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GOVERNMENT OF KARNATAKA

No. UDD 78 MNJ 2024 (E)

Karnataka Government Secretariat

Vikasa Soudha,

Bengaluru, Dated: 02.04.2025

NOTIFICATION-I

Whereas the draft to amend the Zonal Regulations of Revised Master Plan-2015 of

the Local Planning Area of Bengaluru, in exercise of the powers conferred under Section

13-E of Karnataka Town and Country Planning Act, 1961, which the Government of

Karnataka proposes to make was published in Notification-I No. UDD 78 MNJ 2024 (E),

dated: 04.01.2025 in part-IVA of the Karnataka special Gazette dated: 04.01.2025 inviting

objections and suggestions from all persons likely to be affected thereby within thirty days

from the date of its publication in Official Gazette.

And whereas the said Gazette was available to the public on 4^th January, 2025 and

whereas the objections received have been considered by the State Government.

And whereas in exercise of the powers conferred by Section 13E of the Karnataka

Town and Country Planning Act, 1961, (Karnataka Act 11 of 1963), the Government of

Karnataka published the final regulations Notification-I No. UDD 78 MNJ 2024 (E), dated:

21.02.2025 in Part IVA of the Karnataka Gazette Extraordinary No. 117, dated:

25.02.2025.

And whereas the provisions of the said Notification since not operated by the

concerned authorities and after taking into consideration the administrative convenience,

the State Government has decided to withdraw Notification-I No. UDD 78 MNJ 2024 (E),

dated: 21.02.2025 issued in this behalf with effect from 25.02.2025.

Now therefore, in exercise of powers conferred by the section 13E of the Karnataka

Town and Country Planning Act, 1961, (Karnataka Act 11 of 1963), the Government of

Karnataka hereby makes the following regulations with effect from 25.02.2025, namely:-

¨sÁUÀ – 4ಎ

Part – IVA

2025

1947)

BENGALURU, THURSDAY, 03, APRIL, 2025 CHAITHRA, 13, SHAKAVARSHA, 1947)

. 210

No. 210

REGULATIONS

Insertion of Chapter 11: In the zonal regulations of the approved Revised Master

Plan-2015 of the Local Planning Area of Bengaluru in force, after Chapter 10, the following

chapter 11 shall be inserted namely:-

CHAPTER – 11: PREMIUM F.A.R GRANTED BY LEVY OF PREMIUM CHARGES.

The Premium F.A.R by levy of premium charges is the additional F.A.R granted

over and above the ordinarily permissible F.A.R, on the basis of levy of premium

charges by the Authority who accords permission for development of building or

land under section 15 of the Karnataka Town and Country Planning Act, 1961,

and in the areas as specified under regulation 2 below.

The maximum additional FAR available for utilization for development of additional

area in any property by purchase of Premium FAR shall be not more than the

maximum extent given in the table below and only on such roads and areas as

given in table below:

Provided that in order to utilize the full extent of the additional FAR, the

Premium FAR shall be utilized along with the DRCs/TDRs issued under section

14B, as per table given below:

Table No.27

Areas as defined

by the Road

Width where

Premium FAR

may be issued

(m)

Maximum

permissible

additional F.A.R

for a property for

which Premium

F.A.R by levy of

charges is

granted

How

the

maximum

allowed

additional FAR in Col (2) should be

availed as shown below

Maximum

additional

F.A.R via

Premium F.A.R

which may be

granted by levy

of charges

The additional

F.A.R which

may be availed

using D.R.C /

T.D.R alongwith

the Premium

FAR

(1)

(2)

(3)

(4)

>9, <=12

0.2

NIL

>12,

<=18

0.4

0.3

0.1

>18

0.6

0.4

0.2

 Entries in column (2), (3) and (4) are in multiples of permissible FAR.

NOTE 1: If Premium FAR is used for a property then as per above table the

maximum permissible additional FAR shall be as per Col (2) and the said maximum

additional F.A.R should be taken subject to maximum limit on Premium F.A.R as

per Column (3) and anything more than that should be utilized from the

D.R.C/T.D.R.

Note 2: The maximum additional FAR allowed for a given building site shall not be

more than 60% of the regular FAR otherwise allowed free of cost. This could be

availed either as combination of Premium FAR and TDR/ DRC as given in Table

above or purely through purchase of the DRC/ TDR.

3. The Premium FAR shall be granted by the Bruhat Bengaluru Mahanagara Palike

within its jurisdiction:

Provided that, for the areas beyond BBMP jurisdiction the concerned Local Planning

Authority shall be the competent authority to grant the Premium FAR.

The Premium F.A.R granted by levy of premium charges, not exceeding limits as

specified in Regulation 2, may be allowed at the building site abutting road width

of more than 9m.

Premium FAR charges,-

(i) The guidance value of the developed site on the same plot and put to same

use as intended to be built using Premium FAR, shall be taken as the base

value.

(ii) Premium FAR charges shall be 50% of the guidance value of the additional

notional sital area:

Provided that Premium FAR charges per square meter of the additional area

built shall not be less than 28% of the rate of the Guidance Value per square meter

of building site on which building is proposed.

Illustration

Particulars

Area of the site / Plot where Premium FAR is

sought

10000 sq.m

Latest Guidance Value of the Developed site at

Plot as per Notification u/s 45B of the Karnataka

Stamp Act 1957

Rs.5000 per sq.m

Coverage Allowed on each Floor (say)

50%

Area of Each Floor = Plot Area x 50%

5000 sq.m

Allowable F.A.R

2.5

Allowable total F.A.R area (Permissible F.A.R)

10000x2.5=25000sq.m

Permissible number of floors (25000/5000)

No. Of Extra Floors desired by the developer (for

illustration purpose)

Additional F.A.R Area to be constructed through

Premium F.A.R

10000 sq.m

Additional F.A.R Area required as Premium F.A.R

(Notional Area)

10000 sq.m/2.5=4000

sq.m

Premium FAR as ratio of the otherwise allowed

FAR = 10000/25000=40%

0.4

Premium FAR as % age of Permissible FAR (this is

within allowed limits of Premium FAR as per table

in Regulation 2 above)

40%

Value of the Notional Land for additional 10000

sq.m to be constructed using Premium FAR =

4000 x GV of Developed Land

4000 sq.m x 5000 =

Rs.2,00,00,000/-

Premium F.A.R charges = 50% of GV of the

Notional Land (4000 sq.m)

50% of 2,00,00,000/-

= Rs.1,00,00,000/-

Per square meter rate of the additional 10000

sq.m built up area = Premium FAR charges @ 50%

divided by 10000

1,00,00,000/-/10,000

= Rs.1000 per sq.m

Lower Floor Cap for per sq meter cost of additional

10000 sq.m @ 28% of the GV Rate of the Notional

Land)

28% of 5000 =

Rs.1400 per sq.m

Final Price for additional built up area of 10000

sq.m @ Rs.1400 per sq.m

Rs.1400 per sq.m x

10000 sq.m

Rs.1,40,00,000/-

The Guidance Value at building site shall be latest developed site rates as on the

date of issue of the Premium F.A.R granted by levy of premium charges and for the

use that the property is put to or sought to be put to and as published in the

Gazette Notification by the Government of Karnataka under provisions of the

Karnataka Stamp Act, 1957 (Karnataka Act No 34 of 1957).

The Guidance Value of land at building site shall not be taken from the Guidance

Value of Agricultural or Converted Undeveloped land.

In case of 2 or more abutting roads at building site, the highest Guidance Value

provided to a road abutting the building site shall be considered for levying

premium charges for grant of the Premium F.A.R.

The Premium FAR charges paid for additional built-up area shall be reflected in

the receipt issued for the payment of Building Plan approval under section 15 of

the Karnataka Town and Country Planning Act 1961 (Karnataka Act No11 of

1963). It shall also be clearly mentioned the extent of built up area and the type of

use which has been purchased and added through Premium FAR in the sanctioned

Building Plan and the Building License issued. The issued Premium FAR stands

consumed the moment the building plan is approved under the said section in

which the additional built-up area is given based on the Premium FAR.

10. The Premium F.A.R shall not be transferrable and must be utilised only at the

building site for which it is issued.

11. The Premium F.A.R. granted by levy of premium charges if left unutilized, either

partly or fully, in actual construction by a Developer or a Purchaser due to any

reason whatsoever shall not be transferrable to anyone else nor reimbursed by the

authority which issued it. It is reiterated that the said Premium F.A.R granted

stands consumed the moment the Building Plan is approved under section 15 of

the Karnataka Town and Country Planning Act 1961 (Karnataka Act No 11 of 1963)

thereby utilizing the additional FAR granted through the Premium FAR.

12. The Premium F.A.R. granted after levy of premium charges and once issued along

with the approval of a building plan shall remain valid until completion of

construction of the building as per the approved Building Plan. In case the Building

Plan Licence expires and the Developer/ Applicant has not completed the

construction and not obtained the Occupancy Certificate then the renewal of the

Building Plan may be done as per extant Rules and Guidelines. While renewing

the Building Plan, the Premium FAR already issued for that building site and for

the approved purpose shall remain valid and need not be purchased again.

13. Developed Site Guidance Value for the land at building site based on location and

type of use, as on the date of issue of the Premium F.A.R, as explained in regulation

5 under this chapter, shall be applicable for levying Premium charges for grant of

Premium F.A.R. Any increase in the Guidance Value of the developed land at

building site after the date of application for Building Plan and before the approval

of the Building Plan shall be passed on to the Developer/Applicant and he shall be

liable to pay the Premium FAR charges as applicable on the day of building plan

approval.

14. In case of subsequent modification of plan or change of land use leading to increase

in area or increase in the rates applicable due to change in type of use, the

difference of premium charges for grant of Premium F.A.R shall be levied and

recovered from the Developer/Applicant at the time of issuance of modified plan at

the rates applicable for Premium FAR for the increased area or due to change in

type of use.

Illustration:

“A” had got Building Plan approval on 12.03.2025 for residential use which included

1,000 Sq m of built-up area approved by taking Premium FAR and subsequently on

12.12.2025 he seeks to construct additional buildings which requires 1,200 Sq m

by purchase of Premium FAR and now wants to put 300 Sq m of built-up area to

commercial use; then he shall pay as follows additionally while purchasing the

Premium FAR at the Guidance Values applicable on 12.12.2025 for the following:

(i) for the increased 200 Sq m of built-up area at the rates of commercial

use;

(ii) difference amount for 100 Sq m built-up area now sought to be put

to Commercial Use by changing it from Residential Use.

15. Accounting for the premium FAR granted on the basis of levy of premium charges

shall be maintained by the Authority which issued it.

16. The premium charges levied for the grant of Premium F.A.R shall be non-

refundable in case of cancellation of Building Plan.

17. Setback relaxation for the utilisation of Premium F.A.R granted by levy of premium

charges shall be same as what is applicable in the existing rules for utilisation of

the D.R.C/T.D.R issued under section 14-B of the Karnataka Town and Country

Planning Act 1961 (Karnataka Act No 11 of 1963).

18. The premium charges collected by grant of premium floor area ratio shall be

deposited in a separate head of account and shall vest solely with the Authority

which issued it and the same shall be utilized only for the purposes of land

acquisition and public infrastructure and the development of public infrastructure

within the jurisdiction of the said Authority; and shall not be utilized, inter-alia,

for repairs, maintenance and miscellaneous works at any time.

19. The transfer of funds from the corpus of premium charges levied for grant of

Premium F.A.R for infrastructure development within the jurisdiction to any other

separate Authority or SPV or Development Agency shall be as per order, either

specific or a general policy, of the Government.

20. All appeals with respect to grant of Premium F.A.R by levy of premium charges by

the authorized Authority shall lie with Additional Chief Secretary, Urban

Development Department, Government of Karnataka, whose decision shall be

final.

21. The undervaluation of premium charges leviable for grant of the Premium F.A.R

shall be amount to defalcation of public funds illegally from the Government

Treasury and, accordingly, liable for action for relevant action for the applicable

offences under the Bharathiya Nyaya Sanhita, 2023 and the Prevention of

Corruption Act, 1988. In addition the public servants shall also be liable for

disciplinary action.

By Order and in the name of the

Governor of Karnataka

(RAJESH S SULIKERI),

Under Secretary to Government

Urban Development Department.

(BDA & B’lore-1)

GOVERNMENT OF KARNATAKA

No. UDD 78 MNJ 2024 (E)

Karnataka Government Secretariat

Vikasa Soudha,

Bengaluru, Dated:02.04.2025

NOTIFICATION-II

Whereas the draft to amend the Zonal Regulations of approved Master Plan of the

Bengaluru-Mysuru Infrastructure Corridor Area Planning Authority (BMICAPA), in

exercise of the powers conferred under Section 13-E of Karnataka Town and Country

Planning Act, 1961, which the Government of Karnataka proposes to make was published

in Notification-II No. UDD 78 MNJ 2024 (E), dated: 04.01.2025 in part-IVA of the

Karnataka special Gazette dated: 04.01.2025 inviting objections and suggestions from all

persons likely to be affected thereby within thirty days from the date of its publication in

Official Gazette.

And whereas the said Gazette was available to the public on 4^th January, 2025 and

whereas the objections received have been considered by the State Government.

And whereas in exercise of the powers conferred by section 13E of the Karnataka

Town and Country Planning Act, 1961, (Karnataka Act 11 of 1963), the Government of

Karnataka published the final regulations vide Notification-II No. UDD 78 MNJ 2024 (E),

dated: 21.02.2025 in Part IVA of the Karnataka Gazette Extraordinary No. 117, dated:

25.02.2025.

And whereas the provisions of the said Notification since not operated by the

concerned authorities and after taking into consideration the administrative convenience,

the

State

Government

has

decided

withdraw

the

Notification-II

No. UDD 78 MNJ 2024 (E), dated: 21.02.2025 issued in this behalf with effect from

25.02.2025.

Now, therefore in exercise of powers conferred by the section 13E of the Karnataka

Town and Country Planning Act, 1961, (Karnataka Act 11 of 1963), the Government of

Karnataka hereby makes the following regulations with effect from 25.02.2025, namely:-

REGULATIONS

Insertion of Section 5: In the zonal regulations of the approved Master Plan of the

Bengaluru-Mysuru Infrastructure Corridor Area Planning Authority (BMICAPA) in force,

after section 4, the following section 5 shall be inserted, namely:-

“SECTION – 5: PREMIUM F.A.R GRANTED BY LEVY OF PREMIUM CHARGES.

The Premium F.A.R by levy of premium charges is the additional F.A.R granted

over and above the ordinarily permissible F.A.R, on the basis of levy of premium

charges by the Authority who accords permission for development of building or

land under section 15 of the Karnataka Town and Country Planning Act, 1961,

and in the areas as specified under regulation 2 below.

The maximum additional FAR available for utilization for development of additional

area in any property by purchase of Premium FAR shall be not more than the

maximum extent given in the table below and only on such roads and areas as

given in table below:

Provided that in order to utilize the full extent of the additional FAR, the

Premium FAR shall be utilized along with the DRCs/TDRs issued under section

14B, as per table given below:

Table No.27

Areas as defined

by the Road

Width where

Premium FAR

may be issued

(m)

Maximum

permissible

additional F.A.R

for a property for

which Premium

F.A.R by levy of

charges is

granted

How

the

maximum

allowed

additional FAR in Col (2) should be

availed as shown below

Maximum

additional

F.A.R via

Premium F.A.R

which may be

granted by levy

of charges

The additional

F.A.R which

may be availed

using D.R.C /

T.D.R alongwith

the Premium

FAR

(1)

(2)

(3)

(4)

>9, <=12

0.2

NIL

>12,

<=18

0.4

0.3

0.1

>18

0.6

0.4

0.2

 Entries in column (2), (3) and (4) are in multiples of permissible FAR.

NOTE 1: If Premium FAR is used for a property then as per above table the

maximum permissible additional FAR shall be as per Col (2) and the said maximum

additional F.A.R should be taken subject to maximum limit on Premium F.A.R as

per Column (3) and anything more than that should be utilized from the

D.R.C/T.D.R.

Note 2: The maximum additional FAR allowed for a given building site shall not be

more than 60% of the regular FAR otherwise allowed free of cost. This could be

availed either as combination of Premium FAR and TDR/ DRC as given in Table

above or purely through purchase of the DRC/ TDR.

3. The Premium FAR shall be granted by the Bruhat Bengaluru Mahanagara Palike

within its jurisdiction:

Provided that, for the areas beyond BBMP jurisdiction the concerned Local Planning

Authority shall be the competent authority to grant the Premium FAR.

4. The Premium F.A.R granted by levy of premium charges, not exceeding limits as

specified in regulation 2, may be allowed at the building site abutting road width of

more than 9m.

Premium FAR charges,-

(i) The guidance value of the developed site on the same plot and put to same use

as intended to be built using Premium FAR, shall be taken as the base value.

(ii) Premium FAR charges shall be 50% of the guidance value of the additional

notional sital area:

Provided that Premium FAR charges per square meter of the additional area built

shall not be less than 28% of the rate of the Guidance Value per square meter of building

site on which building is proposed.

Illustration

Particulars

Area of the site / Plot where Premium FAR is

sought

10000 sq.m

Latest Guidance Value of the Developed site at

Plot as per Notification u/s 45B of the

Karnataka Stamp Act 1957

Rs.5000 per sq.m

Coverage Allowed on each Floor (say)

50%

Area of Each Floor = Plot Area x 50%

5000 sq.m

Allowable F.A.R

2.5

Allowable total F.A.R area (Permissible F.A.R)

10000x2.5=25000sq.m

Permissible number of floors (25000/5000)

No. Of Extra Floors desired by the developer (for

illustration purpose)

Additional F.A.R Area to be constructed through

Premium F.A.R

10000 sq.m

Additional F.A.R Area required as Premium F.A.R

(Notional Area)

10000 sq.m/2.5=4000

sq.m

Premium FAR as ratio of the otherwise allowed

FAR = 10000/25000=40%

0.4

Premium FAR as % age of Permissible FAR (this

is within allowed limits of Premium FAR as per

table in Regulation 2 above)

40%

Value of the Notional Land for additional 10000

sq.m to be constructed using Premium FAR =

4000 x GV of Developed Land

4000 sq.m x 5000 =

Rs.2,00,00,000/-

Premium F.A.R charges = 50% of GV of the

Notional Land (4000 sq.m)

50% of 2,00,00,000/- =

Rs.1,00,00,000/-

Per square meter rate of the additional 10000

sq.m built up area = Premium FAR charges @

50% divided by 10000

1,00,00,000/-/10,000 =

Rs.1000 per sq.m

Lower Floor Cap for per sq meter cost of

additional 10000 sq.m @ 28% of the GV Rate of

the Notional Land)

28% of 5000 = Rs.1400

per sq.m

Final Price for additional built up area of 10000

sq.m @ Rs.1400 per sq.m

Rs.1400 per sq.m x

10000 sq.m

Rs.1,40,00,000/-

The Guidance Value at building site shall be latest developed site rates as on the

date of issue of the Premium F.A.R granted by levy of premium charges and for the

use that the property is put to or sought to be put to and as published in the

Gazette Notification by the Government of Karnataka under provisions of the

Karnataka Stamp Act, 1957 (Karnataka Act 34 of 1957).

The Guidance Value of land at building site shall not be taken from the Guidance

Value of Agricultural or Converted Undeveloped land.

In case of 2 or more abutting roads at building site, the highest Guidance Value

provided to a road abutting the building site shall be considered for levying

premium charges for grant of the Premium F.A.R.

The Premium FAR charges paid for additional built-up area shall be reflected in

the receipt issued for the payment of Building Plan approval under section 15 of

the Karnataka Town and Country Planning Act 1961 (Karnataka Act 11 of 1963).

It shall also be clearly mentioned the extent of built up area and the type of use

which has been purchased and added through Premium FAR in the sanctioned

Building Plan and the Building License issued. The issued Premium FAR stands

consumed the moment the building plan is approved under the said section in

which the additional built-up area is given based on the Premium FAR.

10. The Premium F.A.R shall not be transferrable and must be utilised only at the

building site for which it is issued.

11. The Premium F.A.R. granted by levy of premium charges if left unutilized, either

partly or fully, in actual construction by a Developer or a Purchaser due to any

reason whatsoever shall not be transferrable to anyone else nor reimbursed by the

authority which issued it. It is reiterated that the said Premium F.A.R granted

stands consumed the moment the Building Plan is approved under section 15 of

the Karnataka Town and Country Planning Act 1961 (Karnataka Act 11 of 1963),