Buying a plot in Bengaluru feels like the hard part.
In reality, the real risk starts when you begin construction.
Every year, thousands of plot owners face plan rejections, stop-work notices, or loan issues—not because the plot is illegal, but because it is not buildable under current rules.
Before you design, spend, or construct, go through these 7 non-negotiable legal checks.
What Does “Buildable” Actually Mean?
A buildable plot is one that:
- Falls under the correct authority
- Meets minimum road and access rules
- Allows setbacks and height as per bye-laws
- Can receive plan approval, loan approval, and Occupancy Certificate (OC)
Anything less is a long-term liability.
1️⃣ Jurisdiction Check: Who Controls Your Plot?
Before anything else, confirm whether your plot is under:
- BBMP
- BDA (layout level)
- Gram Panchayat
Why this matters:
- The authority decides setbacks, height limits, and approval process
- Panchayat approvals can become invalid later
👉 This is the first check Liza Homes performs on every project.
2️⃣ Road Width & Legal Access
Road width is one of the top reasons for plan rejection in Bengaluru.
You must verify:
- Actual road width on site (not just on paper)
- Whether the road is government-recognized
- If access is direct or via a private passage
No matter how big your plot is, insufficient road width can kill the project.
3️⃣ Khata Type & Issuing Authority
Khata determines legality and future safety.
Check:
- Is it BBMP A Khata?
- Is it a B Khata (regularisation required)?
- Is it a Gram Panchayat Khata?
Why it matters:
- Banks may reject loans
- OC issuance can become impossible
- Resale value drops sharply
4️⃣ Land Use & Zoning Confirmation
Your plot must be zoned for residential use.
Verify:
- Residential zone in the Master Plan
- Conversion order (if land was agricultural)
- Any future road widening or reservation
Many owners discover zoning issues after construction starts—when it’s too late.
5️⃣ Setback Feasibility (Not Just Plot Size)
This is where most people get trapped.
A plot may look large enough, but:
- Required setbacks may leave no usable footprint
- Neighbouring violations don’t make yours legal
- Corner plots have different rules
Always check:
- Front, side, and rear setback feasibility
- Ground coverage limits
- FAR/FSI as applicable
6️⃣ Height Restrictions & Floor Limits
Your dream G+2 or G+3 may not be allowed.
Height depends on:
- Road width
- Plot size
- Zoning rules
- Fire safety norms
Building extra floors without approval can lead to:
- Penalties
- Partial demolition
- OC rejection
7️⃣ Utility & Drainage Clearance
This is often ignored until construction halts.
Confirm:
- Storm water drain alignment
- Sewer line clearance
- BWSSB or local utility constraints
Encroachments—even unintentional—can result in stop-work orders.
Common Mistakes Plot Owners Make
- Trusting brokers instead of documents
- Assuming “neighbours have built, so it’s fine”
- Designing before legal verification
- Ignoring future resale and loan safety
These mistakes cost time, money, and peace of mind.
How Liza Homes Verifies Plot Buildability
At Liza Homes, we:
- Verify jurisdiction and zoning first
- Cross-check road width and access
- Test setback feasibility before design
- Ensure plan, loan, and OC compatibility
- Design only after legal clearance
That’s why our projects don’t face last-minute surprises.
Final Advice for Plot Owners
Before you spend on:
- Architects
- Contractors
- Construction materials
👉 Confirm your plot is truly buildable.
It’s the smartest investment you’ll make.
Frequently Asked Questions
How do I know if my plot is buildable in Bengaluru?
You must verify jurisdiction, road width, Khata type, zoning, setbacks, and height rules before construction.
Can a plot be legal but not buildable?
Yes. Many legal plots fail setback, road width, or zoning rules.
Is Gram Panchayat approval enough to build?
It is risky and may cause loan, OC, and resale issues later.
Who approves building plans in Bengaluru?
In most cases, BBMP approves individual house construction plans.