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 the actual interactive lookup tools plus current context on buffer zone rules and enforcement. Here’s what’s still accurate and where to check today.
Check Your Property Directly: Interactive Lookup Tools
If you just want to check a specific survey number against Rajakaluve/storm water drain data, these are the two direct tools to use — start here before digging into the raw archive data further down this page:
- rajakaluve.org — built by IIM Bangalore’s Real Estate Research Initiative (IIMB-RERI) in partnership with BBMP. Search using your property’s survey number, village, hobli and taluk (from your registration documents) to check drain status directly. This is the closest thing to an official government-backed lookup tool for this. Note: it’s survey-based, so you’ll need those details on hand before searching.
- MapsHalli — a citizen-run, more visually browsable alternative. Overlays BBMP survey maps and IIMB-RERI drain data on a Google Maps-style interface, so you can browse visually if you don’t have exact survey details yet. Not a government service, but built from the same underlying BBMP/revenue survey data.
Cross-check both if the result matters to you — they draw on overlapping but not identical data, and neither replaces an official BBMP confirmation for anything you’re about to act on financially.
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 tools above show 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 rajakaluve.org or MapsHalli 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.
If you’re specifically wondering about a plot in Varthur, Whitefield, Horamavu, or along Sarjapur Road — the areas we get asked about most in the comments below — see our step-by-step guide to checking your survey number by area.
hi sir
planning to buy an apartment in skylark Dasos. Elu’s Road, Hanumanthappa Layout, Kyalasanahalli, Bengaluru, Karnataka 560077, India survey numbers are 17,18 and 20. can you pleae advise if its good to go ahead
Hi Rajendra Kumar,
I am planning to buy flat under sy no 40/1A, 11/5 and 11/19. It is next to Vrushabhavati river. Building is Grand Gandharva Situated at Kenchenahalli Village, Kengei Hobli. Should I be concerned about the river. Also the compound of apartment is very close to the river while flats are at a distance. Are there any concerns?
Regards,
Kiran
Dear Team,
please suggest how to know the category of Rajakaluve and base for category.
Iam purchasing property in sy no 26 at Naganathapura it’s comes under BBMP limits. Pls let me know any encroachment or rajukaluve
Dear Rajendra ,
In Sadarmangala Village Sy.no.5, K.R.Puram Hobli, Bangalore East.
In this Sy.no 5, one Kaluve line shows on village map from south to North.
May I know please,
which type of this kaluve(Primery/seco/Teritery etc.).?
This kaluve comes 40ft from the site.Will this kaluve has effect for construction plan approval from BDA/BBMP for this site?
Can we go ahead for this site or not?
Link for this Sy.No:
https://www.mapshalli.org/#!/village/19073/survey/5
http://rajakaluve.org/?village=19073
Village map:
http://landrecords.karnataka.gov.in/service3/ward.aspx
-Patil
Hello Sir,
Is concorde epitome comes under rajkaluve.Sy No. 130/6 Kammasandra Village, Attibele Hobli, Anekal Taluk, Bangalore
Dear Rajendra,
Can you please help me analysing the survey no 9 at cholanayakanahalli village
I m planning to construct my home and my house very next to tertiary drain 6-9 ft. So BBMP people is not approving the construction plan and they are saying decision has to come from court for approving. But one person also next to tertiary drain 6-9 ft is house he got the approval and when I checked with him how he got approval he is not responding.
Please Need your suggestion on this how to proceed?
Hi Rajendra,
I am planning to buy a house in Maragondanahalli its in (Survey No 55), please let me know whether any raj kalvue or Nala is coming near this survey number, someone one near that place they told me this and i am really confused what to do? please suggest me
Hi Sir,
We are planning to construct a house near GB Palya. There is a drainage built near the property. Our property is 25 feet away from drainage. Please let me know if there will be any proposal for rajakaluve in this area. Its in between bommanahalli and GB Palya. This drainage connects to the one in Silk board junction.
Please help me to proceed the construction.
Thanks,
Rohini
Hi Sir,
i am planning to purchase house near MG Sports Club, SVR Layout, Behind Sunny layout survey number is 55, one person told behind there is Rajakaluve is going, please suggest me
Hello sir I have bda site in kumaraswamy layout 2nd stage which is 60 feet far from ternary swd so please let me know will this effect my house will I get plan to construct the house
Hi Sir,
Planning to buy an apartment in Bollineni Silas. Situated in
A nala passes through the middle of the property though the builder is building a road over it and saying all necessary approvals are in place.
Can you please tell if it is safe to buy
hello ,
am also planning to buy flat in Bollineni SIllas. Did you bought a flat there. Is it legally cleared or any legal issues there
Hello Sir, I am planning to buy Honey Dew apartment, survey no 353, begur, akashyanagar, Bangalore, please let me know if any rajakaluve impact on this property
Sir
I am planning to buy flat in alpha Gardens 3rd cross. Kodigehalli. Kr puram hobli… Survey no 40. Could you please suggest me regarding Halla and raja kaluve.in map it is showing halla. But halla is only in this survey no… No where it is joining… Please suggest me.
sir Gm
I am thinking to by flat in yelhanka prestige royal garden . can you please tell me there any issue with land and rajkaluve and is it ok to take it sir
Thanks a lot sir
Hello Rajendra Kumar,
I am planning to buy a flat in Hoodi village, Bangalore-East Taluk Survey numbers-99/1, 99/2, 103/3. Please tell me if rajakaluve or lake is going through the property.
Hi Rajendra,
I am planning to buy a plot in survey no. 35/3 of Chikkanayaknahalli village, Bangalore East, Varthur2 hobli. Layout is Odion Woods of East. Could you please let me know if there is a kaluve and the buffer zones to be left. How would i know the width of Kaluve if any? There seems to be gidagalu ( small trees) in the Village map. Is this a B Kharab land?
Mr Rajendra
I have been going over your blog post. This is very helpful, thank you. I am planning to buy a property in Aahika Apartments Building, Ranka Colony(BTM Layout), Bannerghatta Road. It is said that during monsoons the basement floods. I am unsure of the survey number and other details. I was hoping you could kindly help us to know if this falls under the SWD category and if its unsafe to buy a property here.
Dear Rajendra,
Appreciate your help to the community.
I am buying a flat at Silver Ripples and My survey numbers are :
All that piece and parcel of the Converted Sy.No.28, measuring about 1 Acre 2 Guntas and Sy.No.30/2, measuring about 21.12 Guntas land bearing Sy.No.25/2, measuring about 1 Acre 37.08 Guntas, Sy.No.25/1A , measuring about 1 acre 4 Guntas, and Sy.No.29/2, measuring 8 Guntas, (the land bearing Sy.Nos.25/1A. 25/2, 28 and 30/2 is Converted by the office of the Deputy Commissioner vide Official Memorandum dated 30/07/2012, bearing No.ALN (E.K.H.W)SR:54/2012-13, and land bearing Sy.No.29/2 is converted by the office of the Deputy Commissioner vide Official Memorandum dated 3/12/2012, bearing No.ALN (E.K.H.W)SR:81/2012-13), all the properties referred to above are situated adjacent to each other bears a common BBMP Khata No:222/183/Sy.No.25/1A,25/2.28,30/2, situated at Nallurahalli Village, K.R.Puram Hobli, Bangalore East Taluk, Bangalore, and together totally measures about4Acres33.04Guntas,andboundedonthe:
Eastby :LandbearingSy No.25/2,29/1,30/1,30/4,30/5,32, &andremainingPortionsame Sy.No.29/2; Westby :LandbearingSyNo.25/1A,27/1A, 27/1Band27/3; Northby :LandbearingSy.No.25/1andremaining Portion Sy.No.29/2; Southby :RoadandSy.Nos.30&31;
Please confirm whether there is any issue
Sector 4 HSR , plot No 283 is for sale.
How ever I am being told that since there is rain water drain Opp the plot , should we still need to leave 75 Mtr instead of 30 Mtr
Could any one guide me on this , Pls
Hi have you got reply, what is your stand on the purchase of this property.eben I am trying to buy and got same answer from the builders
Hello Rajendra Sir,
Can you please let me know Bangalore East – Bidarahalli1 – Belathuru village – Survey No – 10/2 is safe or not. I am planning to buy an apartment over there.
I appreciate your help to normal people like me.
Thanks in advance
Hi Sir,
I see you are really doing a very job and helping others by giving your opinion. I trying to find as much as I can before I buy a flat.
I’m planning to buy a flat in Adithya Garden, Which is situated in Beratena agrahara near Hosa Road. Actually its near to the lake. I’m willing to take in Block C which is 72 meters from the border of lake and this project got approved on 26-11-2013, Survey Number 5/2 (New Survey Number 5/3)
When I checked in “http://www.rajakaluve.org/?village=18692”. I could see the survey number which they have shared to me is “On a Rajakaluve but not yet notified as encroaching” list.
Can you please advise is it OK, if I can take this property or not. I’m confused what to do here ?
Looking forward for your response.
Thanks,
Sab
Hi Rajendra,
Please advise if the property located below comes under SWD or Rajakaluve marking.
Taluk: Bangalore East
Hobli: Varthur
Village: Kodathi
SY No: 129/1 (old survey number 129/2)
Thanks & Regards,
Prashanth
Hi Sir,
I am planning to buy a resale apartment at the following location.
SURVEY = 43
VILLAGE = K.G.Byrasandra
HOBLI = Krishnarajapura
TALUK = Bangalore(East)
DISTRICT = Bangalore (Urban) District
Please help me if it is safe to buy. Was it in lake bed or any Storm Water Drain issues in that. Please advice whether I can buy.
Thanks.
Dear Rajendra Sir,
I am planning to buy a land in Kodati (from sarjapur road — Kodathi gate to towards Mullur road). Project is managed by Clear title company. Layout name is Early Bird .( if you can check in Google its coming ).
My question is : Land is under 125 Sy no. and in Kodathi map there is showing 2 Kaluves , One is going opposite to the land and another one is going through 125 SY no.
So is that Kaluve is primary / secondary / territory..?
how far is better to take the land from these Kaluve?
and its Panchayat layout so for this layout what all permissions are required?
as its a revenue land , it won’t change the owner ship to my name in Revenue records ? from that agriculture person ( who sell this land ) ?
if any problem came or GOVT taking this land means compensation will go to that Agriculture owner or it will come to me?
Please.. please.. help me by provide these details sir.
Hi Madhu,
Could you pls help me with above query.
I am in fhe same situation.. Thanks in advance.
Hi madhu Could u share ur number
Sir,I am planning to buy a flat in KSR Endeavour, Kenchenahalli village.The boundary wall of apartment is at 60mts distance from Vishwabhati river.The apartment has CC and OC.Is there any problem in buying regarding Rajkaluve encroachment?
Dear Rajendra, Could you kindly help me with a request to checl Survey 95, Hoodi. Someone was mentioning that the house (That we built (40×50 Site) ) could be demolished as it falls near lake/stream or some drain. I am not able to secure correct information. Browsed thru various websites, no awail. Could you kinldy suggest if there is any RIsk to the House in Survey No 95 @ Hoodi (mahadevpura)?
Thanks in advance
Rajesh
please help me I have almost finalised a flat in Snn raj serenity(begur 3 survey no 40) but few days back i found that its on storm water drainage path and bbmp has not verified but revenue department claims it to be a encroachment . ..pls help … the plan for this project was sanctioned before ngt rule came and has OC
Sent from my iPhone
village name is yelenahalli or called as elenahalli
Dear Rajendra Kumar,
I am planning to buy a flat in Survey No 32/2, located in Beretana Agrahara village, Begur Hobli, Bangalore South. From the village map, I see there is a waterline going in front of this survey number. Could you please help to find if it is Rajakalve stream ?
Thanks
Suresh
Dear All,
Can you please tell me, what could be the depth and height of the rajkalve in Bangalore and also the set back in ft.
Thanks
Kumaresh
sir,
I am planning to purchase a site in survey no 23 junnasandra village, varthur2, banlglore east. The rajya kaluve is (5.03 mtrs width) is exactly 142 ft my site( there are three sites of 50/80 next my site before rajyakaluve). I am not sure if this primary rajya kaluve or secondary. But I know the primary rajya kaluve requires 168 ft distance from kaluve and secondary one require 105 ft.
I have read if the width is 22ft is primary rajya kaluve and if the width is 16 ft is it secondary rajya kaluve. since the width is nearly 17 ft in our layout, under what category does it fall? pl advice
Dear Rajendra
Sir, Im planning to buy a plot in kattigenahalli village Survey No. 95 ( jala Hobli) Yelahanka
Could please calrify me whether it comes under SWD, rajakaluve or Buffer zone. when i checked CDP map of yelahnka it comes under sensitive area. Please help me
Thanks:
A.Rajendra Kumar Sir, shall I have your advise on my SMV Block III BDA Site Rajakaluve issue?
If so, I would like to have your e-mail address to contact you and to upload some of documents on the above issue.
Hi Sir,
I am planning to buy survey no 122 plot no 3 at Harohalli beside isro layout, is it comes under Raja kaluve, please help me on it. If near by any Raja kaluve plan how much distance is there , is this safe to buy.
Thanks,
Divya
Dear Sir,
I am planning to buy flat at Pioneer Moonstone, located at sheegehalli village, Hobli – Bidaralli (560067).
Survey no. 97.
Behind the apartment there is a SWD. The measures distance from edge of the SWD to building is 36 mts. I would like to know whether the flat is safe to buy?
Please help me
Sy No 107 Kumari Builders shows Rajakaluve at channasandra Bangalore East,Bidarahalli 1.
Let me know its advisable to buy ? as builders says its territory and they kept 45 foot zone and If so whats the set back if they have take land approval before 2015?
Hi Rajendra,
I want to know about the below Salarapuria Altana project.
Here are the details:
Survey# 8, sajjepalya Village,
opp Sumanahalli Flyover.
I checked in the map(mapshalli.org) and it shows in yellow. Please give advice on whether to go ahead for this project or not?
Regards
Sanjeev
Hi,
I have a query regarding VRR Nest a apartment in Beratana Agrahara of survey no 27/21/1, 22/1, 22/2A, 23/2. And When I checked in the Rajakaluve map in the BBMP site it is showing a rajakaluve is passing through this property. But they have all the documents from the BBMP like A Khata, CC and OC everything.
How this is possible. I am planning to buy a flat in that apartment.
Can anyone clarify me about this.
Dear Rajendra Sir,
I am looking for below properties.Do you see any issues with them.please share your inputs and suggest
kumari woods and winds whitefield(https://kumaribuilders.com/)
trifecta esplanade (Belathur Main Road, Near The Sai Baba Temple, Kadugodi, Bengaluru, Karnataka 560067)
Saroh Daffodils (Sy. No 26/2, Belathuru Village Kadgudi Post,, Whitefield, Opp. HDFC Bank, Near Saroj Orchid, Bengaluru, Karnataka 560067)
Thanks
Phanish
Iam planing to buy a plot near vajarahalli,Uttarahalli- 2 Hobli,Bengaluru South
Land details
Survey No.84/1/2/3
it is observed that in Bhoomi,GOK website revenue map of Vajarahalli village
there is Stream near survey No.84 hereby i request your kind opinion on whether to buy this plot or not
Hi Sir,
I am Nadamunireddy.K, I am planning to buy site no 41, 44 & 45 in Chokkasandra village.
Village: Chokkasandra, Survey No: 45.
Hobli : Sarjapura
Taluk : Anekal.
Can you please let us know will Rajakaluve will come here, if comes in how much width it will be.
Thanks and Regards,
Nadamunireddy.K
Hi,
Wanted your opinion wrt buffer zone around SWD, lake and rajakaluve for the plot at –
survey number – 17/1
village – Guttahalli
Hobli – Sarjapura
Taluk – Anekal
thanks,
Anupam.
Hi Rajendra Sir,
I am planning to buy an apartment in White Orchids by VSV Builders, Nallurahalli Borewell Road, Siddapura , Whitefield.
Sy No. 52/5A and 52/5B , Near Borewell Road, Nallurahalli, Whitefield, Ramagondanahalli, Bangalore
There is a storm water drain going just behind the border wall. but the builder claims it is a halla.
We are not sure what exactly it is and whether any encroachment and is it safe to buy ?
Can you please help ?
Please let me know he out come for you queiry, even I am getting same answer from the builder. Please let me know weather can i proceed or not
Hello Sir!
I felt very happy after cing ur suggestions for so many peoples, really you are doing a great job, I also kindly request you to check for our property, recently we have seen one property in doddakalsandra, mks layout 1st stage, bda employees associaton property. there is a SWD behind the property, this SWD is in between our site and bda park, our site back site there is a bda park but the SWD is running in between, bank peoples are saying they cant afford loan as there is SWD exact behind the site. but it is a completely bda layout. Will it be a problem in future. we are totally confused.
Waiting for ur suggestions.
Hi,
Thanks for this very useful blog.
I am planning to buy #313, in BSK 6th stage 2nd block.which comes under Turahalli village,Uttarahalli hobli SY no 33 and 35 please let me know if it is in buffer zone is it ok to take it.
Dear Raj,
There is an appartment set on the banks of begur lake. I was Keen to consider buying this appartment. How legal do you think it is and I read your advice concerning CDP ( comprahensive development plan). What is your opinion and advice. Seeking your guidance as it’s my first home.
Hi Raj
I am planning to buy apartment in Prestige Bagamane Temple Bells.
This is it address :- 364, 43rd Main Road, Jawaregowda Nagar, Javarandoddi, RR Nagar, Bengaluru, Karnataka 560098
Can you please tell me i there any issue with land and rajakaluve.
Regrads
Chetan
Sy no is 57/2.
Dear Rajendra Sir,
I am thinking to by flat in Samhita Sarovar in Horamavu Agara. Near to Horamavu Agara Lake. It is on the survey number 19. Can you please tell if it comes in Lake Buffer Zone. The project has OC from BBMP. Can you please let me know if any other problems. Thanks a lot for the help…..