Bengaluru Real Estate Developers Welcome Karnataka’s New Setback Norms, But Warn of Delays and Costs
Bengaluru real estate developers welcome the Karnataka government’s new setback norms under the RMP 2015, which bring clarity and design flexibility. However, they caution that ongoing projects may face redesign costs and delays.
Bengaluru Real EstateSetback NormsRmp 2015Design FlexibilityProject DelaysReal Estate NewsAug 18, 2025
The amendment, effective August 1, updates setback standards for buildings across the city, with a particular focus on structures taller than 12 metres. Setback refers to the minimum open space between a building and the property boundary.
Under the revised rules, buildings on plots up to 4,000 sq. m must maintain at least 1.5 metres at the front and 1 metre each on the sides and rear. For larger plots, the minimum is 5 metres on all sides. Buildings with 12–15 floors but no stilt floor must have a 5-metre setback, with higher requirements for taller structures.
Industry experts say the codified norms will improve light, ventilation, and safety in new developments while resolving inconsistencies in earlier guidelines.
“The amended setback rules are a welcome move, particularly for buyers,” said Priyanka Kapoor, senior vice president at Research and Advisory, ANAROCK Group. “They eliminate ambiguity, especially for buildings using stilt floors for parking, and address safety concerns. But their real impact will depend on proper implementation alongside infrastructure upgrades.”
Lakshmi Prasad G V, Head of Liaison at Assetz, said the changes also enhance buildable potential for certain projects. “Buildings up to 15 metres in height now benefit from the exclusion of stilt floors (up to 3 metres) from total height calculations, allowing one additional floor without design penalties. This improves design flexibility and enables more efficient parking layouts.”
While the new rules are expected to smooth approvals and improve urban design, developers admit the transition won’t be seamless.
“This amendment was required and brings standardisation, especially for taller structures,” said Anil RG, managing director, Concorde. “However, reworking designs and approvals for ongoing projects could cause delays and raise costs, and in some cases, we may need to re-evaluate project feasibility.”
Prasad of Assetz noted that the amendment applies to all existing buildings with proposed modifications and all ongoing projects, meaning some developers will have to redesign plans, incur additional approval costs, and extend timelines for projects.
To adapt, developers are looking to design innovations. “Balancing FAR optimisation with setbacks requires context-specific solutions,” Prasad said. “We can use stilt floors smartly, adopt vertical stacking, and work closely with planning authorities to remain compliant without compromising viability.”
Developers say that design innovations such as vertical stacking, efficient floor plate layouts, and integrated service cores help maintain project viability even with larger setback requirements. “Additionally, engaging early with planning consultants and development authorities is crucial to optimising layouts while ensuring compliance,” Prasad said.
Anil RG noted that setbacks, when designed well, can improve livability. “We should focus on optimising space without sacrificing light, air, and comfort. Setbacks, when used well, can actually enhance the livability of a project,” he said.
Overall, developers say that amended regulation fosters a more streamlined and enforceable planning regime, even though they may face short-term friction in adjusting to these standards.
Frequently Asked Questions
What are setback norms in real estate?
Setback norms refer to the minimum open space that must be maintained between a building and the property boundary. These norms are crucial for ensuring adequate light, ventilation, and safety in new developments.
When did the new setback norms become effective in Karnataka?
The new setback norms under the Revised Master Plan (RMP) 2015 became effective on August 1, 2025.
How do the new setback norms affect buildings on smaller plots?
Under the revised rules, buildings on plots up to 4,000 sq. m must maintain at least 1.5 metres at the front and 1 metre each on the sides and rear.
What changes have been made for taller buildings?
Buildings with 12–15 floors but no stilt floor must have a 5-metre setback, with higher requirements for taller structures.
How are developers adapting to the new setback norms?
Developers are looking to design innovations such as vertical stacking, efficient floor plate layouts, and integrated service cores to maintain project viability while adhering to the new setback requirements.
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