Bengaluru real estate developers have largely welcomed the Karnataka government’s amendment to setback norms under the Revised Master Plan (RMP) 2015, effective from August 1. The updated regulations bring greater clarity, particularly for mid-rise structures, while also standardising rules for taller buildings.
Setback refers to the minimum open space between a building and its boundary. Under the revised norms, plots up to 4,000 sq. m must maintain a minimum of 1.5 metres at the front and 1 metre each on the sides and rear. Larger plots must maintain 5 metres on all sides. For buildings with 12–15 floors and no stilt floor, a 5-metre setback is required, with stricter requirements for taller structures.
Industry experts note that the amendments will improve light, ventilation, and safety in new projects, while eliminating ambiguities around stilt floors and parking layouts. “The amended setback rules are a welcome move, particularly for buyers. They address safety concerns and remove ambiguities, but proper implementation alongside infrastructure upgrades will be key,” said Priyanka Kapoor, Senior Vice President at Research and Advisory, ANAROCK Group.
Lakshmi Prasad G V, Head of Liaison at Assetz, highlighted the design advantages. “Excluding stilt floors (up to 3 metres) from height calculations allows an additional floor without penalties, enhancing design flexibility and efficient parking layouts.”
However, developers caution that the transition will not be smooth. “This amendment was required and brings standardisation, especially for taller structures. But reworking designs and approvals for ongoing projects could cause delays and raise costs,” said Anil RG, Managing Director, Concorde.
Prasad of Assetz added that the amendment applies to ongoing projects and those seeking modifications, meaning developers may need to redesign layouts, incur additional approval expenses, and extend timelines.
To adapt, developers are turning to innovations such as vertical stacking, efficient floor plates, and integrated service cores. Early collaboration with consultants and authorities is seen as crucial to optimising designs without compromising project viability.
Despite short-term disruptions, developers agree that the revised setback norms will foster a more transparent, enforceable, and livability-driven planning regime for Bengaluru’s urban growth.
