Free tool
What can I build on my plot?
Enter your plot size to see the built-up area, floors and dwelling units permitted under the Greater Bengaluru (Amendment) Regulations 2026, and what that much construction costs.
How to read the result
The headline number is the maximum built-up area the rules allow, which is your plot area multiplied by the floor area ratio. In the Greater Bengaluru Area residential FAR is 1.75, and the January 2026 amendment left it unchanged. A 1,200 sq ft site therefore carries 2,100 sq ft of permitted construction, whether you build that as two generous floors or three modest ones.
The second number is how many dwelling units you may create, and that is where the 2026 amendment genuinely changed things. The third is what that much construction costs at current Bangalore package rates, so you can see the rules and the money in the same view instead of guessing an area and working backwards.
Why FAR decides your floors, not the height limit
The 2026 amendment raised residential height from 11.5 m to 15 m and excluded a stilt of up to 3 m from that measurement. Read on its own that sounds like permission for an extra floor, and much of the commentary treated it that way.
Do the arithmetic and it is not. Floors are FAR divided by ground coverage, and neither term depends on plot size. At FAR 1.75 and a realistic 60 to 75 percent coverage you get roughly 2.3 to 2.9 floors of built area, on a 20×30 site and on a 50×80 site alike. Height rules would permit five floors within 15 m. So on virtually every residential plot in the city, FAR runs out long before height does.
What the height change actually buys you is not floor area. It is taller rooms, a stilt that no longer eats your height budget, and easier compliance on a sloping site.
The four thresholds where the answer changes
| Plot area | What changes |
|---|---|
| Up to 150 sq m (about 1,615 sq ft) | Fixed minimum setbacks of roughly 0.6 to 0.9 m apply instead of the older proportional setbacks. A 30×40 sits inside this band. |
| Below 200 sq m | Apartments are not permitted. Single dwelling only, however many floors you build. |
| 200 to 359 sq m | Up to 6 dwelling units permitted. FAR is still 1.75 and is shared across all of them. |
| 360 sq m and above | No unit cap is reported for Ring I and Ring II. This is the least well documented part of the amendment, so verify it. |
A worked example
A 30×40 site is 1,200 sq ft, or 111.5 sq m. It sits under both the 150 sq m setback band and the 200 sq m apartment floor, so it is a single-dwelling plot with 2,100 sq ft permitted, costing roughly ₹44 L to ₹57 L at standard quality.
A 40×60 site is 2,400 sq ft, or 223 sq m. It clears the apartment floor, so up to six dwelling units are permitted. But FAR is still 1.75, so those six units share 4,200 sq ft, which is about 700 sq ft each before common areas, stairs and lift. Six units on a 40×60 is legal. Six comfortable units on a 40×60 is a different question, and it is the one nobody puts in the brochure.
What this tool does not include
Road width, zone and Ring all affect FAR and height in the bye-laws, and this tool does not read them. Airport and defence height clearances override city rules outright near Devanahalli and Yelahanka. Corner plots, sloping sites and existing structures change the answer again. Outside the Greater Bengaluru Area, at BIAAPA, BMICAPA, Anekal or Electronic City, a different framework applies entirely, so the tool declines to give a figure rather than quoting city numbers at you.
The cost figure covers construction only. Land, plan approval, deposits, betterment charges, loan interest and furnishing all sit outside it.
Common questions
Does the 2026 amendment let me add a floor?
Usually not. It gives you more height to work within, but FAR is unchanged at 1.75, so your total permitted floor area is exactly what it was before. If you were already building to your full FAR, the amendment gives you better proportions, not more house.
Can I really put six flats on a 40×60?
The unit count is permitted in that plot band, but the FAR is not increased to match. Six units means dividing 4,200 sq ft six ways. Most owners who run the numbers land on three or four larger units instead.
How do I know which authority covers my plot?
Your khata and your plan sanction name it. If your documents mention BIAAPA, BMICAPA, a planning authority or a panchayat rather than a city corporation, you are outside the Greater Bengaluru Area and the 2026 amendment does not apply to you.