Residential Plots for Sale in Bangalore – BIAAPA Approved

Published: 20 August 2026 | Updated on: 21 August 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property — 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.

This is an opportunity to own an individually titled A-Khata plot in a developing part of North Bengaluru, close to a recognised sports academy and an international school. Multiple plot dimensions are available for both residential and commercial use. With BIAAPA approval and RERA registration already in place, these plots are ready for registration and construction, which suits buyers who want to build soon as well as those buying to hold.

Property Highlights:

• Property Type: Residential & Commercial Plots
• Plot Sizes: 30 × 40, 40 × 50, 20 × 30 & Odd Dimensions
• Approval: BIAAPA Approved
• Registration: RERA Registered
• Khata: Individual A-Khata
• Status: Ready for Registration & Construction
• Nearby: Padukone-Dravid Sports Centre & Stonehill Area
• Suitable For: Residential / Commercial Use
• Investment: Suitable for End-Use & Investment

What BIAAPA approval means for this plot

BIAAPA is the Bangalore International Airport Area Planning Authority, the body that governs planned development in the belt around Kempegowda International Airport. When a layout carries BIAAPA approval, the plot sits inside a sanctioned plan with defined road widths, civic amenity reservations and land use — the same discipline you expect from a BDA layout, applied to the airport region. That is a meaningful safeguard against the unapproved and revenue-only layouts that still surface in North Bengaluru. It is worth understanding how these approvals rank against each other, which our guide on BDA, BBMP and gramathana property sets out in plain terms.

Where these plots sit: the North Bengaluru airport corridor

The airport belt has been one of Bengaluru's most consistent growth stories, carried by the airport itself, the Devanahalli business and aerospace parks, and steady road and metro spending along the northern axis. Demand here comes from a mix of end-users who want a plot to build on and investors positioning ahead of infrastructure. The nearby Devanahalli plot market gives a sense of how values have moved, and our note on property near the Bangalore airport explains the demand drivers. Treat any "X minutes to the airport or to the tech parks" claim as indicative and drive the route yourself at your real commute hour before you decide.

Individual A-Khata: why it lowers your risk

The single most useful phrase in this listing is individual A-Khata. It means each plot has its own khata in the municipal or planning authority record — not a shared or bifurcated khata across a survey number, which is far harder to finance and transfer. A-Khata plots are eligible for building plan sanction and for home loans from mainstream banks. If the distinction is new to you, our A-Khata plots buyer guide walks through what it is and how to confirm it.

Plot sizes and who each suits

The layout offers 30 × 40 (1,200 sqft), 40 × 50 (2,000 sqft), 20 × 30 (600 sqft) and some odd dimensions. A 30 × 40 is the classic Bangalore independent-home size and the most liquid on resale. A 40 × 50 gives room for a larger home or a duplex with parking. A 20 × 30 is an entry-priced footprint or a compact commercial use. Odd-dimension plots often carry a keener rate and can be good value if the shape still gives you a workable building envelope after setbacks — confirm the buildable area with an architect before committing.

Legal checks before you buy

Even with BIAAPA approval, verify the paperwork yourself. Cross-check the RERA registration and the land title as described in our guide on how to check land title and RERA approval for plots. Pull a fresh encumbrance certificate for at least 13 years, confirm the DC conversion order if the land was agricultural, and collect the full set of documents required for plot registration. Confirm the individual A-Khata is issued in the seller's name and matches the sale deed.

Pricing, guidance value and finance

Per-sqft pricing here depends on plot size and position, so ask for the current rate rather than relying on a headline number. Before you negotiate, check the official guidance value on the Kaveri portal for the area, since registration cost is calculated on the higher of guidance value or transaction value. A-Khata, RERA-registered plots are generally straightforward for a plot loan; run the numbers through our home loan EMI calculator first.

Who should buy here

This suits an end-user who wants to build a home in a planned, well-connected part of North Bengaluru, and an investor who wants clean title in the airport growth belt without the pricing of the central city. The commercial-use option also fits a buyer looking at a small retail or office footprint near the school and sports-academy catchment.

Due-diligence checklist

• Individual A-Khata in the seller's name, matching the sale deed
• Valid RERA registration for the layout
• BIAAPA-approved sanctioned plan with the plot number marked
• Encumbrance certificate (13 to 30 years), no active lien
• DC conversion order if the land was agricultural
• Latest tax paid receipt and guidance-value check

Frequently asked questions

What is BIAAPA approval?

BIAAPA is the Bangalore International Airport Area Planning Authority. Its approval means the layout is part of a sanctioned development plan for the airport region, with proper road widths, land use and amenity reservations.

Are these plots A-Khata?

Yes. Each plot carries an individual A-Khata, which makes it eligible for building plan sanction and bank home loans, and simpler to transfer than a shared khata.

What plot sizes are available?

Sizes include 30 × 40, 40 × 50 and 20 × 30, along with some odd dimensions, for residential or commercial use.

What is the price per sqft?

Pricing varies by plot size and position within the layout. Contact OneCity Property for the current per-sqft rate and always compare it against the area guidance value.

Can I get a loan on these plots?

A-Khata, RERA-registered plots are generally eligible for a plot or composite loan from mainstream banks, subject to your profile and the plot's documentation.

Property details are as shared by the owner or seller and should be independently verified before purchase. Price, dimensions, khata status and approvals are indicative and subject to confirmation from the original documents. OneCity Property acts as an advisory and is not the statutory authority for any approval.