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.
Visit the website https://rajakaluveandbufferzone.in This website allows you to post your queries and concerns regarding Rajakaluve encroachment and provides information on specific survey numbers for house, Villa ,Apartment and site or flat in Bangalore.
Hi ,
Not having clear picture and not getting proper information on the rajkalve . but in rajkalve site i see the survey number is encrochment as NO.
Are there is any rules different for the owner property and Govt Property as the land is owned by owner family from 1969 .
We went into agreement with Site No bearing No.25, in Layout called Patels GreenValley formed out of converted Sy.Nos 4/1. 3/2, and 12/2 vide official memorandums No.ALN(EBK)SR 22/2021-22 dated 18.08.21,22 dated :16.03.20233 respectively , issued by the office of the Deputy Commissioner , Bangalore district and Sy.No 12/1 , situated at kadugodi village, Bidarahalli1 Hobli, Bangalore East Taluk, measuring East to West 50ft and North to South 30 ft, total 1500 sqft . and bounded on the
East : Road (25ft)
West : Site No 26
North : Road ( 40ft ) + 20 feet left + canal (70ft)
South : Site No 24
Legal didn’t verify this part and validated the land details and title dead that came out to be clean. but
Now it came out to be near rajkalve , Need the right point of contact or the right person or info who can provide proper information on the as the land side of the rajkalve of 70ft and the property is owned by owner from 1969 .
Does the buffer zone rules applicable to this property if DC converted and owned by the owner and 60 feet away from the kalve with 40ft (road) layout entry and 20 feet left over towards the kalve.
Kindly help me in getting clarification before we go to registration.
I will be looking forward for your response.
Hope you try to help me with this regard.
Not sure on the current rules . Not getting clarity from the lawyer as well as the layout owner he just says canal .
Hi Rajendra,
Hi Rajendra,
Thank you for providing your analysis/observation.
Request to kindly advise if the property located below comes under SWD or Rajakaluve marking or lake (as we have a lake back to our site.)
Taluk: Bangalore East
Hobli: Bommanahalli village
Village: mandur
SY No: 158-159- 96
Hello Sir, I had gone through the comments and it’s really very helpful to the public, Appreciated your patience and support.
I have a query regarding revenue site where a blue water line crossed in the site and joined to the lake however I’m not able to find the starting point of this water mark and in the village map they are mentioned as Halla (Korakalu Halla).
Please let me know if Halla (Korakalu Halla) mentioned in the sites/Map are really affect or not.
Hi Sir, I am planning to purchase the panchayat property in Kalkere village. I want your help to check the plot status under Rajakaluve, water storm and Buffer Zone.
Please find below details which help to trace the required details.
Survey number: Katha No # 56/5/1/P
Village Name: Kalkere
Hobli: Jigani
Taluk Name: Anekal
Google Map Location: Nagalingeswara Temple (https://maps.app.goo.gl/31GNKJJLUiSQAWxV6)
Hi,
Can you please provide info on the SWD if exists in the below survey details:
Sy no : 156
Village : Rajapura
Hobli : Jigani
Taluk : Anekal
Bangalore Urban
If there is SWD, would like to know the type of SWD and the buffer zone for this
Hi Rajendra,
I have shortlisted a property called Humming Bird in Channasandra main road, Whitefield, which has a water stream passing on the property land (checked in Dishank and https://swd.mapshalli.org). I am not sure if it is illegal for apartment construction and how builder is able to get RERA approval if it is illegal since the construction is going on. Can you please share your suggestions on this? Also, there is a government water storage tank near to the survey number mentioned below.
Property: Surya Humming Bird.
Survey Number: 42 and 44
Taluk : Banalore East
Hobli : Bidarahalli-1
Village : Channasandra.
Thanks in advance.
hi, our house is in kormangala 11b main, 4th block sy no 28
in 12th main there is a rajukalve. please let us know if this is secondary or tertiary our house is 40ft away from drain
How far the individual plot should be from RajaKaluve Stream in Bangalore North as per the present guidelines. As per the Revenue Dept, if the Survey Number is marked as Orange (stating its on a Rajakaluve but not yet notified as encroaching.Your survey has not been notified by BBMP. However, as per Revenue Department, rajakaluve passes through your survey), is it safe to buy the plot within that survey Number area.
Dear Rajendra Ji
Thanks for your valuable inputs, it is really helping allot,
I am planing to buy a site in Uttarahalli area, from Uttarahalli lake fencing it is coming 90fts, can i get the BBMP plan for Construction
Site no 30, Sry No 113. 3rd cross. Krishna Kamala Enclave.
please guide me
Hi Rajendra,
You have been a great help to people who are investing their hard earned money. God bless you! I do have a question here for which I needed a clarification. There is a small blue line which passes next to my survey number. I am not able to figure out the nature of the blue line as being shown in the village map. I need to understand whether that is primary/secondary/tertiary. But, the blue nala line what I am seeing that is running near my plot is 95ft away without any source. The nala does not have any source or destination. It just starts from one survey and ends in the same survey not knowing where is it coming from. I checked with the taluk office/ BDA office but they suggested me to go ahead with the plot and buy it as it is just a tertiary drain. But there no proof along with the documentation that this is a tertiary drain. It is just that it is 95ft away from my plot’s edge and that drain/nala has no source. Please sugget how do I get it verified or will it be a problem in future?
Survey no: 218
Village : Bheemankuppe
Hobli: Kengeri 2
Bangalore south
Bangalore urban
Hello Mr.Rajendra
We are planning to buy a 30×40 site in Maligondanahalli, Kengeri hobli, survey no 38. The sight is arround 100ft from the halla. It’s a panchayat Latha, please do suggest, is it in buffer zone
Brigade Omega (opposite Turhalli forest) is built on Survey No.23/1. has it encroached any Kaluve/Lake
Hi Rajendra,
I am planning to buy a plot in NKPL 7th block I sector which falls under Survey no:218, but there is a small blue line (as per village map of Bheemankuppe) which is coming across in Survey no:219 closer to the plot where I have planned to buy. We are not able to figure out which Kaluve is that. Whether it is S or T. Incase it is T, the plot does not lie within the buffer zone. Incase it is S, it does lie within the buffer zone. We contacted BDA Enginner and they said that there is no kaluve. Then we contacted Taluk office and they said that we need to check in Kharab papers. Later they said that it is just halla as there is no source of the blue line like it appears to be in the village map. We are still not able to figure out wether it is S or T. Or are there any proper proof/documentation available to verify? We have spent a lot investigating to very what exactly that blue line is. No broker is ready to help us or show interest in this. Can you please tell me as to how do I determine whether this is S or T???
Planning to buy flat in bhartiya city nikoo homes phase 1. I want to know if raja kaluve is existing in it??
Hello Rajendra,
Have purchased a land recently in K Channasandra, sy.no 274, I came to know that there will a Rajakaluve being constructed now, as far as i know from the end of the kaluve to my site its.
Hi
Please check if Vajram Esteva, Survey no. 57/4(old survey no. 57/2) in Bellandur on Outer Ring Road is encroaching on Rajakaluve. If so, which portion of the survey no. is encroached?
Hi Rajendra,
I am planning to buy a resale flat in keerthi gardenia which is having survey no 61/1, on bbmp site and site https://www.rajakaluve.org I found survey no. 61 is having rajakaluve and given a notice. I want to know how survey number 61 and sub numbers survey number 61/1 works here and if the apartement having problem
Sir, How safe is a Flat built on a part of Survey 11 in Bommanahalli. Pls tell me ASAP
Hi Rajendra,
We are planning to buy plot in Chokkasandra near 8th Mile Bangalore , the plot we have seen is around 100 feet from kaluve please let us know how to proceed further.
Details
Survey Number : 49/2
Rukmini nagar
Chokkasandra Village ( 8th mile)
Bangalore North
Hello Rajendra Sir,
I will be gratetful if you can suggest if this property is worth investing & if it has any issues relating to rajkaluve or kaluve:
Name of the Property:Rainbow Drive RBD
Survey Number:17/1 & 18/1
House no:364
Address:Survey No 17/1 & 18/1,Site no: 364,Junnasandra Village,Varthur Hobli,Bangalore East Taluk
Hi,
Firstly, many thanks for your website. It provided valuable information for me. I would like to purchase a site in munekolala with survey number 26 (http://164.100.133.91/rajkalve/default.aspx?dir=%5c%5cbhm-db-pp05%5cDistrict%5cMapshared%5cRajkalve%5c%5cBangalore+East\Munnekolalu). Can you please give me your suggestions.
Also, can you please shed some light on the NGT case judgement passed by supreme court. Now what is the safe buffer zone from rajakaluve ?
Hello Sir,
I am planning to buy a site at Bangalore east – Varathur 2 Hobli – kodathi village – survay No 126/3
Thanks & Regards
hi sir happy morning I need a detail about a plot what I am planning to buy a plot in Rajarajeshwari Nagar Ideal Homes second phase, during the site visit I found a nala (rajakaluve) at back side of the plot. Site #531, opp to coffee nada siri enterprises… please suggest me in this regard weather this plot will foul under encroachment of rajakaluve….. please suggest me and also any litigation on this plot toooo
Hi Komala, Opposite to coffee nada siri enterprises is not just a rajakaluve.
It is right beside the Big Sewage Drain and Treatment Plant. Why do you want to buy something and reside there?
24/7 sewage water adjacent your house.
Hi Rajendra,
We have site at talaghattapura village with survey no 10/6 (aditya divine)and site no 18. Secondary drain is 25 feet away from our site. is it safe to construct house there ? Kindly let me know.
Hi Rajendra
I was going through the comments above and appreciate you taking time and effort in answering these.
I have purchased a Khata B site (Old SY No. 27/1 and new SY No. 82) from Bhoo Vaibhava Layout in Horamavu Ward and Kyalasanahalli Village. I started to construct the house on this site and recently came across a revenue map that shows a SWD drain adjacent to my site (probably 6 ft). Was tracing the path of SWD and observe that it does not connect to any main drain upstream but rather takes a U turn back
forming another SWD passing through my site again. Can you please advice if this is really SWD and need to be concerned? Also not sure if it is primary, secondary and tertiary SWD.
Hi Sir,
I have purchased a resale flat in survey 155/3 kaggadaspura, marathalli hobli. I have given the property to lawyer verification and was very delayed, as the property is built in 2009. I have completed registration and now lawyer updated me Rajakalva is passing nearby. The project has plan approved by BDA, site is A-katha but the apartment became B-katha, might be because of extra floor which is not in plan.
Need help in knowing any issues for the Survey no.155/3.
Hi Sir,
I have recently purchased a re-sale apartment in Survey no.155/3 in Kaggadaspura, Marathalli hobli, as the buffer size increase has any problem. At present my apartment is 30-40ft away, is there any concerns or do I need to goback to old owner has it is illegal.
Hi sir,
We are planning to buy a constructed independent house in margodanahalli (Bidrahalli 2) survey num 84/3.. we see a green line in d map and it say halla or korkalu halla what does it mean and how much buffer we need to maintain.
We are scared after buying house govt shouldn’t demolish the house. Plz advice.
We tried to check with BDA we are not getting proper response.
Thank you.
Regards,
Saral
Hello sir,
I m planning to buy an apartment in Beratena Agrahara Village, Bangalore South Taluk, Beguru 2 Hobli and that is in survey number 34. totally 120 flats and A block 60 and b block 60 flats, A block is completed and fully occupied, b block under construction.
in http://www.rajakaluve.org/?village=18692&survey=34, it says “On a Rajakaluve but not yet notified as encroaching” in orange colour. also i found an water line is marked in kmz file, from that my flat is 60 meter away, is it ok to buy?
Please suggest to buy or not.
with great difficulty I have purchased a site in nagarabhavi vinayaka layout. I have been told that secondary storm water drain is about 40 feet from my site. I am now retired and would like to build my dream house. whom should I approach for solution. Kindly help
Hi Rajendra Sir,
Happy to see your helping many people.
I am planning to buy a plot in Varthur
Survey # 73, Varthur east. Please suggest me whether this comes under Rajakluve
Dear Rajendra,
My site is in malgalu village near nagarbhavi bangalore-560072 falls in survey no.1 &33, yeshwantpur hobli Bangalore
it comes Beside Nagarbhavi Thorai, its a primary Rajukaluve, my site is 37 meters far from the Rajukaluve but as per 2016 NGT revised rule the buffer zone for no construction is now 50 meters….
i have checked in http://www.rajakaluve.org in that my site is clearly LISTED as NON ENCROCHING….
Now kindly let me know that can i get BBMP PLAN SANCTION for construction of house on my site or not..?
Kindly advice…
Hello Mr. Rajendra Kumar,
I am planning to purchase a property in the following survey number in Mahadevpura: Sys. No. 33/2B (property name: Purva parkridge). The house I on the west boundary of the property, can you please help me in identifying if there is a risk since there is a Storm/Drain marked by BBMP outside the boundary. Also any insights of encroachment by the builder.
Any update? I am also looking for a row house in purva Parkridge
Hi Rajendra,
Request to kindly advise if the property located below comes under SWD or Rajakaluve marking.
and please let me if it is secondary or tertiary brajakaluve.
Taluk: Bangalore East
Hobli: KR Puram
Village: Hagaduru
Survey No: 23
Thanks
Mallikarjuna
Hi sir.,
We have taken a constructed house in hulimangala (survey no 7). Next to our layout there is raja kaluve. Could you please tell me is any issue with that. The document says the layout is pachayat approved. From our place to raja kaluve almost 300 feet distance is there.
Hello Divya,
Did you get any updates ?
I’m planning to buy plot in the same layout( Ammashree properties ) -> It comes in survey # 9 and 10). I checked the village map from online (http://www.rajakaluve.org/?village=18886) and I see there is a small pond indicate in the map( blue lines) very near to survey # 7 , 8 and 9 and 10. I think we need to check it from sub-register office about Raja kaluve.
Hi Raj,Divya,
Did you get any reply on this .Even I am planning to buy a land in the same survey.Would be really helpful if you please let me know any info you have
hello Sir,
I would like to purchase the site from Survey No 1/1, Agrahara village , Yelahanka hobali bangalore north. which presently coming under enchrochment of SWD. However i want to which type of SWD it is? whether it is primary, secondary OR tertiary SWD. Please confirm
Sir, dont find any recent posts. still i place my query for your advice.
Planning to buy a flat in appt situated ay survey no 3A and 3B at chelikhere village K R puram hobli.
There is a SWD adjacent to this property, is there any violation Sir?