New setback rules: How much space to leave around your Bengaluru home Bengaluru-News News

Last updated:07 January, 2026, 12:45 IST

Along with this shock reform comes another long-awaited step. The state government has announced an online process for owners of B Khata properties to apply for conversion to A Khata.

For years, building a home on a small site in Bengaluru has felt like solving a puzzle with half the pieces missing. Strict setback rules meant homeowners had to leave large tracts of land unused, even on compact plots where every square foot counts.

Many have had homes redesigned multiple times or remain quietly concerned about bylaw violations. Now, the long-running tension point is finally subsiding.

In a major move, the Greater Bengaluru Authority and the Urban Development Department have issued a final notification that significantly relaxes the setback norms for residential plots up to 1500 square feet. The changes apply not only to new construction but also to existing buildings, making it one of the most practical improvements for middle-class homeowners in recent years.

Why do setback rules matter so much?

Setback refers to the mandatory open space that must be left around a building for ventilation, safety and accessibility. Until now, even small plots had to be left with about a meter of space on all sides, often making construction on sites like 20×30 or 30×40 extremely difficult.

The amended rules aim to correct that imbalance by recognizing a simple reality. Bengaluru’s plots were shrinking, but its rules were still treating every house as if it were located on a larger site.

Biggest relief for small plots

Owners of very small sites are among the biggest winners. For plots up to 600 square feet, the changes are dramatic. No need for rear setback anymore. At the front, only 0.75 meters need to be left, and on the sides, only about 0.6 meters of setback is needed on one side.

Previously, about a meter had to be left all around, which often meant sacrificing usable living space. With this relaxation, small plot owners finally get flexibility in planning rooms, stairs and kitchens without getting bogged down in bylaws.

What changes for 1200 sq ft sites

For medium-sized plots of around 1200 square feet, the government has also relaxed restrictions. The earlier rule of leaving 1.5 meter open space has been reduced.

These sites can now go up to four storeys, including stilt parking and three residential floors, as long as the overall height remains within 12 metres. For families planning rental units or multi-generational homes, this opens up new possibilities without inviting legal trouble.

Setback rules as per plot size

Instead of a rigid formula for all, the new notification introduces a hierarchical system based on plot area. This is the clearest way to understand what the new norms mean on the ground.

Setback rules as per plot size as per new GBA notification

For most Bengaluru home owners, especially those with 20×30 and 30×40 sites, this table spells relief at a glance. Smaller plots now require much less open space around the house, meaning more usable built-up area without changing the rules.

More freedom in design

Another big positive aspect is the flexibility in manufacturing facilities. Homeowners with plots up to 750 square meters can now create open stairs within setback areas, which was earlier discouraged.

Rules surrounding ramps have also been relaxed, allowing property owners to build ramps within setbacks or even install car lifts to move vehicles between floors. In a city where parking space is a daily headache, this is a quiet but important upgrade.

Relief possible from CC and OC

The government is also considering exempting small sites up to 1200 sq ft from the requirement of obtaining commencement certificate and occupancy certificate, provided the ground floor is strictly reserved for parking.

If fully implemented, it could remove a major bureaucratic hurdle for thousands of homeowners, who often struggle more with paperwork rather than construction.

B Account an incentive for property owners

Along with this shock reform comes another long-awaited step. The state government has announced an online process that allows owners of B Khata properties to apply for conversion to A Khata.

For many families, this isn’t just a legal update. This means better access to bank loans, easier resale and long-term peace of mind about the condition of your property.

Why this matters to everyday families in Bengaluru

For the average homeowner, this improvement isn’t about policy language or information. It’s about space, cost and mental relief.

Smaller setbacks mean more usable rooms and better layouts. Clear rules mean that minor deviations are less likely to be labeled a violator. And the relaxation of norms means families can finally plan homes with confidence rather than fear.

In a city where land is expensive and plots are getting smaller, this change could quietly reshape the way we build our homes in Bengaluru. Less wasted space. Less legal gray zone. And a rare moment when regulation actually feels like it’s working for the people who live under it.