Buying a Plot in Bengaluru: Approvals & Documents

Key takeaways

Identify the land type first: an approved layout site, a converted parcel, a revenue site and agricultural land carry very different risks.
DC conversion only changes land use; it is not layout approval, and it does not make individual sites legal.
The approving authority depends on the survey number's location, so 'BDA approved' must be checked against the actual approval and plot release.
A khata or e-Khata is a property tax record; it is not a title certificate.
Buildability needs separate checks: zoning, legal road width, lake and drain buffers, power lines and a real water source.

First, what kind of land is it?

Around Bengaluru, the word 'plot' covers very different legal products. Prices that look comparable often are not, because the risk underneath is different. Ask the seller which category the plot falls in, then verify it yourself.

Authority-allotted site: a site allotted by a development authority such as BDA. Check the allotment, any lease-cum-sale conditions and whether the absolute sale deed has been executed.
Site in an approved private layout: a developer converted the land, got the layout plan sanctioned, handed roads and parks to the local body, and received release of plots for sale.
Converted land without layout approval: the land has DC conversion, but the subdivision into sites was never sanctioned.
Revenue site: agricultural or converted land split into sites without layout approval, often sold with a panchayat record or B-khata. This is a legal risk category, not a cheaper version of an approved site.
Agricultural land: land still recorded for farming. Building a house usually needs conversion and approvals first.

Who approves the layout, and has your plot been released?

Layout approval comes from the planning authority that covers that survey number. Inside its planning area, that is the Bangalore Development Authority (BDA). Around it, local planning authorities under the Bangalore Metropolitan Region Development Authority (BMRDA) handle areas such as Anekal, Hoskote and Nelamangala. Near the airport, the Bangalore International Airport Area Planning Authority (BIAAPA) covers Devanahalli and surrounding villages. Farther out, district-level authorities apply. Being 'in a BDA area' does not mean a layout is BDA approved.

Ask for the approved layout plan with its approval number and date, and match your plot number, dimensions and road on it. Authorities usually release plots for sale in stages, as the developer completes roads, drains and other works. Ask for the release order that covers your specific plot. For a developer layout, also ask for the relinquishment deed that hands roads and parks to the local body, and any joint development agreement between the developer and the original landowners. If the layout is large enough, it must also be registered with Karnataka RERA, so check that registration too.

Which authority covers which area?

Bengaluru's planning map works like rings. The authority that governs a piece of land decides whether it's legal, whether a bank will lend on it, and how easily it will resell.

BDA (Bangalore Development Authority) is the master planner for the Bangalore Metropolitan Area: the urban core and the ring just outside it. It develops its own layouts, such as HSR Layout, Banashankari, Anjanapura and Arkavathy. The city corporation (BBMP, now under the Greater Bengaluru Authority) isn't a planning authority. It maintains areas once layouts are handed over, collects property tax and issues e-Khata.

BMRDA (Bangalore Metropolitan Region Development Authority) is an umbrella body covering about 8,005 sq km across Bengaluru Urban, Bengaluru Rural and Ramanagara districts. BMRDA frames the guidelines but doesn't sanction individual residential layouts. That's done by its local planning authorities (LPAs). A plot advertised as 'BMRDA approved' without naming the LPA is a major red flag.

BIAAPA (Bangalore International Airport Area Planning Authority) is a specialised LPA for the airport growth corridor. It covers most of Devanahalli taluk, more than 228 villages, reaching parts of Vijayapura and northern Yelahanka. It has stricter zoning and commercial clearances, and buildings need an airport height NOC.

Anekal Planning Authority (APA): Anekal, Attibele, Sarjapur and the southern corridors towards the Tamil Nadu border
Hoskote Planning Authority (HPA): Hoskote town and the eastern growth corridors
Nelamangala Planning Authority (NPA): Nelamangala and the Tumakuru Road highway belt
Kanakapura Planning Authority (KPA): Kanakapura and the south-western suburban belt
Doddaballapur Planning Authority (DPA): Doddaballapur and the rural industrial areas north of the city
Magadi Planning Authority (MPA): Magadi town and the rural areas to the west
STRR Planning Authority: the buffer corridor along the Satellite Town Ring Road
Ramanagara and Channapatna urban development authorities: the Bengaluru–Mysuru highway towns
KIADB: designated industrial areas, tech parks and SEZs only. Look for KIADB sanction when buying industrial or commercial plots.
Gram Panchayats cannot approve residential layouts. 'Panchayat approved' plots are usually unconverted revenue sites that won't get an e-Khata and are rarely financed by public-sector banks.

Title: RTC, mutation, EC and the 30-year chain

Title means the legal right to own and sell. You need an unbroken chain of ownership, usually traced over about 30 years, showing how the land passed from one owner to the next by sale, gift, partition or inheritance.

The RTC (Record of Rights, Tenancy and Crops, also called pahani) shows the recorded holder and extent of agricultural land, and is available on the Bhoomi land records portal. The mutation register shows how and when the recorded owner changed. An encumbrance certificate (EC) from the Kaveri registration portal lists registered transactions on the property for the period you request.

Know the limits. An EC shows only registered documents. It will not show unregistered agreements, family claims or most court cases. Also check whether the land was ever granted land (restricted under Karnataka's PTCL law for SC/ST grants), inam land, or covered by an acquisition notification. If the land came through inheritance, every legal heir should be part of the sale or have properly released their share.

DC conversion is not layout approval

DC conversion is an order from the Deputy Commissioner allowing agricultural land to be used for a non-agricultural purpose, such as residential use, under the Karnataka Land Revenue Act. Read the order itself. Check the survey number, extent, permitted use and any conditions.

Conversion only changes the land's use. It does not approve roads, parks, plot sizes or the division into individual sites. A converted parcel split into sites without a sanctioned layout is still an unapproved layout. Conversion procedures in Karnataka have been simplified in recent years, so ask your lawyer what the current rule requires for your parcel instead of relying on older advice.

Khata, e-Khata and B-khata: what they prove and what they do not

A khata is the property's entry in the local body's tax register. It identifies the property and the person paying tax. Inside Bengaluru city limits, A-khata has meant a property that complies with planning rules, while B-khata was a separate register for properties with irregularities, such as sites in unapproved layouts. Banks are often cautious about lending against B-khata properties, and building plan sanction can be difficult.

e-Khata is the digitised khata now required for registering property within the city's municipal limits. Outside the city, gram panchayat properties are recorded through the state's e-Swathu system. The city's civic structure has also been reorganised under the Greater Bengaluru Authority, so check which corporation and portal handles your property.

None of these is proof of clear title, proper conversion or a sanctioned layout. Treat a khata as one check among several, and confirm its current status on the official portal yourself.

Can you actually build on it?

A plot is only useful if you can get a building plan sanctioned and live there. Check these before you pay an advance.

Zoning: the master plan land use for the parcel must allow residential building.
Road access: a legal public road, not just a track across someone else's land. Measure its width, because width affects what you can build.
Setbacks and floor area rules: the plot's size and shape must allow a practical house after mandatory open spaces.
Buffers: lakes and primary storm-water drains (rajakaluves) have no-build buffer zones. High-tension power lines, railway lines and highways also restrict construction.
Height limits near the airport, which can be checked with the Airports Authority of India's online height clearance system.
Road widening or acquisition: check whether a proposed road or project passes through or beside the plot.
Utilities: a real water source, power connection and a plan for sewage.

Checks on the ground

Paper and ground must match. Hire a licensed surveyor to measure the plot and compare it with the survey sketch and approved layout. Check the boundary stones, corner markers and the neighbour's fence.

Visit at least twice, including once after heavy rain. Look at the land's slope, drainage, standing water, soil, and how the approach road behaves in the monsoon. Talk to neighbours and the nearest shops about water, power cuts and any disputes. Check whether anyone is using or occupying the land.

In a developer layout, check whether roads, storm drains, streetlights, water lines and power lines actually exist on the ground, not only in the brochure. Authorities tie plot release to these works, and unfinished infrastructure is a sign to slow down.

Paying the advance safely

Do not pay a token on the first visit. Take copies of documents first, have them reviewed, and only then sign an agreement.

The sale agreement should list the documents the seller must produce, set a deadline, and give you a full refund if title or approvals turn out to be defective. Pay only by bank transfer to the accounts of the people named as owners. The final sale deed must be registered at the sub-registrar's office, after which you apply to transfer the khata into your name.

Plan for taxes and fees. Stamp duty and registration fees are charged on the higher of the sale price and the government guidance value, so check the current rates and the guidance value for that survey number on the official registration portal. If the price is ₹50 lakh or more, you must also deduct tax at source (TDS) from the payment and deposit it with the income tax department; the rate is higher when the seller is a non-resident.

Get an independent property lawyer's written title opinion before you pay anything significant. It is a small cost against the price of a plot you cannot use or sell.

Checklist

Note the survey number, village, taluk and planning authority on day one.
Get the seller's title deeds covering about 30 years, plus the mother deed.
Download the RTC and mutation records from the Bhoomi portal.
Get an encumbrance certificate from the Kaveri portal for the full title period.
Read the DC conversion order and match survey number, extent and use.
Get the approved layout plan with approval number and match your plot on it.
Ask for the release order covering your specific plot.
Check Karnataka RERA registration if the layout is a plotted project.
Verify the khata or e-Khata status on the official portal.
Check for granted land, inam land and acquisition notifications.
Confirm master plan land use and legal road access and width.
Check lake, drain, power line and airport height restrictions.
Have a licensed surveyor measure the plot against the sketch.
Confirm a real water source and power connection route.
Get a lawyer's written title opinion before paying a significant advance.
Name of the local planning authority that sanctioned the layout (not just 'BMRDA approved'), with approval number and date
Walk away from plots sold with only 'Panchayat approval'

Frequently asked questions

How do I check if a plot is BDA approved?

Ask for the layout approval number and approved plan, and verify them with BDA or on its official website. Match your plot number and dimensions to the approved plan, and ask for the release order covering your plot. A brochure claim or a location inside the BDA area is not proof.

Is DC conversion enough to buy a plot?

No. DC conversion only allows the land to be used for non-agricultural purposes. Individual residential sites also need a sanctioned layout from the correct planning authority, release of the plot and a valid khata. A converted parcel divided without layout approval is still an unapproved layout.

Is it safe to buy a B-khata plot in Bangalore?

B-khata properties carry more risk, because the register was meant for properties with planning irregularities. Banks are often reluctant to lend against them, and building plan sanction or resale can be harder. Rules on regularisation have changed in recent years, so check the current position with the city corporation and a lawyer.

Does e-Khata mean the property has clear title?

No. e-Khata is a digital record in the municipal tax register that identifies the property and the taxpayer. It does not certify the ownership chain, conversion or layout approval. You still need a title search and a lawyer's opinion.

How many years of EC should I check for a plot?

Buyers and lawyers commonly check about 30 years of encumbrance records, matched to the title chain. Remember that an EC lists only registered transactions. It will not show unregistered agreements, family claims or most court cases.

What is the difference between BDA and BMRDA approval?

BDA is the planning authority for the Bangalore Metropolitan Area and approves layouts there directly. BMRDA covers the wider region (Bengaluru Urban, Bengaluru Rural and Ramanagara districts) but doesn't sanction individual layouts itself. Its local planning authorities, such as Anekal, Hoskote, Nelamangala or BIAAPA near the airport, do. So a genuine approval outside the BDA area should name the specific authority, with an approval number and date.

Related area guides

Growth corridor

Devanahalli

Airport-side land market; long holds, thin services, uneven demand.

Apartments: ₹8,008–11,680/sq ft

Read the guide →Growth corridor

Anekal

Low-cost south-fringe plots; check approvals and water very carefully.

Apartments: ₹5,898–9,669/sq ft

Read the guide →Growth corridor

Doddaballapur

Industrial town and a separate road belt; know which one.

Apartments: ₹7,300–10,100+/sq ft

Read the guide →

Official sources

This guide is general information, not legal or tax advice. Rules and rates change; confirm on the official portal and with an independent property lawyer before you pay.

Buying a plot in Bengaluru: the approvals and documents that matter