AXIS 01
Title Cleanliness (Layout + Plot)
20%
Plot title risk compounds: layout title and individual plot title can both be bad independently.
Data sources: Sub-registrar EC for layout and plot, parent-deed chain, mother-deed verification.
Why a separate formula
A plot is not a small apartment
Plotted layouts in India sit on a different risk surface. There is no construction to track and no OC to validate, but there are two title chains (layout and plot), an approval authenticity question (BBMP-approved vs revenue layout) and an access-road problem that does not exist for high-rises. The Bangalore lake-buffer demolitions carried out by BBMP in recent years, and the long-running PTCL and Inam land disputes across Karnataka, are pure plot-side failure modes.
v3 adds two axes that buyers and villa-builders consistently raise but v2 ignored. Conversion & Zoning Lock isolates the DC / agri-to-NA conversion question: a plot without conversion cannot be financed, cannot be registered as residential, cannot be insured, and faces a re-zoning risk on every master-plan refresh. Utility & Build-Ready Status isolates the four questions every villa-builder asks before pouring foundation: is metered water available within 500 m, is BESCOM/equivalent load sanctionable, is the sewage trunk close enough, and is the soil bearing capacity adequate for an unmitigated build. v3 also folds flood zone, soil and slope into Future Approval & Climate Risk.
Re-weighted: title 20%, layout-approval 16%, access 11%, conversion 6% (new), climate-and-future-risk 10%, utility 6% (new), RERA down to 2% (plot RERA filings are still patchy).
The 11 axes — plots
Plots Score axes and weights
AXIS 02
Layout Approval Authenticity
16%
Revenue layouts and BBMP-approved layouts trade at the same price but carry very different risk.
Data sources: BMRDA/BDA/HMDA layout approvals, plan-sanction validity, conversion order (DC).
AXIS 03
Access & Road Right
11%
A plot without a sanctioned access road is a plot you cannot build on. Period.
Data sources: Sanctioned road plan, ROW survey, panchayat road records.
AXIS 04
Conversion & Zoning Lock
6%
New in v3. A plot without DC / agri-to-NA conversion cannot be financed, registered as residential, or insured. Zoning re-notifications (residential to mixed-use, FAR cuts) freeze resale.
Data sources: DC conversion order, agri-to-NA gazette, master-plan zoning overlay, FAR notification history, town-planning amendments register.
AXIS 05
Future Approval & Climate Risk
10%
NGT zones, CRZ buffers, lake-buffer re-notifications, CWC flood maps, soil-bearing and slope can all freeze plots overnight or make a build uneconomic. v3 absorbs flood, soil and slope into this axis.
Data sources: NGT orders, CRZ maps, BBMP buffer notifications, raja-kaluve overlays, CWC flood-hazard atlas, IS-1893 seismic zoning, Geological Survey of India soil-bearing maps, Cartosat slope DEM.
AXIS 06
Builder/Developer Track Record
9%
Plot-only developers have thinner financial track records than apartment builders. Look at past layout deliveries.
Data sources: MCA-21, prior-layout completion record, RERA history.
AXIS 07
Location & Infrastructure
9%
A plot is a 30-year bet on the master plan. Fundamentals matter more than amenities.
Data sources: Master plan docs, metro/highway DPRs, satellite imagery (Sentinel-2 5-yr).
AXIS 08
Utility & Build-Ready Status
6%
New in v3. Plot owners who actually build a villa care about water source (BWSSB / metered municipal vs borewell yield), BESCOM/equivalent power load, sewage/STP and soil bearing. Plots with no utility line within 500 m become a second-purchase project.
Data sources: BWSSB/HMWSSB connection register, borewell yield survey, BESCOM/TSSPDCL load sanction, sewage trunk line GIS, soil bearing test (IS 1888) where available.
AXIS 09
Amenity Delivery Commitment
5%
Promised club, gates and roads are routinely under-delivered in plotted layouts.
Data sources: RERA Form-3, contractor agreements, drone/satellite verification.
AXIS 10
Value & Comparable Velocity
6%
Plotted resale velocity is the cleanest market-truth signal there is.
Data sources: Sub-registrar data, micromarket comp velocity.
AXIS 11
RERA / Plot Notification Compliance
2%
Plot RERA is patchy across states; we score what is filed, not what we wish was filed.
Data sources: State RERA portals, plot notification gazettes.
Plot-specific hard caps
Tripwires unique to plotted developments
- PTCL / Inam / Grant land unresolved≤ 3.5
- NGT zone or CRZ overlap≤ 4.0
- Sold but layout sanction not yet issued≤ 4.4
- Access road not in sanctioned plan≤ 4.9
- Lake-buffer or raja-kaluve encroachment≤ 3.9
- DC conversion / agri-to-NA not done≤ 4.4
- Soil bearing < 100 kN/m² with no engineered mitigation≤ 5.4
- No metered water source within 500 m of plot≤ 5.9
- BESCOM/equivalent power connection unavailable post-handover≤ 5.9
- Plot in CWC Category-A flood zone, no engineered drainage≤ 5.4
See also: Apartment Score overview · Full rubric · Changelog · All plot reviews.