BDA vs BBMP vs BMRDA Approvals: What's the Difference?
When buying or developing land in Bengaluru, understanding the roles and approvals of various urban planning authorities is essential. Among the most commonly referenced are BDA (Bangalore Development Authority), BBMP (Bruhat Bengaluru Mahanagara Palike), and BMRDA (Bangalore Metropolitan Region Development Authority). These entities, though related to urban planning, have distinct roles, jurisdictions, and approval processes. Misunderstanding their functions can lead to legal complications or delays in real estate transactions.
Let’s break down the differences between these authorities and how their approvals impact land and property development in Bengaluru.
1. BDA (Bangalore Development Authority)
What is BDA?
The BDA is the principal planning authority for the city of Bengaluru. It is responsible for urban development, layout formation, and site allotments in the metropolitan area. BDA was formed to ensure planned growth in the city’s core areas and is known for developing residential layouts like Indiranagar, HSR Layout, and Banashankari.
When Do You Need BDA Approval?
If a property is located within the BDA limits, any layout formation or land use change must be approved by BDA. Developers and individuals must seek BDA layout approval before proceeding with site sales or construction.
Why BDA Approval Matters
- Validates that the layout follows the Master Plan (RMP – Revised Master Plan).
- Ensures adherence to planning standards: roads, civic amenities, parks, etc.
- Mandatory for obtaining A Khata and building plan approvals within BDA jurisdictions.
2. BBMP (Bruhat Bengaluru Mahanagara Palike)
What is BBMP?
BBMP is the municipal corporation for Bengaluru. It handles civic administration, including sanitation, garbage management, tax collection, and infrastructure maintenance. In terms of land, BBMP is primarily responsible for building plan approvals and property taxes.
When is BBMP Approval Needed?
For plots within BBMP limits, building plan sanction is obtained from BBMP. Even if the layout is approved by BDA or BMRDA, the building plans must comply with BBMP bye-laws.
BBMP also issues:
- A/B Khata certificates (property identification)
- Occupancy Certificates (OC)
- Property Tax assessment
Why BBMP Approval Matters
- Required for legally constructing and occupying a building.
- Ensures the property is within municipal infrastructure planning.
- OC and Khata are often demanded by banks for home loans or resale.
3. BMRDA (Bangalore Metropolitan Region Development Authority)
What is BMRDA?
BMRDA oversees urban planning beyond BDA’s jurisdiction. It was formed to regulate and guide growth in the Bangalore Metropolitan Region (BMR), covering several districts surrounding the city like Ramanagara, Devanahalli, Anekal, Hoskote, and others.
It operates through sub-authorities such as:
- BIAAPA – Bangalore International Airport Area Planning Authority
- APA – Anekal Planning Authority
- RAMaPA – Ramanagara Planning Authority
- Hoskote PA, etc.
When is BMRDA Approval Needed?
If you’re developing or buying land outside BBMP/BDA limits, you’ll likely need BMRDA or its sub-authority’s layout approval. These areas are typically rural or peri-urban zones undergoing development.
Why BMRDA Approval Matters
- Confirms the layout is legal and as per regional Master Plans.
- Prevents encroachments into green zones or buffer zones.
- Essential for converting land use from agriculture to residential.
Key Differences at a Glance
How to Verify Approval Status?
Before buying a plot or flat:
- Check the parent document for layout approvals.
- Request approval copies: BDA/BMRDA approved layout plan, BBMP building sanction, etc.
- Look up the property on Sakala or e-Khata portals for validation.
- Avoid DC converted or panchayat-approved layouts unless legally regularized.
Understanding the difference between BDA, BBMP, and BMRDA approvals is crucial in real estate decisions in and around Bengaluru. Each authority plays a different role — from layout formation to construction permission and civic maintenance. A clear understanding ensures your investment is legal, safe, and future-proof.
Always consult a real estate legal expert or use platforms like RealtyLegal.in for end-to-end due diligence before buying or building on any land in Karnataka.
