Bengaluru couples FAR and ground coverage to BOTH plot size and abutting road width at once — the effective FAR is the lower of the plot-size tier and the road-width tier, per BDA Revised Master Plan 2015 Table 10 (G.O. No. UDD 540 BEM AA SE 2004, 22-06-2007).
Bruhat Bengaluru Mahanagara Palike (BBMP) / Bangalore Development Authority (BDA) · BDA Revised Master Plan 2015, Volume III (Zoning of Landuse and Regulations), Table 10 · last verified August 2026
What we hold for this sector
FAR (coupled plot-size × road-width, take the lower)
1.75 (≤360 sq m / ≤12m road) up to 3.25 (4,000–20,000 sq m / >30m road)
BDA Revised Master Plan 2015, Vol. III, Table 10 (Residential Main)
This table is White Warp's own primary-source correction to an earlier, wrongly-cited road-width-only table that was live in the engine (attributed to 'BBMP Bye-law 7.1', which does not actually set FAR). It is not yet wired into the engine's live scoring path — it is shown here as the corrected, cited figure, not the number the engine currently uses for cost projections.
Ground coverage (same coupled table)
75% (smallest tier) down to 50% (largest tier)
BDA Revised Master Plan 2015, Vol. III, Table 10
Setbacks (by plot size, sq ft)
1.0m all round (≤600 sq ft) up to 6.0/4.5/4.5/4.5m (>9,600 sq ft)
Max height
15m flat cap (G+3) without explicit BDA sanction
BBMP Building Bye-laws 2003 (amended 2020)
Construction rate
Karnataka PWD Common SoR for Buildings, Vol-2 2023-24 (masonry, plaster, flooring, sanitary)
Karnataka PWD Common Schedule of Rates for Buildings, Volume-2, 2023-24
Volume-2 (Buildings) is public; Volume-1, which carries core RCC/PCC/earthwork rates, is not publicly downloadable, so those specific activities fall back to CPWD DSR.
Worked example
Plot area
500 sq m (≈ 598 sq yd)
Road width
15 m
FAR used
2.25
Buildable area
1,125 sq m
Ground footprint
325 sq m
A 500 sq m Bengaluru plot fronting a 15m road: plot-size tier (360–1,000 sq m) gives FAR 2.25/coverage 65%; road-width tier (12–18m) independently gives the same FAR 2.25/coverage 65% here, so the coupled rule (take the lower) doesn't reduce it further. Buildable area = 500 × 2.25 = 1,125 sq m; footprint = 500 × 0.65 = 325 sq m.
Bruhat Bengaluru Mahanagara Palike (BBMP) / Bangalore Development Authority (BDA) isn't in the live FSI calculator dropdown yet (it covers Delhi, Gurugram, Noida and Chennai today) — the figures above are the same source-cited tables shown directly.
What's different about Bengaluru
Bengaluru is the only authority in this set where FAR is coupled to two variables at once and the LOWER of the two tiers governs — a large plot on a narrow road, or a small plot on a wide road, gets capped by whichever tier is stricter. Every other authority here keys FAR to one variable (plot size, or road width, never both simultaneously).
Beyond the base FAR shown, Bengaluru carries real additive levers this page does not model into the worked example: TDR up to +0.60× base on roads ≥12m, statutory Premium FAR under Karnataka T&CP Act s.18-B (a combined 0.6× ceiling with TDR), and FAR 4 absolute within 150m of a metro terminal — all separate paid/conditional workflows, not automatic entitlements.
Frequently asked
White Warp's cost engine currently prices Bengaluru off a single calibrated constant (median achieved FAR from RERA filings, 2.00) because that constant back-tests better against declared project costs. The Table 10 figures on this page are the actual statutory ceiling, correctly cited to BDA RMP-2015 — a different, and higher-confidence-on-paper, number than what the cost engine uses today. Both are shown honestly rather than picking one and hiding the other.
BBMP for inner-city plots; BDA for BDA-formed layouts (Rajajinagar, Jayanagar, Indiranagar, Koramangala, HSR Layout, BTM Layout and similar). A BDA-layout plot needs BDA Town Planning approval in addition to a BBMP commencement certificate.
Yes, through TDR (up to +0.60× base on roads ≥12m wide) or statutory Premium FAR under the Karnataka Town & Country Planning Act s.18-B, combined up to a 0.6× ceiling — both are separate, paid workflows on top of the base entitlement shown here.
Other sectors