency access • Transparency and reduced discretion in approval processes

 3. Key Amendment 1: Relaxed Setback Norms

 For 20×30 ft Plots upto 60 sq.m Front: 0.7m | Side: 0.6m each | Rear: Removed. This change frees up precious square footage for buildable area. For 30×40 ft Plots 150 sq.m Front: 0.9m | Side: 0.7m (one side) | Rear: 0.7m. Enables efficient floor plans without excessive wasted open space. For Larger Plots (250–4,000 sq.m) Setback calculations now follow percentage-based formulas tied to plot depth, width, and building height. Plots exceeding 4,000 sq.m require uniform 5.0m setback on all sides.

 4. Key Amendment 2: New Height Restrictions

 Plots up to 250 sq.m: Maximum 12 meters (excluding stilt floor) = approx. 3–4 residential floors. The Stilt Floor Game-Changer: Stilt floors (up to 3 meters) are NOT counted toward total height. This means you can build stilt + 3 residential floors reaching ~15 meters without triggering stricter norms. Road Width Caveat: If adjacent road is less than 9 meters wide, max height drops to 15 meters (including stilt), irrespective of FAR.

 5. Key Amendment 3: Residential Density Limits

 Plot Size 200–360 sq.m: Max 6 dwelling units Plot Size 360–750 sq.m: Max 8 dwelling units Plot Size Above 750 sq.m: Unrestricted density All require minimum 9.0m road width.

 6. Key Amendment 4: Parking & Basement Rules 

Mechanized/Hydraulic Parking: Permitted without mandatory ramps for plots up to 6,000 sq.m. For plots exceeding 6,000 sq.m, provide minimum 6.0m-wide ramp in addition to lift. Why it matters: Eliminates costly ramps, enables efficient basement design, reduces construction costs by 10–15%. Basement Flexibility: For plots up to 4,000 sq.m, basement setback = minimum setback required OR 2.0m, whichever is less. Parking pits up to 3.0m deep permitted.

 7. Key Amendment 5: Environmental Safeguards

 Setback areas must remain unpaved and permeable. You cannot pave or hard-surface setback areas. These zones must allow rainwater to seep into the ground, supporting GBA’s groundwater recharge. Setback areas must be landscaped as gardens, open courts, or permeable surfaces.

 8. Key Amendment 6: Basement Restrictions 

Basements NOT permitted in: Flood-prone areas or low-lying areas as notified by competent authorities. Verify your plot’s flood risk classification with BBMP before finalizing purchases or construction plans.

 9. Implementation Timeline

 Immediately applies to: All new construction (not yet approved) Ongoing construction needing plan modifications Existing buildings seeking renovations For completed buildings: Grandfathered in if they comply with old regulations. No mandatory retrofitting unless modifying structure. Effective Date: January 5–6, 2026

 10. What Builders Should Do Now

 1. Audit existing plans: Review compliance with new setback and height rules. 2. Consult structural engineers: Optimize project economics with stilt provisions and mechanized parking. 3. Verify plot location: Confirm road width, flood classification with BBMP/BDA. 4. Plan for approvals: Expect 2–4 week processing delays.

 11. Checklist for Property Owners

 Plot Size & Area: Determine exact setback requirements Road Width: Verify abutting road width Flood Risk: Confirm with BBMP Zoning: Check master plan classification Height Feasibility: Calculate max permissible height Parking Strategy: Ramps vs mechanized solutions Setback Compliance: Plan permeable landscaping

 Common Mistakes to Avoid:

•  Not verifying road width
•  Ignoring setback percolation rules
•  Assuming basements always permitted
•  Overlooking neighbor property liability
•  Treating stilt floors as ‘free’ 

12. Industry Perspective

 Positive: “The amendments bring clarity. Developers can design with confidence.” — Urban Planning Expert “Elimination of rear setbacks is transformative for first-time homebuyers.” — 

Property Consultant Cautionary: Reworking designs means approval cycles and timeline slippage. Authorities need familiarization with new percentages and formulas. 

13. What’s Next for GBA Real Estate? 

1. Reducing discretion through explicit, standardized rules

 2. Enabling sustainable, efficient density in land-scarce regions

 3. Protecting environmental resources through mandatory percolation

 4. Improving livability through consistent standards 

Expect more clarity on parking norms, FAR revisions, and streamlined OC processes.

 14. How HomeKeyz Can Help 

Planning a project? As a trusted construction services in Bangalore partner, we provide comprehensive regulatory checklists and step-by-step approval workflows to ensure your development meets the latest norms.

Evaluating property? Our team verifies compliance with new zoning rules in Bangalore, helping you confidently assess sale property in Bangalore and brokerage-free property opportunities.

Managing portfolios? We continuously track regulatory changes and their impact, enabling investors and real estate professionals to make informed decisions in collaboration with a reliable real estate  company in Bangalore.

Documenting property details? Our platform keeps all records updated with the latest requirements, ensuring your property documentation is always accurate, compliant, and ready for construction, sale, or investment.

15. Quick Reference Tables 

Table 1: Setback Requirements 

Plot Size	Front	Side	Rear
20×30 ft (60 sq.m)	0.7 m	0.6 m	Removed
30×40 ft (150 sq.m)	0.9 m	0.7 m	0.7 m
250-4000 sq.m	Formula	Formula	Formula
Above 4000 sq.m	5.0 m	5.0 m	5.0 m

Plot Size	Max Height (excl. stilt)	Stilt Floor	Road <9m Impact
Up to 250 sq.m	12 m	3 m allowed	Max 15 m
250-4000 sq.m	RMP-based	3 m allowed	Max 15 m

 Conclusion

 The GBA’s 2025–2026 zoning amendments represent a watershed moment for Bengaluru’s real estate sector. They transform previously ambiguous regulations into a clear, standardized framework that balances developer economics with resident livability.

Whether you’re a first-time homeowner on a 20×30 plot, a commercial developer, or exploring sale property in Bangalore, these updated rules present both opportunities and responsibilities. Achieving success requires early, proactive compliance and a clear understanding of how these regulations affect your property.

Planning a construction project? Partner with trusted construction services in Bangalore to ensure your development aligns with the latest standards. Looking to sell or invest? Consult a real estate  company in Bangalore to evaluate brokerage-free property options and navigate the evolving market confidently.

Review your projects and properties against the new standards, consult qualified professionals, and align your plans with 2026’s regulatory reality.

For timely updates on GBA property regulations, sale property in Bangalore, and construction services in Bangalore, visit HomeKeyz—where we simplify the complex so you can build and invest confidently.