Building plan approval in Bengaluru: a simple guide for 2026

Before a single brick is laid, your house needs a sanctioned building plan. In Bengaluru this process has changed a lot in the last two years: it is now online, it depends on your e-Khata, and the city is governed by the Greater Bengaluru Authority (GBA) and its city corporations. This guide explains the process in plain language.

Rules and fees are updated from time to time. Always confirm the current requirements for your area with your architect or the official portal before applying.

Who approves building plans in Bengaluru?

Under the Greater Bengaluru Governance Act, 2024, the former BBMP area is now administered by the Greater Bengaluru Authority and the city corporations under it. Plans within these limits are filed through the official online plan approval system. Plots outside city limits, for example in parts of Devanahalli, Rajanukunte or Anekal, may fall under BDA, BMRDA or local planning authorities and panchayats, so check which authority covers your site first.

Step 1: get your e-Khata in order

Since 1 July 2025, an e-Khata has been mandatory for building plan approvals in the city. Before anything else:

• Check that your e-Khata has been issued and that the owner name, site dimensions and property ID are correct.
• Get any errors corrected before applying. Corrections are the most common cause of delay.
• Make sure property tax is paid up to date.

Step 2: documents you will usually need

• Sale deed or title deed of the property
• e-Khata certificate and extract
• Latest property tax paid receipt
• Encumbrance certificate
• Owner ID proof and photographs
• Architectural drawings prepared by a registered architect
• Structural drawings and stability certificate, where required
• Survey sketch showing site dimensions and road width

Step 3: prepare a plan that follows the bylaws

Your plan must respect the setbacks, floor area ratio (FAR), ground coverage and height limits that apply to your site. These depend on plot size, road width and the zone. A plan that ignores them will be rejected, or worse, approved for less than you build.

Our in-house architects prepare plans to local building codes as part of every construction package, so the design you approve is the design that can be sanctioned.

Step 4: apply online and pay the fees

Applications are filed on the online plan approval portal with the drawings and documents. For smaller independent houses, the Nambike Nakshe scheme, introduced in 2024, allows a faster, largely automated approval. Fees depend on the built-up area and are paid online. Once approved, you receive a sanctioned plan that you must follow on site.

Step 5: build as per the sanctioned plan

Deviations from the sanctioned plan, such as extra floors, reduced setbacks or a bigger footprint, can attract penalties and, in serious cases, demolition. They can also block your occupancy certificate (where required), bank loans and future sale. Keep a copy of the sanctioned plan on site and make sure your builder follows it.

Common mistakes that delay approval

• Mismatch between site dimensions in the deed, Khata and drawings
• Applying before e-Khata corrections are complete
• Plans that exceed FAR or ignore setbacks
• Missing structural details for multi-storey buildings
• Unpaid property tax or pending dues

After approval: other permissions

Temporary electricity, water and sanitary connections, and later the permanent connections, are applied for separately. Your builder should guide you on the timing so that work is not held up. Read our guide to house construction stages to see where each permission fits.

Frequently asked questions

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