From Sky Decks to sale deeds: BDA lays out its 2026 growth blueprint
Bengaluru, Nov. 09:
“A notification has already been issued to regularize unauthorized buildings constructed before 10.7.2008 on land acquired by the Bangalore Development Authority, and it has been decided to provide a 50% discount on the previous regularization fee,” said CM DK Shivakumar.
He was addressing a media conference after holding a progress review meeting on the projects of the Bangalore Development Authority at the BDA office on Monday.
“On the occasion of the 50th anniversary of the Bangalore Development Authority, a plan has been formulated to undertake new development works, including land guarantee, for landowners without property documents. This facility has already been implemented through the amendment to Section 38(d), and applications can be submitted by December 17. If this facility is not utilized within a period of two years, such buildings on the authority’s land will be vacated,” he clarified.
“The previous government gave this facility to about 1 lakh owners who built houses before 2008 with the aim of providing property. The rates were fixed in 2021 itself. But only 600 people applied because the fees had increased. But we have reduced the fees and given another opportunity. The government has implemented this facility with the aim of providing a clean BDA and clean administration to the people of Bengaluru,” he said.
“This is a great opportunity to submit the application with the appropriate documents within the stipulated period and use this facility to acquire the right to the property,” he said.
“The rate for land with building up to 20×30, excluding corner plots, is 5% of the current guideline value, for more than 20×30 and up to 30×40 it is 12.5%, for more than 30×40 and up to 40×60 it is 20% and for more than 40×60 and up to 50×80 it is 25%, which is 50% lower than the rate fixed by the previous government,” he said.
Incentive site facility
“We have initiated the process of providing 30×40 plots per acre to those who voluntarily gave up their property without any dispute in Kempegowda Layout and other places. The work of providing plots as a special incentive has been pending since 2014, and as per the 1989 law, a suitable application has to be filed for this. A price will be fixed for this. We have installed a Wall of Gratitude there as a memorial to the gratitude of the farmers who gave the land. This is a first in the history of the entire country,” he said.
“This is the first time in the history of the BDA that site approval has been transparently granted in a single day to farmers who were given land in the Shivarama Karantha Layout,” he said.
Marginal space allocation
“If there is marginal land available to the authority behind and adjacent to the sites allotted by the Bangalore Development Authority, the allottees can submit an application by 17.12.2026 if they are interested in the marginal land. The act allows for allocating such sites up to 600 square feet, so take advantage of this,” he said.
4. Absolute Sale Deed Mela
“A clean purchase deed fair has been organized for the convenience of the public in cases where the lease period has expired after the sites have been allotted by the Bangalore Development Authority. Generally, the lease period of the sites allotted by the BDA is ten years. After this period is completed, the citizens have to submit the necessary documents and get a clean purchase deed for the said site. However, due to various reasons, about 20 thousand allottees have not got a clean purchase deed even after the lease period has expired. A clean purchase deed fair is being organized for the convenience of allottees. If an application is submitted by 17.12.2026 along with the site documents, steps will be taken to register the clean purchase deed as per the rules within 60 days of receiving the application,” he said.
Well-equipped building
“Plans have already been made to construct a well-equipped multi-purpose authority building covering an area of 1 lakh square feet in view of the 50th anniversary of the BDA,” he said.
The details are as follows:
1. Implementation of Section 38(D)
Bangalore Development Authority Act, 1976 – Regularisation of Unauthorised Sites with Buildings under Section 38(D)
The Government issued a notification vide Government Notification No. UDD 52 LGB 2016, dated 28.05.2020, incorporating Section 38(D) into the Bangalore Development Authority Act, 1976.
As per the notification, unauthorised buildings constructed on BDA-acquired land, subject to the Authority’s final notification and approval of the land acquisition award, are eligible for regularisation through re-allotment, provided that habitable residential houses had been constructed before 10.07.2008 (i.e., at least 12 years prior to the date of the Government Ordinance).
As per the Government notification, beneficiaries seeking re-allotment are required to pay the prescribed percentage of the prevailing market guidance value fixed by the Revenue Department, Government of Karnataka, as detailed below:
Sl. No. Site Dimensions (excluding corner sites) Earlier rate Revised rate
1 Up to 20×30 10% of guidance value 5% of prevailing guidance value
2 Above 20 × 30 and up to 30 × 40 25% 12.5%
3 Above 30 × 40 and up to 40 × 60 40% 20%
4 Above 40 × 60 and up to 50 × 80 50% plus applicable penalty 25% plus applicable penalty
Important conditions:
• In the case of buildings constructed on corner sites, twice the above-mentioned guidance value shall be payable.
• This facility will not be applicable to buildings situated on land reserved for parks, playgrounds, open spaces, civic amenities, roads, proposed Ring Road alignments, National Highways, bypass roads, Mass Rapid Transit projects, stormwater drains, lake areas, river courses, land beneath high-tension power lines, or acquired land involved in disputes or obstructions arising from interim court orders.
• Residents who have constructed houses and are residing on the notified land are advised to submit their applications within the stipulated period and make use of this opportunity.
• This facility is applicable only to those who fulfil the eligibility conditions prescribed under the Act.
• If eligible occupants of BDA land fail to avail themselves of this facility within two years from the commencement of the Bangalore Development Authority (Amendment) Act, 2026, the Authority will initiate steps to remove such unauthorised constructions.
Application process and deadline:
• Section 38(D) has already come into force, and the process of receiving applications is currently underway. Last date: 17.12.2026
• Applications can be submitted online through the following website: https://38d.bdakarnataka.in/ Section 38(D) Online Application Portal.
Special clarification: Some publications have mentioned 15.12.2026 as the last date for submitting applications. However, the correct and final deadline is 17.12.2026.
Documents to be submitted along with the prescribed application form:
Certified copies of sale deeds relating to revenue sites purchased from the original landowner.
• Details of the purchaser.
• Encumbrance Certificate in Form No. 15, covering the period from the date of the Preliminary Notification up to the present.
• Recent photograph and specimen signature in the prescribed format, duly attested by a Gazetted Officer.
• Latest property tax receipt.
• Self-declaration affidavit, duly notarised.
• Khata confirmation certificate.
• Khata Extract.
• Approved building plan.
• Water connection work order.
• Electricity connection work order.
• Proof of residential address, such as Aadhaar Card, Voter ID, Ration Card or other valid documents.
• All documents must be submitted and the prescribed fees paid through the online portal only.
Background of the scheme:
• The Bangalore Development Authority issued the Final Notification under Section 19(1) of the BDA Act, 1976, vide Government Notification No. UDD/51/MNX/2010, dated 18.02.2010, for the acquisition of approximately 4,043 acres and 27 guntas of land for the Nadaprabhu Kempegowda Layout.
• The notification covered lands in 12 villages: Bengaluru North Taluk, Yeshwanthpur Hobli: Seegehalli, Kannalli, Kodigehalli and Manganahalli. Bengaluru South Taluk, Kengeri Hobli: Kommaghatta, Bhimanakuppe, Bhimanakuppe-Ramasagara, Ramasandra, Kenchanapura, Sulikere, K. Krishnasagara and Challaghatta.
• As per Government Order No. NAIE 53 BEMBHOOSWA 2011, Bengaluru, dated 11.08.2011, the following compensation rates were approved for land acquired for the layout: * Manganahalli village: ₹1 crore per acre.
• The remaining 11 villages — Seegehalli, Kannalli, Kodigehalli, Kommaghatta, Bhimanakuppe, Bhimanakuppe-Ramasagara, Sulikere, Kenchanapura, Ramasandra, K. Krishnasagara and Challaghatta: ₹80 lakh per acre.
• Landowners whose properties were acquired for the layout were given the option of receiving monetary compensation or developed sites under the 40:60 ratio.
After implementation of the scheme, some farmers, due to lack of awareness, opted for monetary compensation. To ensure that such farmers are not disadvantaged and to encourage their participation in the development process, the Government has introduced this special incentive scheme.
The Government has approved the allotment of incentive sites to landowners who had received only monetary compensation for their acquired land in Nadaprabhu Kempegowda Layout, vide Government Order No. NAIE/175/MNX/2020(E), Bengaluru, dated 24.08.2026.
Site allotment pattern under the special incentive scheme:
As per Government Letter No. UDD/288/MNJ/2005, dated 09.08.2005, the following site allotment pattern has been prescribed:
Up to half acre 20*30
More than half acre but not exceeding one acre 30*40
More than one acre 40*60 at the rate of one site Per /acre but not exceeding ten sites.
Under this scheme, the Government has provided an opportunity to 765 cases involving a total land extent of 521 acres and 4 guntas to receive incentive sites, even though the landowners had earlier received only monetary compensation.
The Government appeals to all eligible farmers and landowners to make use of this opportunity.
3. Allotment of Marginal Land
Wherever marginal land belonging to the Bangalore Development Authority is available behind or adjacent to sites already allotted by the Authority, the respective allottees may apply for its allotment if they are interested.
Applications can be submitted online on or before 17.12.2026 through the following portal: BDA Online Application Portal https://itreforms.bdakarnataka.in/
Applications seeking allotment of marginal land must be submitted along with the relevant site documents within 30 days from the date of publication of the BDA notification.
The Authority will examine the applications in accordance with the prescribed rules and take necessary action to allot the marginal land within 60 days from the date of receipt of the application.
The following guidelines shall apply to the allotment and pricing of marginal land:
• For all sites allotted in older layouts by the Authority (excluding sites in Nadaprabhu Kempegowda Layout), including General Allotment sites, alternative sites allotted in lieu of revenue sites and sites of various dimensions allotted under the Special Incentive Scheme, the prevailing guidance value as on the date of approval by the competent authority shall be charged.
• In cases where developed sites are allotted to land-losers as compensation under the 60:40 ratio, the marginal land allotted, subject to a maximum extent of 600 sq. ft., shall be charged at the prevailing guidance value as on the date of approval by the competent authority.
• If the total extent of sites allotted to landowners whose lands have been acquired is less than their eligible entitlement, or if landowners decline to accept a larger extent, monetary compensation equivalent to the prevailing guidance value shall be paid for the corresponding extent.
• For marginal land located adjacent to or behind the originally allotted site (excluding marginal land adjoining corner sites), the prevailing guidance value as on the date of approval by the competent authority shall be charged.
• For additional land allotted due to variations in the extent of the originally allotted site (excluding marginal land adjoining the original site), the prevailing guidance value as on the date of approval by the competent authority shall be charged.
• For all sites situated within slum areas falling under the jurisdiction of the Authority, instead of the existing rate of ₹200 per sq. metre, a rate equivalent to 20% of the prevailing guidance value per sq. metre, as on the date of approval by the competent authority, shall be charged.
4. Absolute Sale Deed Mela
The Bangalore Development Authority has organised an Absolute Sale Deed Mela for the convenience of the public, particularly in cases where the lease period of sites allotted by the Authority has expired.
Generally, sites allotted by the BDA are subject to a lease period of ten years. Upon completion of this period, allottees are required to submit the necessary documents and obtain an Absolute Sale Deed for their respective sites.
However, due to various reasons, approximately 20,000 allottees have not obtained their Absolute Sale Deeds even after the expiry of the lease period.
To facilitate these allottees, the Authority has organised a special Absolute Sale Deed Mela.
Interested allottees may visit the following website and submit their applications along with the relevant site documents on or before 17.12.2026:
Absolute Sale Deed Application Portal : https://itreforms.bdakarnataka.in/sales-deed
The Authority will take necessary steps to register the Absolute Sale Deeds in accordance with the prescribed rules within 60 days from the date of receipt of the applications.