BBMP Rajakaluve / Storm Water Drain Maps
BBMP has published the Rajakaluve Maps for reference. The information uploaded is organized in three folders Bangalore East, Bangalore North and Bangalore North Add. Each of these folders are further organized by village name. The documents are in Kannada and not optimized for web viewing, however if there is a storm water drain passing through a survey number the file name includes the survey number. Some of the village level folders also contain the village map which gives you a rough idea of the SWD. Its difficult to interpret these maps and if you find your survey number its better to approach the revenue department for more information.
SWD / Rajakaluve Maps for Bangalore East
SWD / Rajakaluve Maps for Bangalore North Set 1 & Set 2
BBMP has separately hosted more detailed information for certain survey numbers which are affected by the current encroachment drive.
Circular and Encroachment Details from BBMP – contains detailed measurements of the SWD
you are all asking questions about rajaluve/SWD, lakes etc and i am also answering only in that context. but around bangalore if you want buy any sites ( sarrounding villages ) you should also check CDP ( comprahensive development plan) of Bangalore done by BDA. to check this go to BDA after 3.30, second fllor TPM section. there yourself can see the maps. but you should know the village name . because near lakes there will be valley zone or sensitive zone for which the bda must give NOC. and also NOC from lake development authority.
docs to check before buying an apt /site
1. parent deed
2.bld. plan sanction.
4.khatha extract (there is nothing calle B khatha)
5. encumbrance certificate
6.commencement certificate ( for apts)
7.occupancy certificates ( for apts)
8.compounding fee ( fees paid for regularising any deviation from sanctioned bld. plan)( for apts )
9.joint development agreements and GPA sharing agreement ( for apts)
Could you please help me to find any issue with Prestige Ivy Terraces, SY No 75/2. It comes under Varthur behind new Horizon College
Dear sir, I have purchased flat in ward 11,survey 66 ,singapura village,yehlanka hobli.one nala is passing through this survey.my flat is in Shriram sameeksha.which is just on the edge of survey 66.can you please confirm if there any issue either from front or the side of the apartments.it is visible in Google map.
Could you please specify if there are any issues with Sumadhura Silver ripples ? Its located in Whitefield .
Eg. Raja kaluve , lake invasion, government land encroachment
Yes 4 blocks r encroaching 2 secondary drains.
Can you tell which 4 Blocks comes under that.
Dear sir can you please help how can we construct house when there is rain water drain next to site.
Is there any rules in this particular area ward number 181 khata Number 166 ?
We have shortlisted a property and paid nominal advance also, however we are facing some issues now.
1. This is a corner property on one end of the survey as per map with road and some left over space as per layout plan.
2. There is a Kaluve (not sure which type it is, i.e rajakaluve, secondary or territorial…etc) on the nor th side and east side at some distance, we want to make sure its not in the buffer zone before we proceed.
3. Some say it is a man made kaluve, and not a rajakaluve as per village map. This was constructed around 2 years back and work is still in progress of that project
4. Also to note, this layout is a BDA approved Layout during the formation of the layout some where in 1990s., so now my question is that is it ok to proceed or still we need a NOC from BDA and Lake Development Authority?
5. Besides if we get a clarification from City Survey Dept, will that suffice?
Could you please help me in knowing if Mantri Glades in sarjapur road has encroached any raja kaluve/lakes
hi..did You have any information about mantri glades
I want to know about lake paradise apartment , which is located in spice garden layout marthahalli. The lake present is munekolala lake. Please help me out
Please help me to find is it safe to buy flat in RR nagar details are below
Dist.Bangalore south, hobli.kengeri-4, village. Pattanagere, sy.no.55,
Record says BBMP approved
Will it come under Raj kaluve?
Are high rise apartments (around 10 floors) not allowed in valley zone or sensitive zone? Or just BDA NOC is required.
i seek your advice on a BDA plot bought in corner auction from BDA in HSR layout a couple of years back.
i have got all the documents from BDA including NOC/ BBMP Khata. I got a new CDP release map on whattsapp from friend in which, i foind that my cormer plot is falling in the buffer zone of the drain passing near my plot at about 11 to 12 mt distance..request your advice
I want to buy a site at pattangere in Syno. 10 after 35 meters from the site (plot) there is Rajakaluve I don’t know which type of Rajakaluve it is please help me out .. Request your advise
I see 6Meters of my site which is 12Meters, falling under buffer zone of ternary SWD, will i get a approval to build?
Hi A. Rajendra Kumar,
I am planning to buy a property(Flat) in RBD still water appartment in A block. The property is built next to the lake and there is a drain which passes through the boudry wall of the appartment which connects Harlur lake to kasavanhalli lake. The distance from this drain an appartment would be around 15 mtrs. Could you please suggest should I proceed further or not.
Planning to buy a house located behind the new RTo office at Bhattrahalli area.. Exact address is given below for your ready reference, No. 12, Sai Gardens, Medahalli village, Katha No. 72 / 12/ 258.Survey / property no. 71 / 1 B.
Pl note that there is Raja kaluve running behind this propoerty … We would like to know if there is any buffer zone to be left untouched around such raja kaluve etc…
Request your guidance to decide upon this porperty deal…
Dear sir, with great difficulty I purchased site at nagarbhavi, vinayaka layout in the year 1994. Just three months back I retired and want to construct house with my retirement funds. But I came to know that there is secondary drain at a distance of 40 feet from my site. They are not ready to clear. Kindly advise me
Dear Prasad, I am also suffering from same issue, they are not approving our building plan in vinayaka layout.
Let me know your contact number.
Is this BDA site?
Hi how are you able to determine secondary and primary drains?
You are really doing a good work by helping people.
I want to buy apartment in Sy No. 33/1 (P), 33/2 of Harlur Village & 30/8B (P) of Kasavanahalli Village, Varthur Hobli, Bangalore East, Karnataka 560035.
Can you tell if we should buy in this project or not since it is near to lake. 30m away from lake.
Can you also give your mobile number for contacting you.
some one else enquired about the same plot.
for sy no.s 33/1 and 33/2 of Haralur village, bordering this propperties towards west is lake. If the project is sanctioned long back then from the lake set back is 30 mtrs. at present the setback is 75 mtrs which is issued by supreme court and the state govt. thinking of filing an appeal. my no. 9886153446. i also have a face book a/c. From the village map and google map south side set back looks OK. but north side the set back from the lake is not much. so your property is on north side please do double check.
for sy. nos. 30/8B of kasavahalli, this sy. no. is also bordering lake towards west. if your property is on extreme east side it is OK. But if it is on west side it is very risky. because there is storm water drain, secondary drains, and foot road running from north to south towards west side. All these are B- karaab. it means it is govt. property. From the google map it looks like they have not left any space for secondary drains and foot road. so my opinion is if it is towardsnorth, north west and west it is risky.
Thank you for providing your analysis/observation.
Request to kindly advise if the property located below comes under SWD or Rajakaluve marking.
Taluk: Bangalore East
Hobli: KR Puram
SY No: 52, 53 54
Thanks & Regards,
sorry for replying late. was not keeping well.
now as per village map,
in sy. no. 52- there is a secondary drain on the N-W side of this sy. no. And also there is one well which is B-karaab.
In sy. no. 53- there is SWD towards north, N-W and N-E and also one well which is B-karaab
In sy. no. 54- there is SWD towards N and N-E , S-W and 2 wells which is B-karaab.
As per google map super imposed on village map by sy. department,
in sy. no. 52- slight encroachment on N-W and and no karaab land left for well.
in sy. no. 53- looks like blds built on N, N-W, N-E side. encroached drain and wells.
in sy. no. 54- the whole sy. no. looks like there are partial blds. at place on N-W side there is a well and bld is built on that. encroached upon. there is a well on N-E side. nothing is constructed on it.
Advice: if you see the news papers of today they are not only clearing the encroachemnts of Rajakaluve, but also occupied places of B-karaab lands. because now the land rates are very high, the govt by retrieving those Govt. property so that they can use for their use.
Dear Rajendra Kumar,
Can you please for SS Felicity Homes apartment located in Borewell Road Whietfield Nallurahalli Village with Sy No. 50/4A, 50/4B & 50/4C
Kindly help me to locate on my request, please confirm if I can refer any material.
as per village map there is a SWD running from N-E side towards west of this sy. no and this drain is located mostly on N-E, N-W and some upper partof S-W of this sy. no.
as per google map super imposed on village map
on N-W side, N side all along the drain looks like villas are built. all will be destroyed. who is this builder? he has totally cheated the people and completely mis used the govt. land
there is a Palm meadows club and children school in this property. Is this the same property you are referring to?
Dear Rajendra Kumar,
Firstly thanks for your support.
there is no palm meadows club near this property, as per sale deed the provided survey numbers situated at Whitefield Village, K.R. Puram hobli, Bangalore East Taluk.
Please verify as per above details.
since you had mentioned nallurahalli village I checked into that village.
now in whitefield village map in sy. no. 50 towards north there are two secondary drains. towards west also there is one secondary drain . and in S-E corner there is a cart road. when I checked into google map they do no show any encroachments. and Towards S-E corner there is a road and and the karaab land they have not touched. that is good. but in the google map they do not show any encroachemnts as far as drains are concerned. but still if your property is on north side and west side better do a thorough check. if my finding of your location is correct towards N-E there is Dodsworth layout and towards south there is whitefield skyline. am I correct?
Thanks for your response, yes it was my bad when I given details initially. on west side of apartment there is a drain connecting between nallurahhali lake to Varthur lake back water, Drain width is between 11Ft to 15 Ft.
Direct me how do I details about this drain.
As per the village map and google map this S.S.Felicity homes is (looks like) towards the west side. Now as per your records 5o/4A is 25 guntas ( 1 gunta= 1089 sq.ft) and karaab in this sy no. is 4 guntas. In 50/4B out of 12 guntas, 1 gunta is karaab. in 50/4C out of 12 guntas 2 guntas is karaab. so in all there is 6 guntas of karaab. now you have to check whether the builder has left vacant and open this karaab land of nearly 6500 sft. to know exactly this visit to the sy. office of K.R.Puram is necessary. If you want I can arrange that send sms on 9886153446 or contact me on facebook.
About the other thing is, about the drain from the map it looks like secondary drain. the width is less than 10 mtrs. now the question is if this project has been sanctioned after 2008 the setback should be 20 mtrs from the edge of the drain. as per the village map the drain is around 16 mtrs ( approximately) from the boundary of sy. no. 50. but as per google map the project has come up very next to the boundary. this has to be verified thoroughly. since you are investing your hard earned money on that better do a thorough check. from the info given by you and with the knowledge I have, I have given every iformatiom. But at present As per BBMP records this sy. no. is not on encroachment list. goodluck
1. What is the SIZE of Secondary drain?
2. What should be the Minimum distance from the Secondary drain?
3. What is difference between kaluve, raju kaluve, SWD and halla?
4. Is every kaluve and halla is SWD?
5. How to identify the kaluve, raju kaluve, SWD and halla in KMZ file or village map?
sorry for replying late. was not keeping well.
1.the drains which are joining the main drains are called secondary drains. normally the width of those drains will be less than 10 mtrs. the exact size will be known through survey records only. because the size may vary from drain to drain and place to place.
2.previous to NGT order it was 20 mtrs from centre on both sides . now for future approvals it is 35 mtrs from edge on both sides.
3.the meaning of kaluve is small drain, meaning of rajakaluve is big drain, SWD is english name for rajakaluve, halla is the terminology used in village maps for rajakuve or SWDs
4. Again it depends on the size.
5.the kaluve, rajakalve, SWD, halla are shown as stream in KMZ file. all kaluve and rajakaluve are referred to as halla in village maps. you refer the village map shown on web site at the begining. there are red marked lines which are swds.
Thanks for your detailed explanation about the differences and making us more aware. So, from your comments I understand that anything identified on village maps as Water Body, Halla, Stream, drain or lake are all risk zones and any property within 35 mtrs from the edges ( even though BDA approved plan ) are illegal and can be demolished at anytime.
Just wanted to reconfirm. Thanks for the help.
What is the width of primary, secondary and tertiary drains in BBMP limits. MOST URGENT
Read the previous comments n felt very happy..thank u very much for helping the Bangaloreans..we r planning to book a flat in Poormapragna layout , Uttarahallihobli, which comes in Vaddarapalya village Survey No 14 site no 81 82 83..please give the details of this survey number..
sorry for replying late. was not keeping well.
survey no 14 is safe. no drains no karaab land . you can go ahead. please check with BDA whether it is notified or not.
best of luck
Thank you so much Rajendra
….also could you please let us know about sy no 23 as this is near by our house about 20 Meter.
you have mentioned only sy. no. 23 and mentioned any thing about village hobli etc. this is a third party website. so i do not have your old information.
I am planning to buy a site in survey no 7, venkateshpura, yelhanka, Please tell me, whether this will come uder rajakaluve.
looks Ok . as per village map there is secondary drain running towards lake from west to east. from google map there is mud road towards north and they have not any space for drain and some body has constucted a house. preferrably make a buy towards south from centre. but check the CDP. i think this is in Agriclture or gree zone or valley zone. better go to BDA after 3.30, second fllor TPM section to check the map. also check whether the lay out is converted for residential purpose.
You are doing a great job by helping lot of prospect property buyers.
Thanks a lot!
I am planning to invest in Bren Edgewaters. Complete Address is
Sy No. 33/1 (P), 33/2 of Harlur Village & 30/8B (P) of Kasavanahalli Village, Varthur Hobli, Bangalore East, Karnataka 560035
Can you please guide me whether I can go ahead with this property or not as this is lake facing property.
Waiting for your response.
Thanks in Advance.
for sy no.s 33/1 and 33/2 of Haralur village, bordering this propperties towards west is lake. If the project is sanctioned long back then from the lake set back is 50 mtrs. from the village map and google map south side set back looks OK. but north side the set back from the lake is not much. so your property is on north side please do double check.
for sy. nos. 30/8B of kasavahalli, this sy. no. is also bordering lake towards west. if your property is on extreme east side it is OK. But if it is on west side it is very risky. because there is storm water drain, secondary drains, and foot road running from north to south towards west side. All these are B- karaab. it means it is govt. property. From the google map it looks like they have not left any space for secondary drains and foot road. so my opinion is if it is towards west it is risky.
Hi Mr Rajendra,
I was going through your valuable comments towards prospects reply. i would like to understand According to village map of harlur 33/1 and kasavanhalli, 30/8B whch is edgewaters survery no, West side of Property is lake and not in north side.
Rajkaluve is in Kasavanhalli village map near survey no 30 which is very far from Edgewaters north side boundary and is clear from below link.
http://landrecords.karnataka.gov.in/service3/Lakeencroachment.aspx/1911632 (Harlur and Kasavanahalli Village map)
According to New laws, Every project has to leave 10% of total space for Civic amenities, for which Karab land towards north has been left.
The documents available with me says that project approved in 2015 Jan, and bylaws of that year says, 30m buffer zone from lake pheripery is must. From your side its 50m even it is very old Approval, Can you please clarify that, how you reach that conclusion and which document you are referring? It would help me to verify the documents accordingly.
Thx a lot Mr. rajendra i also about to ask this question from you, as i checked with my legal person also he told if plan is section before 2016 then its 30 mtrs buffer zone is require from the lake and i seen BBPM approve Plan also the buffer zone is same and i personally measure that project lower side boundary is 30 mtrs far from the lake and Main building is around more then 90 mtrs far from lake because its in stream East corner.
and towards North they left MT land as u are telling that is Kharab land
And towards south they have Road.
So as per My lawyer there is no Risk for investing the Money after your Reply its confirmed MY money is Safe
Thx a lot sir
yes Ruchikar, i stand corrected. it is 30 mtrs before 2016 june or july. now it is 75 mtrs. it was wrongly announced by a revenue official as 50 mtrs. after it was clarified as 30 mtrs. good luck.
I am planning to buy a flat in Bren edgewayers. Can someone lease clarify if its safe to go for it.
Hi Rajendra Kumar,
I am planning to buy plot in RBD Rainbow drive layout which is located on Sarjapur Main road.Could you please tell me if this layout has issues with SWD ,buffer zone etc.
you have to tell me in which survey no. village and hobli this lay out is formed. From the name of the lay out it is not possible to find out. you will get this information from the developers.
Hello Rajendra Sir,
I could get the below information,I will be greatful if you can suggest if this property is worth investing or i can give it a pass:
Name of the Property:Rainbow Drive RBD
Khata Number: 894/874/91
Address:Survey No 11,Site no:91,Junnasandra Village,Varthur Hobli,Bangalore East Taluk
Request you if you can also check for survey no 10/1&2 as the club house is located in this.
both 10 and 11 seems to OK . there is no drain or any karaab land. good luck
Hi Rajendra…Could you please help here…….
I think you are lookin for a plot in kittiganoor village. if this is so I have already replied on sep.21 itself
As currently being out of country, not able to go to Revenue dept and not able to interpret the map properly, can you please help with this? This is map for “MunneKolal” in “Bangalore East” from the link given.
Folder contains survey number 33.
Is Survey number 33 good here? what are survey numbers good/bad in the vicinity of 27,28,33,34 (Halla Area ?)
What is difference between kaluve, raju kaluve, SWD and halla? is every kaluve and halla is SWD?
Appreciate your help.
Thanks a lot!
looks like you are buying bulk of bangalore. good luck
sy. no. 27 : there is one secondary drain flowing from north to south as per village map. From the google map looks they have not left any space for drain. and many buildings have come over them. so it is risky.
Sy. no.:28: there are 2 secondary drains flowing from north to south from top to bottom. Looking from google map it is fully developed and also looks like it has swimming pool at centre. God save them. looks like they have constructed all over the secondary drains which is B- karaab and govt. property.
Sy. no.33: At the centre there is secondary drain in a bulged form. From the google map they have left the space for that. I think overall it is OK.
Sy. no: 34: There are 3 secondary drains in this empty plot as per village map. as per google map it is empty plot and only one secondary drain visible at the centre. other 2 drains not visible. But still you can buy in this sy. no. leave out these 3 drains and make investment. you should remember whenever I say secondary drains, for future projects coming sarrouding them have to leave a set back of 35 mts on both sides of drain. and they are not supposed to put up any structures on them. other thing is the area where this drains flow is called B- karaab land and it belongs to govt. the owner of the land does not own that and he does not have right to sell or alter that.
kaluve: kannada word for small or medium drain
Raja kaluve : kannada word for Storm water drain
SWD : storm water drain
halla: in village maps they use this word for drain, rajalauve, SWD.
Not all halla is SWD. It could be any type of SWD. Three types in SWD. 1. primary drain.2.secondary drain 3. tertiary drain . all these are called a halla in village maps.
we are planning for a flat in Prestige Ferns Residency project in Harlur road. It is spread across multiple survey numbers 14/1, 14/2, 14/3, 17, 18, 19/1, 19/2, 19/3, 20/1, 20/2, 20/3, 21/1, 21/2, 21/3, 23/1, 23/2, 23/3, 23/4, 24/1, 24/2, 24/3, 25, 26/1, 26/2, 27, 28, 29, 30 in Harlur. Could you please share your feedback if it is okay to go with this project or if there are in issue like raja kaluve, korakalu halla, SWD, etc.
please tell be the hobli and taluk or at least tell me which part of bangalore.
I really appreciate your effort on this.
Info regarding Prestige Ferns Residency is as follows : Haralur Village Varthur Hobli Bangalore East Taluk Bengaluru District.
Kindly respond on the query regarding Prestige Ferns Residency in Haralur Road. Also kindly help regarding their new tower…Tower 23. Are there any lake encroachment or storm water drain issues with this tower and also the entire project?
Thanks a lot for helping Bengaluru people
Could you please tell me if Rajkulve is there in Sy, 49, 50, 51, 52/2,
Am aware of the lake in survey 52, but would like to confirm if there are any Raj Kulve on the above survey
District: Bangalore Urban
Taluk: Bangalore East
sy no. 49: this property is adjacent to lake on north and east. so there will be buffer zone of 75 mts from lake. do not purchase in this area.
sy. no. 50: No lake adjoining this property. but there is a “cart road” running from north to south as per village map. and this is B- karaab and govt. property. so please be carefull
51; adjacent to lake. towards north. so buffer zone of 75 mtrs. also a “cart road” as per village map from north to south on west side . this is B karaab and govt. property
52: you are right sy. no. 52 is lake.
I am planning to buy apartment in aashraya Citadel located in Survey No. 55/1, Kumbena agrahara Belthur Colony Kadugodi post, Landmark: Near Sri Sai Baba Ashram. Can you please verify whether is there any Rajukaluve going near by.
safest of safest go ahead. no drains nothing. best of luck.
Hello Rajendra Kumar,
I am curious to know any presence of SWD/Rajkaluve here.
Layout Name: Asha Greenrich
Village Name: Chagalatti Village, Jala Hobli, Bengaluru North Taluk (Marenahalli Village Panchayath)
Survey Nos: 63 & 64.
Would appreciate if you could guide me whether should I buy a site at the below given layout. Also if possible provide me the Village Map of the same, as I could not find it on BBMP website. Thanks in Advance!
both sy. nos 63 and 64 are safe. good luck go ahead. for village map through this link you can get any village map of karnataka. link is http://landrecords.karnataka.gov.in/service3/
Thanks a ton for your response Rajendra. Appreciate your efforts helping people 🙂
Hi Satish ,
Any idea what is the cost of the plot you are buying. Evenin I am planning to buy and dont know the market rate for me to buy at the right price.
Hi Rajendra Kumar,
I purchased the Site in Sy no 22 of Kithiganur village near KR puram and Bidrahalli Hubli and constructed the house in village.this will not come in BBMP area but I would like to confirm whether this area contains any Lakes or Rajakaluvey ,Kaluvaes . I would like to know whether this property is legal or not?Could you please help here.
Hi Hi Rajendra Kumr,
I purchased the Site in Sy no 22 of Kithiganur village near KR puram and Bidrahalli Hubli and constructed the house in village.this will not come in BBMP area but I would like to confirm whether this area contains any Lakes or Rajakaluvey ,Kaluvaes . I would like to know whether this property is legal or not?Could you please help here
Sy. no. 22 of above village is safe. absolutely there is no rajakaluve or lake in that. in that sy,. no. in two corners of east and west as per village map there is foot road ( it is called kaalu daari in kannada). that is karaab land. but that is very small. no problem. no one is bothered about these. either BBMP or govt. good luck
I have read previous all comments, Thanks for helping people in bangalore.
I’m planning to buy a flat near to Sri Sri Tennis Academy in HSR layout. (Sector 7, HSR Layout, Bengaluru, Karnataka 560068).
Google Map: https://www.google.co.in/maps/dir/”/email@example.com,77.5727437,12z/data=!3m1!4b1!4m8!4m7!1m0!1m5!1m1!1s0x3bae14a2a843a24f:0x72d6a415c3e96560!2m2!1d77.6427842!2d12.9016181
Please let me know if the HSR layout sector 7 is affected by rajakaluve.
It is very difficult to tell with the above city address. If you are buying a apt you just call the marketing prople and ask them the apt which is coming up is in which survey no. which village, which hobli and which taluk. 100% they will be having information. even it is in BBMP limits and has BBMP katha priviously it belonged to a village. after it is developed they renamed them in some imp peoples name. why where the city railway station and kempegowda bus station which is called majestic had belonged to a villge and had a name. the information of rajakaluve and lakes and B karaab are all in village maps under various survey no.s. and this village map is super imposed on google map with present structures. Not the onegeneral google maps we see along with roads ,malls, land marks etc. special google maps made for survey department.
about village name and other info will get in nearby corporation office also.
Could you please help me in “SLS Silicon Valley” apartment situated at Sy. no. 88/1 & 88/2 Belathur Village Bidarahalli Bangalore – 560067. Is there any encroachment issues in same location. Your help and reply is much appreciated.
Sandeep Kumar Varnwal
in the village map it shows there is a drain toward south side of this sy. no. when I cross checked in google map there is a road towards south passing from east to west. towards the north of this, adjoining to this road there is a rajakaluve. from the map it lloks like that the builder has encroached the drain. preferably you buy the apt towards utmost north of this sy. no. 88. sub nos are not shown in map.
Hi Rajendra ,
Can u please help me for SLS signature project . it is near Panathur , near marathalli outer ring road .
survey number 74/1 , 74/2 , 74/3
Very much thanks in advance ,
Hi Rajendra Please help with the survey numbers . i need urgent suggestions .
sorry for replying late. was not keeping well.
as per village map, there is foot road passing in this sy. no. coming from bellandur towards village. it is on north and west side. so there will be small karaab land which belongs to this foot road and this should not be used for residential use.
as per google map of survey department,
looks like some apartment complex has come up on west side. and they have not left any karaab land for this foot road. all this i am referring to sy no. 74 of panatur village only.
Thanks Rajendra , It helps a lot and thanks again for your active support . As this apartment is on three survey like 74/1, 74/2 Can we know on which survey the karaab land exists . Is it possible to find out ? So can we confirm and be assured that there is no Raj kaluave or lake and water body encroachment for this survey numbers ,
Thanks a lot again .
From the information available here it is not possible. for this you need to go to concerned taluk office to find the exact details. contact me on babu_rajendrakumar at rediffmail. i will give more info
I have purchased flat in Pranava’s BSR gitaar, is it has any risk with Rajakaluve
you have to tell me the sy. no. village and hobli. otherwise it is difficult to tell. you will get this info from builder if it is an apartment.
First of all, thanks a lot for your guidance on SWD.
I would like to know about this survey no: 60/6, Hebbagodi, Attibele Hobli, Anekal Taluk.
Any issue in Survey number : 60 /6 and surrounding areas.
As per village map in sy no. 60 no drains but a “cart road” running from north to south. there is quiet a bit karaab land. identify and buy. use this link to see the village map and then go ahead.link
Thanks a lot Rajendra, and confirming no issue in this.
60/6 is BDA approved project.
Yes, cart road is there in which, public vehicles are commuting.
I am planning to buy a resale apartment in Ejipura. Just wondering if you can help me
check if the property has Raja Kaluve issue. The address is Sy NO 13 of Eejipura
Village, Beguru1 Hobli, Bangalore South Taluk. It’s Project by Sri Durga Palmgrove.
Your help and reply is much appreciated.
As per the village map there is big drain/rajakaluve on eastern side of this sy. no. I also checked the google map. looks like there is no encroachment. if your aprtment complex is coming towards the eastern side of this sy. no. 13 please do once more recheck. best of luck.
Thanks a lot for your reply and response. My apartment is 9 year old Apt on
North-East narrow side of this survey. As you rightly identified, there is no
encroachment, but the big drain is adjacent to Apartment complex(Sri Durga Palmgrove) and functional
with no buffer zone. Do you think the NGT buffer zone will apply to this as this
is 9 year old property and buffer zone is getting enforced prospectively and
retrospectively i.e. for new construction and new Approvals only?
Thanks again for all your time and patience.
In 2007 BDA released a ” COMPRAHENSIVE DEVELOPMENT PLAN” ( you can see this BDA website). After that every one has to adopt the guide lines of that map. The directions were 50 mts is buffer zone for lakes, have to leave 35 mts from the cetre of PRIMARY DRAIN on both sides, 20 mts from the centre of SECONDARY DRAIN on both sides and for TERTIARY drains 15 mts on both sides from the centre. these speciffications were changed after NGT order for lakes 75 mtrs, for primary drain from ” EDGE” not from centre 50mts, for secondary 35 mts and 20 for tertiary drains.
PRIMARY DRAIN: means drains connecting two lakes, SECONDARY DRAIN: means drain connecting to PRIMARY DRAINS. TERTIARY DRAINS: means small drains connecting to either primary or secondary drains. Now this classification is done by survey office depending on the width of drains as per their survey records. At present they are classifying it only on width. and have not published any data on this. Now this BUFFER ZONE means if your own property is there adjacent to these drains or lakes you are not supposed to put up any construction. but it will be your land. for this setback you will get TDR or if the plot is big and you are constructing a apt complex or lay out you can use set back land for park purposes not put up any buildings. Now the debate going on is, this is applicable to prospective projects, and if the adjacent plot is small what the property owner will do? the governemnt should acquire this land, pay the compensation to owners or give them the alternate plot. for which the govt is not ready and if this is so they have to pay huge compensation all over Bangalore . to clear all these doubts they are going appeal against NGT order to clarify all these things. till that time all of us should wait. And my feeling is they will be able to convince the court to apply these rules to future projects only.
Very lengthy reply. I hope you will be able to understand.
Hi Mr. Rajendra Kumar,
Your answers/ explanations are very useful. According to this I understand that for buffer area left in the case of drains, we would be entitled to get TDR. Can you please help us with the document in which it clearly mentions about TDR applicability for drains? I searched in zoning regulation RMP 2105 I could it find anywhere that the land owners would get TDR in the case of buffer area for drains. Please help
Could anyone help me to buy a flat “SLS Silicon Valley” apartment situated at Sy. no. 88/1 & 88/2 Belathur Village Bidarahalli Bangalore – 560067. Could you please tell me, is there any encroachment issues in same location. keep looking for response.
Sandeep Kumar Varnwal
Dear Mr. A.Rajendra kumar
Please let me know whether Jakkasandra ( 14th Main Road, HSR Road ) near Vandana Appartment, Opp. to Agra lake has notified in any of this form. ( Sy. Nos. 49/11,12,13,14 )
1. Storm water drainge
2. Lake authority
towards north side there is a secondary drain running down towards west of this sy. no. there is a large vacant space at the centre. so which side your porperty comes. sub no.s are not shown in the maps. only in taluka oofices in sy. sections it can be clarified.
please help me to know SWD in Golden Gate liberty acres , INDALABELE village , of Anekal Taluk Survey no 81/82/83.
It seems builder has created road on top of SWD.. is this OK?
Pls. tell me what is the difference between Halla and Rajakaluve?
cyan color line in the revanue deparment maps is it call SWD or Rajakaluve?
rajakaluve is storm water drain. halla is a pond with or without water in it.
Thanks a lot Rajendra , in the revenue map , a small line passing thru the site , and it is mentioned as Halla , Its Villa project approved by BMRDA , Should be there any concern ?
this small line you are referring is , is it a dotted line or continuous one? dotted one is foot road, continuous is secondary or tertiary type of SWD. if it is mentioned hall in village map means it is rajakaluve only. make sure , in the map have they left space vacant? or else you please send me the village name and hobli and taluk details. i will be able to tell you exactly
thanks for your support
INDALABELE village , of Anekal Taluk Survey 83
pls. help !
Halla is the name for SWD in village maps. in general halla is a pond with or without water in it.
Writing to seek your advise on a property that I was planning to buy. Its an independent house in Lakshmipura village, yeshwanthapura Hobli. Sy no. 12/c. Its around 15 meters from the lake. Property owner says since its in Panchayath limits and plan was approved in 2014 It does not apply to NGT rule. Please suggest what should be done.
towards west of this sy. no.there is a rajakaluve. you have to make sure the boundary of lake. there could encroach ment of lake. might have problem in future. whether it is in panchayat limit or bda limit or bbmp limit the conditions are same. at present they are not strictly following the NGT. the govt is thinking of going an appeal against NGT order.
I am planning to buy a site at Bagalagunte – ward no.14, Servey no.57. So please advice for lake or rajakaluve.
Thanks & Regards
as per the village map towards east there is secondary drain. But in the google map there are no traces of drain path. so be careful and proceed.
What is the SIZE of Secondary drain & what should be the Minimum distance from the Secondary drain.
kiran they have not specified the size of secondary drain . they are going case by case. it is decided by survey dept, size of the drain as per their records. normally if a drain joins two lakes it is called Maor drain with a minimum width of 10 mtrs. set back is 50 mtr from edge. if a drain joins primary or major drain it is called secondary drain. its size is less than 10 mtrs. set back is 35 mtrs from edge. adrain drain joining seconsary is called tertiary drain. its size is less than 3 or 4 mtrs. set back is 20 mtrs from edge.
Guide on the Rajakaluve , lake encroachments , SWD etc in Ajmera Stonepark , Neeladri Nagar ,Electronic city Phase 1
I am planning to buy an apartment in Gottigetre. Just wondering if you can help me check if the property has Raja Kaluve issue. The address is Sy NO 41/3 of Gottigere Village, Uttarahalli Hobli, Bangalore South Taluk. It’s Project by Nandi Park. Your reply is much appreciated.
I think you should proceed with lot of caution. Because in this sy. no. adjacent to 41 there is a storm water drain towards west. towards east also there is a secondary drain which leads to lake. and towards north there is a rock boulder and that is B karab which is a govt property. so I advice study thoroughly the documents and proceed.
Thanks Rajendra. Your help is much appreciated. I will consult a lawyer and then proceed.
Hello does Keregudadhahalli fall under this?
which sy. no . in kereguddadahalli. lot of secondary drains in the map.
Hi sir, I am planning to buy a flat in kumarswamy layout first stage, there is an rajakaluve around 100- 120 far from the apartment, please suggest me can I buy the flat or wait for some time.
The area is named recently as kumaraswamy lay out. it is difficult to see under that. If you tell me which village and sy. no. i may be able to give info. This info you will get from builder. just ask originally which village this belong and under what sy. no. this apt complex coming up. you will also this info from BBMP office nearby your area
Hi sir, I wanted to know if any rajakaluve passes through survey no 18 of Begur village.
There is no road or rajkaluve passing through this sy. no. 18 of Begur village. I hope you are giving the village name correct. Because there is begur village as well as begur hobli. next to this property is sy. no. 16 and 17. adjacent to these sy. nos. is big lake. if land marks are correct then you are reffering to a correct sy. no.
I have misread the sy. no 19 as 18. please ingnore my above comments. There is no primary rajkalve in this sy. no.18 But this sy. no. 18 is adjacent to begur lake. so there should be buffer zone of 75 mts from lake. it is safe to buy after 75 mts from lake. towards south of this there is a secondary rajakalve is there. and towards west there is a road
Are you talking about laxmi layout. sorry it looks like they have not left any space for secondary drain which goes to lake. it also looks like many blds have come up very close to lake. have not left any buffer zone. risky venture. where exactly you want to in this sy. no.
Hello Mr. Rajendra,
Thanks a lot for looking into users questions and prompt responses.
I ham planning to buy a property in Bhoganahalli village, Varthur Hobli SURVEY NO
Katha No. 20/133, Assessment No. 119/1, 120/2, Portion of BBMP Katha No. 199/161/161
I checked the below link for Village Map but as it is in Kannada could not understand, appreciate your help if you can tell if SURVEY number(119/1, 120/2) comes under SWD or lake drain or lake bed area.
i checked the village map for you. Sy. no. 119 is clear. but in sy. no. 120 towards east there is a road. you have to check in CDP to see the width of road. while buying the property you have to maintain the width of road. and aalso there is a foot road passing through road. that road also has to be maintained. and it looks this property is abetting lake. so you have to leave 75mts as buffer zone from lake. when you are opening a web site of revenue maps, under bhoganahalli you can see KMZ file in which google map is imposed on village map. you can have a better view. if you want more details about this there is KR puram taluk office.it is near kr puram bus stop. there will be a survey department in that. there any surveyor will give you the exact width of road, foot road and lake boundary.
Thanks a lot Mr. Rajendra. This certainly helps and gives a sense of relief.
Regarding the Road I think it is originating from the right side of lake and separating the forest region from lake.
This property(Individual House) I am planning to buy is around 200 meters away from the lake and approx 100 meters away from the road. But I agree it is worth a visit to KR Puram Taluka Office as you suggested.
While I was going through the nallurahalli revenue maps, there is a gross violation of SWD by Adarsh palm meadows, at least 30 villas come up in storm water/water stream map. How come bbmp never objected to it? Are big builders always escape from this mess and only independent houses bbmp demolishes?
Super guys doing grt job giving relevant info, I got required info for my plot.
All the best for new buyers don’t be scare before buying talk to the concerned authority…we can’t expect government guys to work like corporate since SWD was planned during 90’s no point in arguing with present employees of karnataka state government. As our CM has assured that whoever facing the issues with SWD alternate plots will be given contact the right person, If already structure has come up in that location just like GPS we need to educate our builders or owners of the apartment re-routing techniques…thanks to GPS evolution
I am planning to book flat in Nikoo Homes phase 2 in Bhartiya city.
But, after seeing all this it would be better to wait for 3 months and book the flat.
Till now I could not get clearly info from anyone whether Nikoo Homes phase 2 in Bhartiya city is affected as encroachment due to Storm water drain or not…
On net i could see that it is affected by Survey No: 35 and 38.But no where i could get clear picture..
Krish are you booking in nikoo 2? Kindly share your point of view as well. Regards colonel p jha
Please inform me about storm water drains in and around belandur lake. Specifically regarding sy. Nos 18/5, 19, 20/6, and 20/7 of kempapura village, Bangalore East Taluk.
you try with BBMP web site where they have given encroachents in detail. I will give a link where you will get a village map and you can verify the above sy. nos. link is http://landrecords.karnataka.gov.in/.
I checked with the village map. In sy. no. 18 there is a foot path, in sy. no. 19, foot path at two places, in sy no. 20 towards west side there is a drain running. so please verify all these and then go ahead.
I am planning to buy aparmenet in NCC urban meadows 2, yelahanka , Puttenehalli village. Can any one please confirm if it comes SWD.
Survey no: 81, 82
Sir,,, I have south east corner plot(Bda khata) in girinagar banglore South in eastern direction we have 30 width road and southern side we 25 width road after that we have Strom water drain or rajakaluve which is secured by concrete wall both the side of kaluve and it’s present width is also 40 ft wide r8 now our mla is closing the drain with concrete on top side also,,,, my quetion is as per new NGT order and direction to BBMP not issue plans to plot near rajakaluve or SWD 35 mtrs from the edge ofthe drain which is almost 120 ft so what are my future guidence or options I cannot construct,,, I cannot sell as there will be no buyers,,,, y cannot NGT fix or order the compensation package for such plots to local governing body BBMP ,,, my simple question to the Honorable judge of NGT there is 873 kms of rajakaluve or SWD running through out Bangalore 1 km is equal to 3280 feet & assume citizens have 30*40 dimension sites 40 width running through SWD so 3280 ÷40 is equal to 82 odd plots beside SWD per km ,,, 82×873 is equal to 69840 just one side SWD either side calculated 69840×2=139680 in entire BBMP limits rajakaluve or SWD have just 30 feet width road to maximum not more the this as per old rule 15mtrs from centre of the drain which is almost 45 ft 30 feet road & 15 feet drain center point,,, in some zone there no existence of road buildings adjusted to SWD soo if as per new rules 35 mtrs is almost 120 feet from edge of drain,,,, leaving 30 feet width road we cannot construct 90 feet which will further effect next or adjacent two 30 ×40 plots so 139680 × 3 is 419040 four lakhs nineteen thousand and forty family will be effected from this court order this is all approx calculation it may 10% +— so my humble request to whoever had approached to court with PIL ,,,, plz do approach court to provide compensation for such plots my cell number is 9845864777 myself Chandra Shekar
The green tribunal order is questioned in higher bench of Supreme court. so till the higher court passes its order the NGT order is not implementable. And whatever the verdict it is applied as prospective and not retrospective. Since yours is a vacant plot why don’t you try for plan sanction in BBMP and see their reply. you have not said yours is a BDA site or BDA approved layout site or revenue site. If it falls in the first two category you have no problem.
Dear Rajendra Kumar
Sir,,, Thanx for the reply,,,, I tried asking BBMP office girinagar Bangalore AEE he inspected our property and he was also not clear or sure to provide plan or not,,, so in front me only he called his superior officer they informed him there as been issued some circular in BBMp council meeting not approve plans in buffer zone as per NGT order and moreover sir my plot is allotted by VHBS society which they have purchased from BDA from bulk allotment the property is registered by VHBS society to me with possession certificate and for the same plot BDA has issued khata in my name,,,, plz provide further guidence sir,,,, as I cannot construct without plan bcoz I need to go for loan. My second option is to dispose the property but there will be no buyers hope so,,, I have already taken huge hand loan twenty lakhs from private finance to buy this property I am totally confused and financially stressed
Looking forward to here from
Dear Rajendra Kumar
Sir,, I am looking forward for your valuable advice. What are my future options regarding to go head with construction
I really sympathise with you. Don’t worry. you have some positive points. what I suggest is
1. Officialy you apply for a plan sanction with BBMP and take a written reply from them.
2. Through RTI you also apply to girinagar BBMP office asking for the information whether your site next to drain is legal or not.
3. After obtaining the above information, through a good lawyer you file a writ petition in High court making BBMP, BDA and VHBS as opposite parties and try to get a direction from court to these parties to issue the plan. In this case if the BBMP quotes NGT order ( though in some other case the BBMP has said in High court that they are not following the NGT order as it is pending in higher bench in supreme court.) then at least you will get a order from Highcourt to refund your money or an alternative site.
4. Going to state consumer forum against VHBS is also an option ( take this step only if you don’t get any relief from above steps. ) In this coarse you need not pay any court fee.
any more help you need please mail me.
wishing you all the best
Dear Sir,, Thank you very much,, I am much reliefed now will follow your instructions,,
obliged. i am always here to help .
Can someone help to know if Purva Highlands ( Off Kanakpura road) is having any problem with respect to Storm Water Drain pl ?
Can I have mahadevpura Ayyapanagar K.R. puram map. I reside in Ayyapanagar for 20. Afraid after hearing this news. This property was constructed with lots of problems
you try this link http://landrecords.karnataka.gov.in/service3/ and then down load the village map. then take your property records, that is conversion letter from DC. you will know the survey no. and check with the village map, then you will exactly know the path of rajakaluve if there is any. to know exactly where the Rajakaluve in that sy. no. go to a Taluk office where they will issue the RTCs ask for that sy. no.s survey sketch. then you will know more precisely the path . if you can not get in those RTC kiosks, there will be a survey section in every taluk office, there also you will get the survey sketch.
if you tell me the villge and location details I can guide the location of which taluk office you will get.
Can you please help me in Puttenehalli Village , Survey no- 81, 82. Please let me know if it comes path of rajakaluve.
— Enclosed is a copy of the message.
there is no drain or rajakaluve in sy.no.81 and 82. of puttenahalli map.but there is a road running adjacent to this sy. no.s. please see where your property coming and also check the set backs/width for road in CDP 2015,i can send the village map of puttenahalli village if you give your mail id
Please DONT buy any apartment, site or land which doesnt have proper buffer as per current NGT order. Also please check revenue map if rajakaluve or lake is going thru the property. Dont depend on approvals as BBMP has clearly stated it is not their responsibility to check village map and rajakaluve or lakes before giving sanction.
Following is the link of bbmp map, where it is clearly shown that from Sumadhura Silver Ripples, Sy. No 25 is on SWD.
You can visit http://bbmp.gov.in/ . here in land use section 3.15 map(a) Whitefield
you’re right.. It clearly mentioned as drain in the maps.
Sumadhura silver ripples has block A& B built over secondary swd. Builder has encroached an active drain and blocked it.
In some maps there are green lines and a pink link. There is no explanation for what these mean Which ones are the storm water drains and which ones are not? Can anyone give clarity?
I’m planning to buy a flat in sumadhura silver ripples. But when i looked at the bda/bbmp map of nallurahalli(survey no. 25), there is a storm water drain going through G & H blocks of the property(and into club house), but looks like developer has re-directed the drain around the property.. Is it safe to buy flat in other blocks A to F?
As per Revenue department maps, swd doesn’t go through the silver ripples..
But from bda/bbmp maps it does.. How can two govt agencies have totally different maps. which one to trust?
kumar lok properly. Revenue maps link you posted clrealy show SWD in sy no 25, sy no 27 , sy no 28, which says atleast 3 blocks in sumadhura are on secondary rajakaluve
A and B are on another drain, look at village maps
Could any one sent the rampur lake map
Did you check Clear value.in ? how authentic / accurate is this website ?
Do not see bengalorue south maps
Can someone shed some light into SWD from nallurahalli lake to srimantha lake near varthur. I heard that it’s passing through sumadhura silver ripples and shilpitha sunflower property. Any idea, through ehich survey number properties the SWD will pass through near borewell road?
BBMP published survey numbers in their website.. It has nallurahalli as well. Some parts of survey numbers 41,43, 35,0, 23,24,25 have storm water drain.
And what you mentioned is also right swd is connected between nallurahlli lake and other lakes through borewell road.
Can you please send the link to download this survey map where the above survey numbers – 41,43, 35,0, 23,24,25 are mentioned?
For Whitefield area bbmp has not published maps. It only published survey numbers in Whitefield which the swd is passing. you can get this info from bbmp website swd violation section.
To know how these swd’s passing through in whitefields, you can check bda dristi website. It has satellite maps with overlay-ed survey numbers and swd routes.
I do not see Sathanur Bagaluru map in it…In Particular, Byappanahalli jala hobli ? any idea Where I will find this ?
you can get any map in this link.
Hello Rajendra Kumar
Can you pl tell me if, Prestige Falcon development encroached on Doddakallasandra Lake /(Konanakunte Lake), I am planning to buy apartment, on the master plan the lake is next to boundary.
please give me the sy. nos. I will be able to tell you exactly. you will get those sy. nos from builder.