BBMP Rajakaluve / Storm Water Drain Maps
Updated for 2026: Some details from the original 2016 post have changed — one of the source links had gone dead, and we’ve added current context on buffer zone rules and enforcement. Here’s what’s still accurate and where to check today.
BBMP GIS Portal
BBMP’s own GIS map layer shows stormwater drains and their buffer lines directly, letting you cross-check a survey number against the official drain layout.
Buffer Zone Rules (2026)
Rajakaluve buffer zones are legally enforced under the Revised Master Plan (RMP-2015) and National Green Tribunal directives — no-construction zones apply around all drains, with the exact setback depending on drain classification:
- Primary drains (lake-to-lake / river flows) — largest buffer
- Secondary drains (feeding lakes or primary drains) — medium buffer
- Tertiary drains (feeding secondary drains) — 5 meters from the edge on either side is the commonly cited minimum
Always confirm the exact setback for your specific drain classification with BBMP’s Storm Water Drains (SWD) division — buffer distances vary by drain category and can change with local notifications.
Original BBMP Raw Survey Data (2016, still available)
BBMP’s original raw survey maps — organized into Bangalore East, Bangalore North, and Bangalore North Add, further broken down by village — are still the authoritative source of record, though the documents are in Kannada and not optimized for web viewing. If a storm water drain passes through a specific survey number, the filename includes that survey number. Some village-level folders also include a village map giving a rough idea of the drain layout. These are best used to cross-verify what the GIS portal above shows you, not as your primary lookup method.
Karnataka Land Records Portal — the current home for BBMP’s survey/SWD document archive (the original direct-IP links from 2016 now redirect here).
Sample: Village Map of Bhattarahalli, showing the level of detail available in BBMP’s raw survey folders.
BBMP has separately hosted more detailed information for survey numbers affected by its ongoing encroachment drive, including exact drain measurements.
Sample: a BBMP storm water drain (SWD) drawing with exact measurements and survey number details.
Why This Matters for Buyers
Bangalore has an active, ongoing enforcement drive against Rajakaluve encroachments — a recent BBMP survey found over 1,100 stormwater drain encroachments citywide, concentrated in Mahadevapura, Yelahanka, Dasarahalli, Bommanahalli, and East zones. If you’re buying a plot or property in these zones especially, checking Rajakaluve status before purchase is a genuinely important step, not just a formality — properties found to be on encroached drain land have faced demolition action.
Bottom line: use the interactive tools above for a first check, then get an official NOC/verification from BBMP’s SWD division before finalizing any purchase near a drain — don’t rely solely on any third-party map, including this page.
Dear Rajendra,…Request your advice on Prestige Falcon City(near Doddakalsandra, Konanakunte). This project is coming up very close to Konanakunte Lake and also there is a drain(Tertiary Nala) running near the site. Request you to let me know if there is any encroachment.
Regards,
Pls answer this question Mr.Rajendra
Sir, need to know if the nala is adjoining to our compound from all the three sides should we leave the buffer in all the three sides ? Or only in the front.
Dear Rajendra,
Read your comments , found it useful. Thanks . I am planning to purchase villa in RBD still waters which located on haralur road next to Haralur lake. Is this land having any issue or disputes. Kindly help. Also share your no .
Thanks
Monika
Dear Monika
this RBD still waters is spread in 5 sy. no.s namely 64,65,66,67 and 160. towards west there is a lake called lake dew lake in sy. no. 95. every thing seems to be OK. but make sure he has left a setback of 75 mtrs from the boundary of lake. because it looks like project has started after may 2026. if it is before then the set back should 30 mtrs.in future please contact me on rajendralandconsulting.com. good luck
Dear Rajendra Kumar
I am looking for a villa in RBD Stillwater and the villa is corner one closest to Haralur lake. Since it is apprved before 2016, the 30m setback should be applicable. My plot lies in survey 66. Please tell me if there is any encroachment by the builder on the lake and how to measure the setback. Is it from the Lake Fence or Lake walking area?
kindly give me details of Rajakaluve in Ward no 6Thanisandra,survy no 71/1,71/2 and oblige.
hii,please give me details of Rajakaluve encroachment in ward no 6,Thanisandra, survy no 71/1,71/2 and 71/3
Dear Rajendra,
I am planning to buy flat in Saketh Hill side in Gurudatta layout.
property details:
http://www.5elementsrealty.com/saket_hillside.html
could you please advice on the same. Thanks for your help
– Prashant
Dear Prashant
Can you please tell me the village and sy. no. s. these deatils you will get with the developer. without these it is difficult to tell any thing
regards
Rajendra Kumar
Dear Rajendra,
Thank your for your reply. below are the details,
Survey No: 6/1
Location: Hosakerehalli
Builder: Saketh Constructions
– Prashant
dear Prashant
this project is spread in two sy. no.s It is not just 6/1. there is one more sy. no. below 3 which I am not able to make out. any way it seems to be OK. only make sure there is a set back of 30 mtrs from the centre of the drain which is towards east of this project.. and do not buy any parking slots in this set back area. because as per the rules it should be vacant. only park or such things should be done. in future please caontact me on rajendralandconsulting. good day
Dear Rajendra,
distance from drain is 75 mtrs and parking is in ground floor of the same apartment.
thanks a lot for your help.
Best regards,
Prashant JS
Hello Mr Rajendra,
What is the status of Vrishabhavati @ Nayandahalli- Panthara Palya? Is it a primary or a secondary drain? How much set back should be left as buffer zone?
Can a compound be constructed in this setback/buffer zone?
thanks
Manjunath
Dear Manjunath
as far as I know it is a master of primary drains. Since I have seen that intensely there is lot of encroachments from both sides(edges). So first you have to ascertain the true width of the drain at the place where you are looking for and then the setback should be 50 mtrs from the edge. yes compound is allowed but not any permanent structure. If you are loosing bulk of your property, as per new rules you can approach BBMP for TDR of that land. The real width of DRain you will get in SWD department of BBMP. in future if you want to address any questions please contact my blog rajendralandconsulting.com good day
Mr Rajendra,
I am building a house in my site at sy.no 4/5/6 , Varadaraja layoiy, Singapura village,KuvempuNagar ward(ward no.11),Yelahanka Hobli . My site no is 64/1. Kindly check and confirm is there any encroachment.
Regards,
NRaj
Dear Nagraj
In sy. no. 4 towards south is big storm water drain. so there should be setback of 30 mtrs from the centre of the drain
In sy. no. 5 also, towards south is big storm water drain. so there should be setback of 30 mtrs from the centre of the drain and in addition at the centre is a “cart road” that is B karab land and it should be left open.
In sy. no. 6 also there is a “cart road” at the centre and south.and that is B karab land and it should be left open.
so my advice is you better take note of all these things and see that in lay out plan all these things are left open and go ahead. you better have a look over a village map so that you will get a fair view. in future if you want to address any questions please contact my blog rajendralandconsulting.com good day
Hi Rajendra Kumar,
I am planning to buy a Flat in survey no 17/2 measuring 13 guntas & 17/3 measuring 6 guntas, and old sy.no 17/3 new sy.no 17/6 assigned BBMP khata No:6 situated at Horamavu Village,K.R Puram Hobli earlier Bangalore south taluk ,presently Bangalore East Taluk. Please tell me, whether this will come under Rajakaluve.
Could you please help.
Appreciate all your support.
Hi Rajendra Kumar,
I am planning to buy a Flat in survey no 17/2 measuring 13 guntas & 17/3 measuring 6 guntas, and old sy.no 17/3 new sy.no 17/6 assigned BBMP khata No:6 situated at Horamavu Village,K.R Puram Hobli earlier Bangalore south taluk ,presently Bangalore East Taluk. Please tell me, whether this will come under Rajakaluve.
Dear Rakesh
the whole sy. no. 17 seems OK. no drains etc. towards the south there is a road as per village map. make sure the road width as per village map is left over. Because it is a B-karaab land. otherwise every thing is fine.still you have confusion and not clear contact me on rajendralandconsulting.com. good day
Hi Rajendra,
Thanks for ur valuable comments. Where can we find the village map for this sy no’s? Is it good to with B-karaab land.
No rakesh. The area which comes under road as per village map is B-karaab land and it is a govt. land. except the Govt. no one has right over that. and even its physical status also can not be altered.
You will find the village map in Survey department, K.R. Circle. Bangalore Next to UVCE college of engineering.
Hello Rajendra,
First of all thank you so much in your kind response to everyone’s queries. I see you as a god saviour trying to help common people like us. God bless you 🙂
I have purchased a flat in apartment named OAK MONT, situated in survey no 6/2. Hence could you please advise if property will have any deviation or demolishment due to Rajakaluve or Storm rainwater drainage ?
I did try to download the map for sy 6/2 from below map, but in vain and unable to download maps for horamavu agara at all.
http://bbmp.gov.in/encroachment-details#
Could you please help.
Appreciate all your support.
Regards
Kedar
Dear Kedar
Thanks for your compliments. OAK MONT is in Horamavu village, not horamavu agara. it spreads in three sy. no. s 4,5 and 6. there are no storm water drains in all the 3 sy. no.s. But towards north there is a road as per village map. and as per google map physically there is a road also. But in sy. no. 5 towards north it looks like there is small encroachment of road. check the approved plan from BBMP and check the road setbacks and go ahead. otherwise everything os OK. still you have confusion and not clear contact me on rajendralandconsulting.com. good day and good luck.
Dear Rajendra – can you please let me know whether the property Sy.No. 113/2, situated at Horamavu Agara Village, K R Puram Hobli, Banaglore East Taluk is safe.
Regards
Santosh
dear sir,
i am planning site at subbannagardan Vijayanagar Bangalore 40 survey no 317& 318 marenahally village. site no 3. please clarify rajakaluve isue. thank you sir
jeevith
dear Jeevith
neither i found the Marenahalli villge map nor vijaynagar in BBMP’s encroachment list. Is there any major storm water drain running near your site? share more deails. in future contact me on rajendralandconsulting.com. good day
Sir,
I wanted to enquire about the how to find out the exact location of the site in the survey no. This is relating to Sy.NO. 14/1 in Sarakki Kere village, Uttarahalli hobli. As per the village map obtained, it shows a rajakaluve flowing on top. However the survey sketch obtained for the said survey no. does not show anything. Further the exact location of site in the survey no. and its distance from the supposed rajakaluve is not there. how do find out the same? Could you also let me knwo if its a safe property. Please help.
Thanks
Dear Divya
yes In village map a small portion of sy. no. 14 ( towards north)is covered by rajakaluve. Now to know sy no.14/1, you have to get phodi sy. sketch of sy. no. 14/1. if you open the kmz file and compare with the phodi sketch or your location you will know where the rajalauve is. the drain is there in village map but not seen in google map (kmz file). if you have the village map, towards north there is a spike . there the rajakalue runs. but after seeing the google map, there is a road and some buildings on the path of rajakaluve. only very small portion of sy. no.14 is encroached. i hope your property is not in that zone. still you have confusion and not clear contact me on rajendralandconsulting.com. good day
Hello Mr Rajendra,
Firstly want to thank you and appreciate your support to all common people like me imparting the correct information and knowledge to make an informed decision.
I am planning to buy a site in Classic Pleasant Ville layout , J P Nagar 8th Phase in Sy No 86/6 in kembathalli village uttarahalli hobli. The layout is BDA approved and now coming under BBMP. The BDA approved layout plan does not show any raja kaluve at bottom of Sy 86/6 but shows a SWD on the top end of the mentioned survey no. While, if I see the village map and also superimposed KMZ map there is no SWD on the top end of the survey but there is a “halla” adjoining this survey at the bottom of Sy no 86/6.
Have 2 questions –
1. Is Halla also a Raja Kaluve and attracts a buffer zone rule ?
2. How to check what is the exact distance of my property from the edge of this halla, as the village map shows only Survey numbers and not the dimensions from individual sites so doe the KMZ file.
Thanks in advance for your help.
dear Abhijin
my learning is there are two drains ( both are primary drains, because they are joining the lake, though their width might vary) in sy. no. 86 as per village map. but as per KMZ file only the the south side drain is shown. My advice and experience is Village map is final. neither KMZ file nor BDA approved plan are authentic and even if they are genuine tomorrow the BBMP at present custodians of Rajakaluves in bangalore will disown them and even the higher courts accepts that. so as per your facts the BDA approved plan is not clean and doubtful. to anwser your Q-1, halla is the another name of rajaaluve and more over it is Governemnt land and it should be left open. to answer to your Q-2, you are entirely depending on that plan approved by BDA. how good is that? still you want to proceed only surveyor or a licenced surveyor will be able to locate the exact path of drain. please do not think I am discouraging you. since you are putting your life time investment i am telling all this. in future please conact me on rajendralandconsulting.com. good day
planning to purchase apartment in silicon city, from sunshine builders, in nallurhalli, Sy.No. 60/2 BBMP ward no 84, pls suggest is it free from Rajkaluve and other encroachments.
Dear Rajendra,
Planning to buy a flat in survey number 37 & 38 in ukn project , can you help to check if there is any issue.
Village name is Tobarahalli (Thubrahalli)
Thanks,
Amit
Dear Amit
your question has been answered in my blog
Dear Rajendra Sir,
I am looking to buy a plot in Varthur village,71 Survey number. As per bangalore revenue map there is a rajukaluve and 136 feet away from the boundary of the plot. How to identify the rajakaluve is primary/secondary or territory. Is it suggestible to take it as 136 feet away. please guide me. is there any department which will give NOC to buy the plot?
Thanks,
Ram
Dear ram mohan
your question has been answered in my blog
Hi Rajendar,
I am planning to buy a Flat in sy.Nos.12/1, 12/2, 12/5, & 13/1 situated at Kammasandra Village, Attibele Hobli, Anekal Taluk.Please tell me, whether this will come under Rajakaluve.
Dear Mathan
there is a major storm water drain towards west and south west side of sy no 12 and 13 of this village. make sure there is a set back of 30 mtrs from the centre of this drain if the project is sanctioned before 2016 may. any help you need you can contact on http://www.rajendralandconsulting.com. good luck
Dear Sir,
I am planning to buy site in hoodi village, krpuram hobli, bangalore east taluk, survey no.46/5 & katha no 390, should be effetect any kind of rajkaluve, secondary or teritary kaluve in future. Kindly let me know any issue in these survey number.
Regards
Ambareesh Gowda
Dear ambarish
I think i have already answerd your querry. no is 9886153446.the whole sy no 46 seems to be OK. there is a foot road running across. it means kaalu daari in Kannada. normaly it’s width is 3 feet. but it is OK. in the tip of S-w corner looks like there is a rajakaluve. and towards south there is a railway track. am I correct. so your plot lies in the other area then it is OK. for further help contact me on http://www.rajendralandconsulting.com/.
Hello,
I am looking to buy an apartment in Malibu Rosita which is in Varthur hobli, survey number 70. According to bbmp survey map there is a SWD around the apartment and the building is within the buffer zone of 50 m … The land and building is A Khata with OC received. The property is ready to be occupied and I believe from the builder that was available before June 2016. I just wanted to know if it’s safe to investment in the apartment as it’s within the buffer zone (no construction zone)
Dear sir,
Can you please tell me the severity of encroachment if any on Sy. Nos. 45/2, 45/3 at Doddakennalli Sarjapur. And is it safe to buy there? As per the maps & google earth it shows a line is passing through but not sure if it is to worry or not.
Regards,
Jignesh Tiwari
Dear Jignesh
are you talking about mana jardina. some buyer from sydney had called about this project. I will copy and paste the same answer. “I think you are safe. This Mana jardina is spread in 4 survey no.s 45,46,48 and 41 as per the google map super imposed on village map. as per village map, looks like a tertiary drain towards south in sy. no.45, and from north to south in sy. no. 41. it is also looks like tertiary drain as they are very far from dodda kannalli lake. the apt. complex has not encroached any of the drain as per the maps. and also they have left the space for drain . and there is a road towards the east of this apt. and the drain runs exactly over that. the buffer zone will not apply to this project. as it looks like it is constructed much before may 2016. so i do not see any problem. no need to take any NOC from BBMP. good luck. any help you need you can contact on http://www.rajendralandconsulting.com/hello-world/#comments
Hi I brought a flat on BALAGERE road vartur ward no149, sl no 291, survey no 6/2 muncipal no 03.pls advice of its falling under Raj kalvae
Sudhanshu
which village?
Dear Rajendra Sir,
I am planning to buy house at site no 161,which is located in Survey Nos:28,77 and 78 situated at Kasavanhalli Village,Varthur Hobli,Bangalore South Taluk.Currently the club house of the layout is affected due to Rajakaluve issue and would be demolished in some time.The builder has promised to built new club house but is the house also getting affected?Could you please suggest,Does this property will be affected by SWD,Govt property etc?
Regards,
SD
Name of the Property:Ferns Lake Shore Homes
Khata No:2061
Thanks&Regards,
SD
Hi SD,
Though a old thread, is this gated layout safe to buy?
What is the update in Lake encroachment or rajakaluve issue of this community?
Hi Sir,
I am planning to buy a Flat in ward 54 , Hoodi village, K.R Puram Hobli,blore
Please tell me, whether this will come under Rajakaluve.
Hi Sir,
I am planning to buy a Flat in survey no 3/6, in ward 54 , Hoodi village, K.R Puram Hobli,blore
Please tell me, whether this will come under Rajakaluve.
dear Vinayak
the whole of sy. no. 3 running from north to south, on west side there is a big primary storm water drain. on the south side there are some buildings come up. on the north side there is it is vacant. so where is this apt. project coming up? from the edge of the drain 50 mtrs of set back should be maintained, if the project has been not yet sanctioned. if it is alredy sanctioned before may 2016, the setback should be 30 mtrs from the centre of the drain. so be careful.rajendralandconsulting.good luck
I have given a complaint on raja kalve encroachment on 31/8/2016. But no action taken please take action . So many time I followed up but waste of followup please work for cause.
Hi ,
We have bought apartment in ND Laurel in varthur , can you please let me know if its going to get effected.
Thanks
Sujata
Dear Sutha
it looks like a big rajakaluve passing right in the centre of this project as per the village map and google map super imposed on village map. so better be carefull. very risky. no never buy. my sincere advice.
Thanks for reply.sir we bought this already on 2012 but because of delay we still have not started staying. As per your investigation it’s complete risky.cannot understand now what to do.sir plz suggest if u have any suggestions…
Do you need site and khaya number info
Dear Mr.Rajendar,
I own individual house in hoodi village, krpuram hobli, bangalore east taluk, survey no.46/5 & katha no 390, Kindly let me know any issue in these survey number.
Regards
Ambareesh Gowda
Dear Sir,
Planning to buy site no 12, survey no.46/5 & katha no 390, hoodi village, krpuram hobli, bangalore east taluk,
Dear Ambareesh
the whole sy no 46 seems to be OK. there is a foot road running across. it means kaalu daari in Kannada. normaly it’s width is 3 feet. but it is OK. in the tip of S-w corner looks like there is a rajakaluve. and towards south there is a railway track. am I correct. so your plot lies in the other area then it is OK. for further help contact me on http://www.rajendralandconsulting.com/hello-world/#comments.
Thank You very much sir,
Can You share your contact number.
Dear Rajendra,
I have purchased a house in Maragondanahalli village recently. The detailed address of the proerty is below.
Site number 1, survey number 81/3 , Katha number 3836, Maragondanahalli village, Bidarahalli Hobli, Bangalore East Taluk.
LandMark: Oceanus Tranquil apartment.
Please let me know, is this property is safe.
Thanks in advance.
Regards,
Ashoka
dear Ashok
Sy. no. 81 seems to be OK. only at the edge of this sy. no. in north there is a secondary drain. otherwise it is OK.for further help contact me on rajendralandconsulting.com.
Dear Mr.Rajendar,
I own individual house in varnasi village survey no.34/1. Kindly let me know any issue in these survey number.
Regards
Suresh
Dear Suresh
you have to give me the hobli and taluk name . at least some land marks or nearby some famous apartments. by just village name it is a huge task. because in bangalore urban district there are more than 600 villages.
Dear Rajendar
1. I have property in Bommanahalli under Survey number 68/3 , Please let me know if Rajakaluve issues exist in this survey number .
2. Am planning to buy one property in Koramangal under survey number 32-1 , it will be helpful in you can throw some light on Rajakaluve in that area
Dear Ranjit
I need to know the village name and hobli name. which will be thre in older sale deed. if you are referring to Bommanahalli and koramangala village, then confirm me.( not bommanahalli and koramangala city)
Dear Mr. Rajendra,
We have a plot in the village Vaderahalli, Yelahanka 3 Hobli under the survey 25/1. Could you kindly advise if any part of this survey falls under rajakaluve or any other lake. I totally appreciate your time and consideration and thankful for your support.
Regards
Sandeep
Hello sir, my name is naveen, my house is located in survey number 21/1 chikkabettahalli village, Bangalore 560097, there is a secondary drain width of 10.6 feet running in our survey number, my doubt is how can I see the distance of the drain from the boundary line of our survey number, I hv hissa tippani book but they HV not mentioned the distance of the secondary drain from boundary line, will hissa tippani copy will be in scale measurement or is it a rough sketch, can I keep scale and measure the distance of drain from boundary line, they have shown the marking of halla(secondary drain) in hissa tippani, please help me sir I am disturbed very much
Dear Naveen
the survey records like 2nd Re- class, hissa tippani, Atlas and akarband will give the exact location of the drain. it is very difficult for us to determine the exact length from drain ourselves. the phodi survey sketch of sy. no. 21/1 might help. there are contract surveyors in chikka banavara and dasarahalli. i will give their no.s. they will come and survey your plot and tell you exactly. their fees could be 5- to 10,000/- ramesh- 9740067429, uma shankar 9611132536, thirumale gowda 9880092451. for further help contact me on rajendralandconsulting.com.
Dear Rajendra Sir,
I finalised one property at Arakere South Bangalore. There is a rajakaluve about 30 meters from that site. Is that okay to buy? Also please tell me what about be the distance need to maintain from rajakaluve lane? Is there any specific?
Regards
Sameer.
if the apartment project with in the 50 meters from the rajakaluve. it is not advisable to buy a flat, since NGT order in O.A. No. 222/2014 dated 07-05-2016. waterbodies and wet lands shall be maintained as bellow :
>
> * in the case of Lakes, 75m from the periphery of water body to be maintained as green belt and buffer zone
> * 50m from the edges of the primary Rajkaluves.
> *35m from the edges of secondary Rajukaluves.
> *25m from the edges of Tertiary Rajakaluves
>
> this buffer/green zone would be treated as no construction zone for all intent and purpose.
>
> if at all more interested in buying the same take a NOC from the competent planing authority.
dear Sameer
better visit BBMP SWD office in 9th floor jayanagar complex. they will be able to tell you whether it is primary,secondary or tertiary drain and also will tell you the exact set back. or you give me the sy. no. village name and hobli name. i will be able to tell you.for further help contact me on rajendralandconsulting.com.
i hv a site no 17 survey no 79/3 in munnekolalu village bangalore east zone. Is there any rajakaluve near my survey. pl help me. i am very thankful to u.
dear Madam
from the map it looks like there is rajakaluve towards south. it is also certain that they have done construction all over rajakaluve towards south. i do not see any trace of this rajakaluve in google map. so be careful. any buy towards north is OK. If I am correct there is bellandur amanikere towards south.for further help contact me on rajendralandconsulting.com.
sir, pl help me. i hv bought this site from my retirement benefits. pl confirm. I want your further advice.
Madam
I can understand your concern. can you please tell me on which part of the sy. no. your site is located. that is towards north, south, east or west. if it is towards south means problem. there is a rajakaluve towards south. you mention the site no. so better take the lay out map from the developer or from the person who sold you the site . you will be able to make out more clearly where your site is located.further help contact me on rajendralandconsulting.com.
what happened madam? i did not get any reply from you. has your problem got solved. please reply.
i presume that my site is in north side. Sir, I have left everything to almighty. I am 65 years old. I have already purchased.
I dont know Lord almighty plan. thank u sir. God bless you
Dear Rajendra,
Can you please guide me on How to Differentiate Primary, Secondary and Tertiary SWD more accurately ?
Thanks!
Vinay
well by thumb rule it is the width. accurate method is from width which can be obtained from survey office. Normally any drain connecting two lakes is primary drain. any drains which are connected to these primary drains are called secondary drains. The drains which are either connecting secondary or primary drains are called tertiary drains. all these drains can also be known by their length. normally primary drains are longer in length. secondary comes second and tertiary comes third. if you want to know exactly leave your comment on my site rajendralandonsulting. i can show you with a village map.
Hi Rajendra,
I’m planning to buy site no. 7, survey no. 76/2, in Bhattarahalli, KR puram, there is rajukaluve proposed on west side of that survey number and I’m planning to buy on east side of the land. But my question is whether the maps are accurate?, as I can see the Rajukaluve just marked on 40 feet main road(proposed 80 feet road).
And Can I approach any BBMP office that certify the plot is not encroachment?
dear Ravi
The RTC for sy. no. 76/2 says ” sarkara” it means Government land. better do a thorough check. and also there is a karrab of 3 guntas in this. you can obtain a RTC from KR puram Taluk office for this sy. no. then you will see for yourself. now in sy. no 76 yes there is a secondary drain towards west running from north to south and there is a cart road as well as a foot road in this sy. no. the total extent in this sy. no. is 2-16 guntas. forget about rajakaluve. better check about the original records.if you want to know exactly leave your comment on my site rajendralandonsulting for more info
Hi Rajendra Kumar,
I am planning to buy a Flat in survey no 147/2,148/1, Pattanduru agrahara village.
Please tell me, whether this will come under any SWD or Lake
dear Deepica
I don’t see any development in sy. no. 147.I think it should be in sy. no. 148. Any way towards the west extreme there is a road as per village map. it looks like they have left the road. so I think it is OK to invest. good luck
Dear Rajendar
1. I have property in Bommanahalli under Survey number 68/3 , Please let me know if Rajakaluve issues exist in this survey number .
2. Am planning to buy one property in Koramangal under survey number 32-1 , it will be helpful in you can throw some light on Rajakaluve in that area
Dear Mr Rajendra,
I am planning to buy in Prestige Silver Crest (located next to Salarpuria Hallmark, outer ring road). Can you please suggest if it is fine and good to go ahead. It comes in chandana, kaadu beesanahalli.
Dear Subhro
I think the project is coming up in kariyammana agrahara village, sy. nos. 24,25,26 and27. not in kaadu beesanahalli. In google they have not mentioned Prestige silver crest, but the name chandana is mentioned. That is why I always request all to give me sy. no.s , village name and hobli. all this info you will get from builder. any way all the 4 sy. nos. are good. there is a drain in sy. no. 25, but they have made provision. so I do not foresee any probem. leave your comment on my site rajendralandonsulting for more info
good luck.
Dear Mr Rajendra,
Yes, you are right, it is mentioned as chandana.
Thanks for the confirmation. Yes the project is on Sy no 27.
Thanks,
Subhro
In a project “pash mina water front” there is a SWD running through between two survey numbers according to the land records.
However, the same is not present in the BBMP approved plan. The sales team reasoning is that the SWD was diverted along the property edge which is itself an existing SWD.
Bhattarahalli – Survey # 6/7/8 and also 4 (My kannada is not great. Its the survey numbers above 6/7/8)
Can anyone help with this. Is it possible to not show SWD in BBMP approved plan.
Note: The towers are not on the SWD.
Hi Rajendra
Could you help me on this.
The sales team has said now that there is a DC conversion which allowed them to shift the SWD from center of the property to the edge. The BDA plan has the same thing. But land records still show the SWD in the middle of the property which they say has not been updated.
Dear Nikhil
If that is so then it will be first case in karnataka state to have the permission to divert rajakaluve. if that is so please insist them to show the letter of permission from DC. I am very curious. moreover as far as know the power to sanction such things lies with Government ( it means cabinet). it looks like they are bluffing. be careful.in future contact me on rajendralandconsulting.com
good luck
Rajendra kumar
i purchased the site no 17 in survey no 79/3 of munnekolalu village marthahalli bangalore.. i would like to confirm whether this area contain any rajakaluve
Hi Rajendar,
I am planning to buy a individual home in Basavanapura village Hobli survey No: 17/3 bangalore east taluk.
Genesis, Please tell me, whether this will come under Rajakaluve.
Regards,
Hemanth
Sir, Please do let me know…
dear hemant
I hope this sy . no. 17/3 comes towards the east. Because towards the west it is shown as gudda in village map. it means hill. sometimes it could be karaad also. and moreover in sy. no. 17/3, out of total extent of 5-08 acres 16 guntas is karaab. ( nearly 17,500 sft ) so be carefull. if you the survey podi sketch of this sy. no. you will know where the karab land. if you want any help on this plz contact me on on my site rajendralandconsulting for more info.
Hi Rajendra,
It comes towards the east..thank you for the quick response.
Dear rajendra kumarji,
kindly advice me the below khata numbers in dwaraka nagar banashankari 6th stage. whether it comes under raj kaluve as we bot an apartment in AMITY HORMONY.
LACATED PROPERTY BARING CONVERTED NOS.10,11/1,11/2,11/3,11/4,11/5AND 11/6.Converted for residencial purpos wide Conversion order no. ALN SR(D) (U) SR98/2007-08 dated 18/12/2008 issued by special deputy commissioner bangalore district,bangalore. BBMP KHATA NO 1196/10,11/1,11/2,11/3,11/4,11/5 and 11/6 situated at channasandra village uttarahalli hobli, Bangalore south taluk, Bangalore Presently underly Administrative juridiction of BBMP,Bangalore. please help me Sir
Dear Jayaramji
From the village map it shows that both sy. no. 10 and 11 are abutting Rajakaluve on south and south west side. And as per the google map super imposed on village map there is clearly encroahment on south and south west side and some building has come up.. But in BBMP encroachments list in sy. no.s10 and 11 it says no encroachments. if your apt is towards south and south west side better to check with BBMP swd department in 9th floor, Jayanagar complex. need more help contact me on on my site rajendralandconsulting. good luck
Dear Rajendra,
We have recently booked a property in Mantri Lithos inside manyata tech park.
Recently we saw a drain flowing in front of the entrance gate of the property . We are really concerned that is Mantri Lithos encroaching or is in specified limits of the Drain or Rajakaluve.
Please see the survey numbers as given by builder.
Sy No. 35/1, 35/2, 34/3, 34/2, 34/1, 33/2, 33/1, 32/1, 32/2, 32/3,31/5,30/3,29/1,42/2,43/3,43/2 and 43/1.
Please Assist.
Dear Anuj
yes I see a big drain towards the east side of the property. you have given only sy. no.s not the village name. can you get the same from builder. i checked in nagvara villge map. but this project is coming adjacent to this village. so please tell the village name.
This is rachenhalli village
Dear Anuj
I think you have to do thorough check and move forward.
In sy. no. 29 and 30 there is a secondary drain. as per village map. as per google map super imposed on village map I don’t see any secondary drains. they have left nothing. then rajakaluve bifurcates sy. no. 31,32,33,34 and 35 one side and 42 and 43 on the other side. as per google map the drain runs in 31 to 35. but as per the map it is in 42 and 43. and also they are no buffer zone left. so please be careful.for further help contact me on rajendralandconsulting.com.
Hello Rajendra
Im planning to buy property in Sy no 1 in Nallurahalli road whitefield. Can you please tell me if rajakaluve pass through this area?
rakesh
please give me the village name.
Hello Rajendra
Village name : Nallurahalli
BBMP ward : 84
BBMP ward name : Hagadur
Landmark : Near borewell raod and nallurahalli lake
Hi Rakesh
sy. no. 1 of nallurahalli village seems to be OK. no problem. good luck.for further help contact me on rajendralandconsulting.com.
Thanks a lot Rajendra for your time and help.
I purchased the Site in Sy no 20, 22 & 23 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
sy. no. 20 and 23 are 100% safe. no rajakaluve, no karaab and no lake. in sy. no. 22 as per village map there is a foot road towards west and S-E corner. this is karaab still no problem. go ahead. good luck
Hello Rajendra,
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
Thanks
Ravi
Dear ravi
this ivy terraces is in panattur village. i do not know why these developers will not give correct village name. in their web site they have mentioned as kaadu beesanahalli which is not correct.
any way sy. no. 75 a big area with a big pond in S-W corner, which is a karaab land, there is foot road running from centre of north towards S and S-W. again this is a karaab land. and towards east of this sy. no. there are two secondary drains. and towards south of this property there is a big rajakaluve. Am I right?
Now as per google map this ivy terraces is towards the north. there is empty land towards south( where there is pond) and Rajakaluve and also towards east there is vacant land where these secondary drains run.
Only fault I observed is this project is constucted on foot road which should have been left open. you have to ask this question to this builder. please give me the feedback
Thanks a lot Rajendra for ur help..
Halla converted in to Karab, Servey no 18th and 19 of Purva palm beach The Waves, is safer to buy, Pl tell me, my flat is in Servey no 19 and 18
which village and taluk Madam?
at least tell me which area and which part of bangalore?. Halla can not be converted into karaab. halla itself is karaab.
It is kyasavanahalli sir, on hennur cross, Purva palm beach, Purvankara property. In the agreement it is been stated halla converted in to B karab
Sorry sir it is Kyalasanahalli village, Krishna raja puravankara hobli, Bangalore East taluk, 1 acre 7 gunta of halla in survey number 19 Was was regularised as karab as per agreement document. Pl suggest me is it safer to buy as my flat is in servey no 19
Dear anitha
purva palm beach is in Thirumanahalli, chikka gubbi, hennur bagalur rod.
purva waves is in dodda gubbi main road, bileshivale
you have mentioned as kyalasanahalli. in sy no 18 and 19 there is no project coming up. in 18 and 19 lot of secondary drains are passing. and there is also a quite a bit karaab land. once again you recheck and get back to me with more details. also you can contact me on on my site rajendralandconsulting
Thanks for ur information sir, it is very much clear that in the agreement it is written as kyalasanahalli servey no 18 and 19 which was halla and converted to karab .Is it safe to buy Pl guide me sir
Dear Anitha
there are lot of secondary drains passing in sy. no. 18 and 19. and in revenue terms it is called B-karab. it can never be converted. and halla is one type of karaab. so I think the builder or land owner is misleading you. be careful.for further help contact me on rajendralandconsulting.com.f
Sir, Purva builder is telling though there was halla to an extent of 1.25 acre land. The betterment and conversion charges are paid and Baught the karab land from the Government. As the plan is sanctioned by BDA, I need not to worry. The recent demolition drive is prospective and not retrospective. I really did not understand this. Pl help me Rajendra. .. my hard earned money is with Purva. I am paying interest as I have gone through Bank loan. can I charge compensation for my money, being kept by them. Without giving a clear documents to prove it is safe to buy. Pl help Wat should I do
Dear Anitha
No never. Once again I checked into the maps. how can the govt. regularise. these are secondary drains are joining the big major drain which leads to the lake. the lake name is not given. but it is to the left of Rampura lake. the chances of Govt. giving permission is not even one percent. if he claims so ask him produce the conversion certicate stating this karab land is converted to normal land. from D.C. urban bangalore. how can they do that ? it is B-karaab. he is totally bluffing. if he is not giving these documents, you tell him you take this matter to press and court. ( district consumer court). for further help conact me on rajendralandconsulting. i will help you out.
Pl help me Rajendra I am tired of asking Poorva people to produce the documents they are just giving one or the other reasons, they say that they are not in practice of obtaining NOC from Lake Development Authority. They are arguing that though there was an halla a long before DC has sold them as it was not in use. I am really fed up. I am ready to approach consumer forum.
Thanks dear Rajendra, Poorva is telling it is scrap map.The Revnue department consider that as B karab, as halla was not in use. and sold the same land to one Mrs Swetha for 34 lacs. They had bought it from Swetha with DC approval and the plan is approved from BY A and BBMP. They are also telling that they don’t have NOC from Lake Development Authority as they are not in practice. These things they have replied through mail. PL help me .I want to contact you and settle the issues.
Hi Rajendra Kumar,
I am planning to buy a Flat in survey no 505/1 & 505/2, Kalkere village, K.R Puram Hobli,blore south taluk,Cumins Genesis, Please tell me, whether this will come under Rajakaluve.
Looks Ok Rakesh. from the map looks like the the project coming towards the north. that area is fine. But towards the dead south end there seems to be karaab land but they have constructed all over that. looks like they are some indidual houses. good luck.
Hi,
I am planning to buy an apartment in Shriram Signnia property in Electronic city.
It is right opposite to the wipro office in electronic city. Should i be concerned about the storm water drain in this area?
Dear Rajendar !
Thanks a lot for your help to the poor and innocent Bangalorians ..
http://landrecords.karnataka.gov.in/service3/FileDownload.aspx?file=%5c%5cbhm-db-pp05%5cDistrict%5cMapshared%5c18948.pdf
what yo think about the s.no 83 in the attached map , builder has created a tunnel under the road for korakalu halla. . is there any complication there ? pls. help
Regards
Mohit