Bangalore plots — a buyer's map of BDA, BMRDA and BIAPPA zones
Plots · Bangalore
Bangalore plots — a buyer's map of BDA, BMRDA and BIAPPA zones
Bangalore has three planning authorities sitting on top of each other. Whether your plot is "BDA", "BMRDA approved", or "BIAPPA approved" changes the legal end-state, the khata timeline, and the resale premium by a factor of two. This hub ranks the 15 layouts we have reviewed most seriously in 2026 and tells you which authority actually signed off.
Which authority applies to your Bangalore plot
BBMP core — BDA. Outer belts inside Bangalore Metropolitan Region (roughly 18 km from BBMP edge) — BMRDA. North Bangalore airport belt (Devanahalli, Bagalur, parts of Chikkaballapur) — BIAPPA. Sales offices routinely swap these labels. Don't.
- BDA layouts — cleanest title, rarely sold by private developers (mostly auction/allotment).
- BMRDA layouts — private-developer product. Khata-A typically lags 2–3 years after registration.
- BIAPPA layouts — airport funnel rules, height caps, usage restrictions. Check before buying.
- Gram-panchayat "approved" — not an approval in planning-law sense. Skip unless also BMRDA/BIAPPA.
Top 15 Bangalore layouts — Brickplot score
Scores are on our 6-axis plot-weighted scale (Legal 25%, Location 20%, Price 20%, Developer 15%, Infra 15%, Amenities 5%). Full review of each layout is linked.
| # | Layout | Locality | Authority | Developer | PSF band | Score | Verdict |
|---|---|---|---|---|---|---|---|
| 1 | Prestige Park Drive | Devanahalli | BIAPPA | Prestige | 7,200–8,400 | 8.2 | Buy |
| 2 | Sobha Hrudaya | Hosur Road | BMRDA | Sobha | 6,800–7,900 | 7.9 | Buy |
| 3 | Brigade Paradise Grove | Budigere Cross | BMRDA | Brigade | 6,400–7,400 | 7.6 | Buy |
| 4 | Puravankara Westerly | Mysore Road | BMRDA | Puravankara | 5,900–6,900 | 7.4 | Wait |
| 5 | Godrej Mahalaxmi Layout | Sarjapur–Attibele | BMRDA | Godrej | 5,600–6,500 | 7.2 | Wait |
| 6 | Assetz Sora & Saki | Bagalur | BIAPPA | Assetz | 5,800–6,700 | 7.1 | Wait |
| 7 | Mana Plots Nelamangala | Nelamangala | BMRDA | Mana | 4,400–5,200 | 6.8 | Wait |
| 8 | Century Greens Chikkaballapur | Chikkaballapur | BIAPPA | Century | 3,900–4,600 | 6.6 | Wait |
| 9 | Sattva Anugraha | Kanakapura Road | BMRDA | Sattva | 5,200–6,100 | 6.5 | Wait |
| 10 | Prestige Somerville | Jigani | BMRDA | Prestige | 5,400–6,200 | 6.4 | Wait |
| 11 | DSMax Saphire | Chandapura | BMRDA | DSMax | 3,700–4,500 | 5.8 | Wait |
| 12 | MFAR Greenfield | Hoskote | BMRDA | MFAR | 3,400–4,200 | 5.4 | Skip |
| 13 | Chartered Bliss Avenue | Anekal | Panchayat | Chartered | 2,900–3,500 | 4.9 | Skip |
| 14 | Green Heritage Hoskote | Hoskote outer | Panchayat | Green Heritage | 2,600–3,200 | 4.4 | Skip |
| 15 | Eternal Meadows | Doddaballapur outer | Panchayat | Eternal | 2,400–3,000 | 3.9 | Skip |
Red flags we found while reviewing Bangalore layouts
- Chandapura / Anekal belt — several layouts claim "BMRDA approved" while the actual sanction is only at gram-panchayat level. Always demand the BMRDA approval number and cross-check.
- North Bangalore airport belt — BIAPPA building-height caps near the funnel axis are routinely understated in sales pitches. Check the notified zone map.
- Sarjapur–Attibele corridor — many plots sit on converted land where parent agri-conversion is under challenge. Ask for the DC conversion order number and verify at the tahsildar.
- Kanakapura Road — lake-buffer (raja kaluve) encroachment notices have been served on layouts within 75m of several tanks. Verify the stormwater map.
- Nelamangala / Tumkur Road — parent land mortgage release on individual plots is often delayed. Get the plot-wise release order before sale-deed.
Before you sign anything
Run the seller's documents through our 10-point legal audit. If three or more items fail, it is a Skip — no matter the price.
Verify the regulatory record yourself
Brickplot does not ask you to trust us. Every project review links the primary sources we used.
- RERA verification: Karnataka RERA portal ↗ (Brickplot has not yet verified the RERA number — pending)
- Sub-registrar (title verification): Kaveri (KA Sub-Registrar) ↗
- NCLT case search: IBBI CIRP search ↗
- Brickplot methodology: 9-axis score · Full rubric · Changelog