BDA site? Yes. BDA flat? No, no!

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The Bangalore Development Authority’s ambitious project of selling apartments has no takers. The demand for a decent home does not seem to end in Bangalore, but people are not interested in BDA flats.


The last date by which buyers had to apply for the flats was 31 June, 2013. Under Phase-I, total 4502 flats were constructed by the BDA, in Nandini Layout, Halagevaderahalli, Malagala, Gunjur phase-1, Thippasandra, Doddabanahalli Phase -I, Alur, Kothanur and Doddabanahalli units. Of these, according to BDA, only 700 have been allotted.

BDA apartment constructed near Kengeri. Pic: Bosky Khanna

Why did BDA get into apartment business?

Real estate market is booming in the city, even when there is lack of space. To keep pace with time and to compensate for the space crunch in the city, the BDA entered the business of apartment construction, apart from making layouts.

BDA commissioner T Sham Bhat informed Citizen Matters: “Space is a big constraint in Bangalore, so the BDA has decided to construct apartments and no new layouts for the time being.”

In the 2011-12 state budget, the Karnataka state government had proposed to build 30,000 affordable housing units through BDA. Under this scheme, the agency invited applications for the construction of 6180 apartments on March 14, 2013 through an advertisement.

The BDA started its project in Nandini Layout, where 168 single bedroom-hall-kitchen (1 BHK) flats were constructed on 1.5 acres of land. Interestingly, when the project was conceptualised in May, 2012, the BDA had worked out the cost to be Rs 5.5 lakh per flat. This cost was worked out hoping that the agency will get JNNURM funds for the project. But JNNURM refused to fund the project in November 2012.

So the BDA had to increase the price. The raw cost of the land was Rs 9 crore. The BDA increased the rate to Rs 8.2 lakh. But the government realised that it was expensive and slashed the rate.

Thus the final cost of each unit in Nandini layout was fixed at Rs 7.46 lakh for 470 sqft of built up area. This was announced by the BDA in the first week of July, 2013. Units are being constructed on a BDA-acquired land, thus the rates are reasonable, says BDA town planner member A V Rangesh.

At this juncture, some news papers reported that some of the buyers approached the BDA asking them to return their money. But when Citizen Matters enquired with BDA officials, everyone including the BDA Commissioner denied any knowledge of any such persons who approached them.

How are BDA houses allotted?
As per the provision of BDA Act Site Rules (1984), sub-rule (11) of allotment of site rules, there are nine reservation categories for allocating sites and units.
The list comprises:

  • SC, ST, OBC
  • Members of the armed forces of the Union, ex-servicemen
  • Members of the family of the deceased ex-servicemen
  • State government employees
  • Central government employees and public sector undertakings and statutory bodies owned or controlled by the state or central government
  • Physically handicapped
  • People having outstanding achievements in the field of arts, science and sports.

50% of the flats will be provided to general category, while 50% of it will go to the reservation category. Sites are allotted based on the discretion of the authority. For the purpose of allotment, the authority will constitute a committee. This allotment committee comprises three official members and three non-official members. The chairman of the authority shall be the chairman of the allotment committee. Subject to the approval of the authority, the decision of the allotment committee is considered to be final. There is no income limit in the allotment of sites, except in case of economically weaker sections of society, where the income should be less than Rs 1 lakh per annum. They will have to submit domicile and economic status certificates.

Rangesh adds that in total the BDA is constructing 17 apartment complexes in the city. They are in:

  • Alur on Tumkur Road

  • Malagala in Nagarbhavi

  • Halagevaderahalli in Rajarajeshwari Nagar

  • Thippasandra and Kothnur in Anjanapura

  • J P Nagar 9th phase

  • Kanaminike on Mysore Road

  • Two projects in Doddabanahalli on Old Madras Road

  • Two projects in Gunjur on Varthur Road

  • Two projects in Visveswaraiah Layout

  • Three projects in Kengeri and in Nandini Layout.

Rangesh says that the units in Nandini Layout have been allotted to people, but are not yet sold. Explaining the difference between sold and allotted, Rangesh says: “Sold means anybody can come and purchase it. However, in allotment, applications are called for and are scrutinised, after which applicants are shortlisted based on certain criteria and allotted homes. But they are sold to them only when they deposit the initial amount.”

‘Use borewell water until Cauvery arrives’

The BDA aims to complete the construction of these unfurnished 1BHK, 2BHK and 3BHK apartments in all the 17 sites by April 2014. Their biggest project site is in Kengeri, opposite to Kengeri bus stand on Mysore road.

The cost of each complex is different. The builders who won the tenders are-  BG Shirke Construction Technology Private Limited and Homballe Infrastructure and Gowri Infrastructure projects. The architects hired by BDA are- Mumbai-based Tandon Consultants, Kolkata-based Srei Infra Finance private limited, Delhi-based Voyant Solutions and Bangalore-based Stup Consultants Private Limited.

The BDA has assured of Cauvery water supply in all its units, in the Cauvery 4th phase 6th stage water supply. Until then dwellers will have to make use of borewell water. As per government rules BDA aims to provide solar water heaters and solar lighting in homes.

“The borewell water is potable. We have dug four borewells for 300 feet and we are using the same for construction and for drinking after filtering it,” says Uma  Prasad, chief project manager from Shirke.

Solar water heater only for top floor

Citizen Matters visited the Valagerahallli site in Kengeri and found that no luxury apartments were being constructed. The apartments are based on three categories –  for the lower income group (1BHK), for middle income group (2BHK) and high income groups (3BHK).

All apartments were being provided with balconies, AC and geiser points, lifts and staircases. Parking space was being provided for only 50% of the apartments in each block. The homes are not vastu-compliant, however the site is. Vitrified tiles were being used inside homes and granite flooring was present in the common area.

There was no provision for dining area in 1BHK homes. They were present only in 2BHK and 3BHK houses.

Uma Prasad says that provision for solar water heating is only for the top floor and not for all units, as it is not possible to provide piping and facility for all units.


Carpet area

Built up area



328 sqft

470 sqft

8 – 12 lakh


600 sqft

830 sqft

14 – 17 lakh


900 sqft

1100 sqft

22-27 lakh

Most of the public are hesitant to buy BDA flats. Pic: Bosky Khanna

Quality is the key factor

Commenting on the quality of construction and rates of the apartments, Rangesh asserts: “Our units are better in quality compared to those being offered by the private builders. The rate is 50% less. We are here to give the best at affordable prices to all people.”

However, private builders dispute this. President of Bangalore Realtors Association of India (BRA-I), Irshad Ahmed says that there can never be a competition. BDA is now constructing budget homes while there are many who are constructing high end and luxury apartments. The finishing and quality also cannot be compared to that of the private builders.

“I cannot speak of the standards of BDA as it is for the first time they are entering this business. So they should also talk after people move into them and stay there for a while. We have seen the standards of Karnataka Housing Board (KHB) and they are not good,”  he says.

He points that BDA is constructing homes on the outskirts of the city and not focusing where the demand is more. There is a lot of demand in south and east of Bangalore covering areas of Bannerghatta Road, Sarjapur Road, Hennur, Whitefield, Hebbal and Kanakapura road.

Director of town planning in Karnataka Housing Board, Veerendra Nath K R says that BDA has an in-house quality inspection of the site, which is not trustworthy.

BDA sites still available
The BDA aims to complete the already announced five layouts: Nadaprabhu Kempegowda Layout (spread across 4,814 acres), K Shivaram Karanth Layout (3,456.12 acres), K C Reddy layout (2,134.9 acres), D Devaraj Urs Layout (1,976.02 acres) and S Nijalingappa layout (2,806.09 acres). .

People skeptical about BDA houses

While some feel the cost offered by the BDA is less, others are worried about the quality and maintenance.

Amita B, a resident of Jayanagar an employee in a private club, says: “Looking at the past track record of BDA – land tussle and legal problems in the formation of layouts, I am doubtful of the apartments. Though BDA is saying that khata will be given, will it be allotted and and are all sites free of litigation, is a worry.” She says she is skeptical about the maintenance too.

Sunitha R, a resident of Kengeri, says that there are many apartments coming up nearby. “I would prefer to stay in a private property rather than a BDA site as I am not very confident of the quality of the house. The rate speaks for itself. If the house is costlier it is always better.”

However, Deepa Narang, another resident of Kengeri says that on the onset the homes look fine and are meant to cater the needs of those who have budget constraints. “I have been searching for a decent home since very long, but the rates do not match my budget. So this seems like a better alternative,” she adds.

Related Articles

Affordable housing, not livable houses
Pricey Bangalore getting more ‘affordable’ housing
How to ensure your dream house doesn’t collapse?
BDA allots flats; Quality fine, but not location

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About Bosky Khanna 45 Articles
Bosky Khanna is Staff Journalist, Citizen Matters.


  1. @rishi,yes it is the same what you thought.from the day we got the allotment letter post to that in 60days we have to pay 25% of amount …..wr u got allotment???

  2. Hi gurudutt…… I too got t letter and from which do we hav to count dese 60 days .
    I got my letter in the first week of this month. Is it the date of receiving the letter + 60 days days………. if not how is it????????

  3. Hi all,Good afternoon!!! very happy to inform that i got allotment letter from BDA today and we need to pay 25% of flat amount by 60days so everyone will get it by this month i think.
    congrats to all that who have received the letters and all who are waiting for the letter.
    All the best……….

  4. @ CMA Murali
    Sir plz let me know wr he will b available.. in office or is der any public adressing location

  5. Hai all… tom i am going to BDA.. if anybody joinig drop me a message so everyone can fight for some benifitsand enquire the doubt which we hav.. Drop me a message @9980168754

  6. Yes there will be a public meeting at 3PM every wednesday in BDA office. Please come and join. price of the apartment is increased as per BDA wish and the hopes of common man is ditched. Let’s meet and raise the voice. Request all to come in collective effort we shall get this corrected.

    …[Rest of this comment has been edited, as it has been sourced from another website – users, please restrain yourself from posting links to another website or copying the content from another website – Admin]

  7. @Siddharth: Actually its in kannada and i dono t language…. so can u please tel where t look for the date… coz it has one date on which dey wrote it with pen.. i mean the letter dispatch or when it got signed or printed….. so i m not able to make out which date will be considered as t allotment date… can u pls elaborate and explain me about dis.. and can i have ur number if u dnt mind..thnks

  8. @siddharth, I heard the DD or cheque has to be given to the canara bank (adjescent BDA office) please confirm once….I dont no is der any documents we need to provide or not along with DD.
    are you sure the DD in favour of “The commissioner, BDA” ?

  9. @Rishi the date of the allotment will be the date on the allotment letter. Says 25th Feb 2014 for me. I assume the payment has to be paid via DD in favor of Commissioner, BDA but have no idea where to drop this.

  10. hi guys,
    i have got my appointment letter attached with NOC. But i dono the date of allotment and what the procedure to make the payments? Coz it’s mentioned that the payment has to be made within 60 days from t date of allotment but i dono the date of allotment.
    The letter were dispatched on 28th of feb and i got it in the first week of Mar. Pls help me with dis…

  11. Hi All, I have noticed that the application form did not have a provision of applying as co applicants. Hence the allotment letters also has only a single allottee. I wanted to get my flat in Gunjur in both mine and my wife’s name. On speaking to SBI for Home Loan I was told, that they will allow me to register on both our names only if we apply as a co-applicant for the home loan. But they will only accept my wife as co-applicant only if her name appears on the allotment letter as a co-allottee. I plan on going to the BDA office to inquire if they could hive me another allotment letter with both mine and my wife’s name on it. Has anyone else inquired about this?

  12. Hi All,
    I have noticed that the application form did not have a provision of applying as co applicants. Hence the allotment letters also has only a single allottee. I wanted to get my flat in Gunjur in both mine and my wife’s name. On speaking to SBI for Home Loan I was told, that they will allow me to register on both our names only if we apply as a co-applicant for the home loan. But they will only accept my wife as co-applicant only if her name appears on the allotment letter as a co-allottee. I plan on going to the BDA office to inquire if they could hive me another allotment letter with both mine and my wife’s name on it. Has anyone else inquired about this?

  13. Hi All,
    I too got allotted 2bhk @dbhalli, till now not recd Allottment this the same case for dbhalli alloties?.planning to visit Bda office today @ 1pm. If anyone has plan to visit. Just drop msg to 9945859338.

  14. Hi My brother had been to BDA office day before yest, As per the info he got it will take another 6 months for the valagerahalli flats ownership to be given out to all the allotees…Everybody has to pay initial 25% amount after that they will start verification processs it seems, its goin to be little slow process as they said. Also its informed him that they cant provide any more documents apart from the allotment letter with no objection certificate, loan is our responsibility and there is no concession on paying full amount in one installment. if something is wrongly informed by them here pls post.

  15. @ CMA.Murali Narayan will we again receive the revised allotment letter quoating the revised flat price. and by when they will send the letter regarding the the price of BWSSB/BESCOM and Service tax

  16. One senior BDA official told me all construction is state-of-art tech and the fittings are top class (Jaguar/Kajaria tiles), with water aplenty in Kengeri (Valgerahalli), and a sub-station for power so there is no problem with electricity…….possession will be given very soon (couple of months according to sources) for Valgerahalli allottees….

  17. Yeh hi guys, I saw my name for 3bhk but i didn’t get any confirmation or an allotment letter. So can anyone update me with the construction work in dodabanahalli… it will be really appreciable if pics r send of the model of house …….. 8056005506……plz post if u guys got any info..or watsapp me on my num.

  18. Cost (Kothnur) 1,550,000
    Registeration @12% 186,000
    Service Tax @ 5.5% (Not mentioned in the notification) 85,250
    BWSSB 91,250
    Parking (Approximately) 100,000
    Total 2,012,500

  19. Met BDA commissioner today. Expressed dissatisfaction of increase in price of Kothnur from 14.5 L to 15.5L. Surprisingly even he was not aware of it. He informed his team to look into the issue and revise the price. Also we will be getting one more letter from BDA mentioning the price of BWSSB/BESCOM and Service tax. There is no clarity of Car parking charges at this point of time. About the 25 % payment. If your cost is 15.5 L and assuming you have paid Rs 220000 as down payment at the time of applying for flat. you need to pay now (15.5 L -220K) * 25%

    Every wednesday commissioner will address public between 3 PM to 5 PM. Atleast 15-20 people should approach again to turn around the things quickly

  20. Hi all, Adding 5 Lacks to original cost of 15.5 Lacks seems too much to me. I approached bank today with all required documents. To my disappointment my eligibility amount itself is 14 Lacks as calculated based on current salary I am drawing. So for me there is no point even all other extra expenses are included in Allotment letter. Even if I pledge my wife’s every piece of gold, amounts to 2.5 Lacks. BDA should advertise in the notification itself the total amount including every cost. I feel betrayed or may be it is bad planning on my part as I did not predict this. So MY ADVICE TO ALL NEW APPLICANTS, JUST ADD 5+ LACKS TO WHATEVER AMOUNT BDA ADVERTISES FOR 2BHK HOUSE AND DECIDE YOUR AFFORDABILITY. And my request to all, please try to get this extra cost reduced if possible…

  21. i met bda people several time, they knot guiding proper and they don’t no information
    some times u will be explain

  22. Murali Narayan thanks for ur information regarding the registration charges and parking charges. If u have attended the meeting today plz inform us also the information you have received from bda people.

  23. Even people who have not been allotted this time can also come today to BDA office as the points we are going to raise affects you too. If we get the BDA commissioner to rethink and include parking/bwssb/bescom/etc in the amount, it would be easier for people who apply for loans. Also, auctioning the parking space sounds like a gray area, need clarification on that too…..

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