What can you build on your plot?
Pick your plot size. See your setbacks, floor area and how many floors fit — drawn to scale in 3D.
You can build up to
0 sq ft
in total · FAR 1.75
- Each floor
- 0 sq ft
- Height allows
- –
- Height
- 0 m of 12
Checking your plot…
Indicative, based on Table 8 of the January 2026 rules (see the official documents). Your zone, plot shape and final drawings decide the sanctioned plan.
How your floors add up
FAR, not setbacks, decides how much floor area you can build. Here is your plan against the FAR budget, floor by floor.
Homes we've built in Bengaluru
Same rules, same kind of plots. This is what the numbers above turn into.
Your price is set at our Experience Centre, not on a website
A per-sq-ft number online can't see your soil, your road or the finishes you'll love. Bring this drawing to our Jayanagar studio and leave with a plan made for your plot.
- Touch every finishFlooring, fittings, windows and paint for each My Home Package™ tier, side by side.
- Watch a live siteSee real projects on My Home Dashboard™ — daily photos, milestones and approvals.
- Get your plot checkedAn architect reviews setbacks, FAR and floors for your exact site. Your price is fixed after a free site assessment.
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Structural material quantities for your plan
Rough quantities for the floor area in your plan, using standard civil engineering thumb rules. Your itemised BOQ comes with your architectural plan.
- TMT steel (Fe500D / Fe550D)
- 0 tonnes
- Cement (OPC 53 / PPC)
- 0 bags of 50 kg
- M-sand (Concrete & Plastering)
- 0 cft
Setback rules in Bengaluru (2026)
Since 5 January 2026, setbacks for houses up to 12 m tall depend on plot area. These are the figures in Table 8 of the amended zonal regulations.
| Plot area (sq m) | Typical site | Front | Rear | Sides |
|---|---|---|---|---|
| Up to 60 | 20×30 | 0.75 m | Nil | 0.60 m on any one side |
| Above 60 up to 150 | 30×40, 30×50 | 0.90 m | 0.70 m | 0.70 m on any one side |
| Above 150 up to 250 | 40×60 | 1.0 m | 0.80 m | 0.80 m on both sides |
| Above 250 up to 4,000 | 50×80 and larger | 12% of site depth | 8% of site depth | 8% of site width, both sides |
Height, FAR and road rules
- Height: plots up to 250 sq m may go to 12 m, excluding the stilt floor. Taller buildings on larger plots use height-based setbacks (Table 9).
- Coverage: for plots up to 4,000 sq m there is no separate ground-coverage cap. The setbacks decide it.
- FAR by plot size & road width (RMP-2015, Table 10 & Reg 3.4, Residential Main): base FAR is 1.75 (plots up to 360 sq m & roads up to 12 m), rising to 2.25 (360–1,000 sq m on 12–18 m roads), 2.50 (1,000–2,000 sq m on 18–24 m roads), 3.00 (2,000–4,000 sq m on 24–30 m roads), and 3.25 (>4,000 sq m on >30 m roads); the narrower/smaller threshold applies.
- Premium FAR & TDR (UDD 78 MNJ 2024(E), 21 Feb 2025): roads 9–12 m allow +20% Premium FAR (TDR: nil); 12–18 m roads allow +30% Premium FAR (+10% TDR = +40% total); >18 m roads allow +40% Premium FAR (+20% TDR = +60% total).
- Roads under 9 m: the building is capped at 15 m including the stilt floor, and separate flats, Premium FAR or TDR are not allowed.
- Setback area should stay unpaved, as far as possible, so rainwater soaks in. Open staircases are allowed in it on plots up to 750 sq m.
The official documents
Every number in this calculator comes from these government documents. Open them and check.
Where each number comes from
| In the calculator | Value used | Source |
|---|---|---|
| Setbacks by plot area | Table 8 bands: up to 60, 60–150, 150–250, 250–4,000, above 4,000 sq m | Notification of 5 Jan 2026, Table 8 |
| Height | 12 m excluding stilt, for plots up to 250 sq m (Table 9 above 250 sq m & 12 m) | Notification of 5 Jan 2026 |
| Ground coverage | No separate cap up to 4,000 sq m — setbacks decide it (Note 4) | Notification of 5 Jan 2026 |
| Base FAR (Res. Main) | 1.75 (≤360 m² & ≤12 m road) up to 3.25 (>4,000 m² & >30 m road), governed by plot & road | RMP-2015 Zonal Regulations, Table 10 & Reg 3.4 |
| Premium FAR & TDR | None <9 m; +20% (9–12 m); +30% + 10% TDR (12–18 m); +40% + 20% TDR (>18 m) | Notification UDD 78 MNJ 2024(E), 21 Feb 2025 |
| Roads under 9 m | 15 m including stilt; no separate flats or Premium FAR/TDR | 2025–2026 UDD Amendments |
Worked examples: 20×30 to 50×80
| Site | Front / rear / side | Footprint | FAR area (road up to 12 m) |
|---|---|---|---|
| 20×30 | 0.75 m / nil / 0.60 m one side | 497 sq ft (83%) | 1,050 sq ft |
| 30×40 | 0.90 m / 0.70 m / 0.70 m one side | 963 sq ft (80%) | 2,100 sq ft |
| 30×50 | 0.90 m / 0.70 m / 0.70 m one side | 1,240 sq ft (83%) | 2,625 sq ft |
| 40×60 | 1.00 m / 0.80 m / 0.80 m both sides | 1,880 sq ft (78%) | 4,200 sq ft |
| 50×80 | 2.93 m / 1.95 m / 1.22 m both sides | 2,688 sq ft (67%) | 7,000 sq ft |
Indicative only. Based on the Zonal Regulations of RMP-2015, amended by notification UDD 235 MNJ 2025(E) dated 5 January 2026. Your zone, road width, plot shape and drawings can change these numbers; the sanctioned plan is final. Rules last reviewed 12 November 2026. See also our plan sanction guide.
Questions people ask
What is the setback for a 30×40 site in Bangalore?
A 30×40 site is about 111 sq m, so it falls in the 60–150 sq m band of Table 8: 0.90 m in front, 0.70 m at the rear and 0.70 m on any one side. The other side can be built up to the boundary. That leaves a ground footprint of about 963 sq ft.
Is a rear setback needed for a 20×30 site?
No. Plots up to 60 sq m (a 20×30 site is about 56 sq m) need no rear setback under the January 2026 rules. They need 0.75 m in front and 0.60 m on any one side.
How many floors can I build on a 30×40 site?
Height is capped at 12 m excluding a stilt floor, which allows stilt plus about four floors at 3 m each. In practice FAR runs out first: on a road up to 12 m wide the FAR is 1.75, so a 30×40 site gets about 2,100 sq ft of FAR area — for example two full floors of 963 sq ft, or three floors of about 700 sq ft each.
How does the road in front change what I can build?
In Residential (Main) zones under RMP-2015 Table 10, both plot size and road width govern base FAR: plots up to 360 sq m have a base FAR of 1.75, rising to 2.25–3.25 for larger plots on 12 m to >30 m roads. Under the Feb 2025 policy (UDD 78 MNJ 2024(E)), roads over 9 m unlock tiered additional FAR: +20% Premium FAR (9–12 m), +30% Premium FAR + 10% TDR (12–18 m), and +40% Premium FAR + 20% TDR (>18 m). Roads under 9 m are capped at 15 m including stilt with no Premium FAR or separate flats.
How many flats can I build on a 30×40 site?
Separate flats need a road at least 9 m wide. Under the January 2026 changes, reports say a 30×40 site can have up to four kitchens (separate homes) and a 60×40 site up to six. The exact number depends on plot size and area, so we confirm it for your site.
Can I build anything in the setback area?
On plots up to 750 sq m an open staircase is allowed in the setback. The setback area should stay unpaved, as far as possible, so rainwater can soak in. Basement ramps and setbacks follow separate clauses.
Is stilt parking counted in the 12 m height limit?
No. For plots up to 250 sq m the 12 m limit excludes the stilt floor. Buildings from 15 m up to 21 m including stilt must strictly follow National Building Code fire and life safety provisions.
Do I need an occupancy certificate for a house on a 1,200 sq ft plot?
A Greater Bengaluru Authority order of September 2025 exempts houses on plots up to 1,200 sq ft (ground + 2, or stilt + 3) from the occupancy certificate. You still need an approved building plan, and the house must follow the setback and safety rules.