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. Dear friends,
    Could any one share me the Housing loan details – which bank is best. I need to get around 20lakhs. as per BDA we should be payed 2 months and my 1st installment should be paid before Aug 2015. Bank will give in 1 shot or can we request them to give 4 installment to the BDA so that we can save interest and even i am interested to take 3 to 4 installment from Bank – please suggest as i am planning to go with SBI

  2. Hi,
    I have been allotted 1 BHK (South facing)in Malagala. I needed to exchange the flat to east or north facing as south facing is not suitable for me as per astrology.. if any one interested for exchange then please contact me at +91-8105679360

  3. Congrags Vijayendra, I am going to get my flat registered next week. Were there any other charges other than the 2 DDs at the time of the registration????

  4. Hi,

    I got my flat registered yesterday, Valagerehalli. Has anybody occupied the flat?

  5. Hi friends
    If anyone is interested in selling 3 bhk in BDA on mysore road.
    Please inform me.
    My mobile num is 9448585797

  6. Thanks everybody for posting all the discussions here as I got a lot of information from this site. I have been alloted a 1bhk in gunjur in the november notification. I visited the site of Gunjur dec 13th 2014. The construction is good but the water connection is the problem. When enquired I got to know there are currently only 2 borewells which are satisfying the construction needs but I did not get any plan regarding either the cauvery water connection or the increasing the number of borewells satisfying the needs of residents.

    Hi Murali,
    Kindly add me to the whatsup group if you have created, 9739111729.I have few constuction faults in 1bhk that I will upload in the whats up group.

  7. Just received a letter saying we will be penalized as the last date for payment is due. I rang up BDA and the person on the other end said, they are even giving possession of the Valgerahalli flats and many have already been registered. Can someone please verify these details. They want a separate DD for the last instalment and another DD for the BWSSB and Bescom deposits…..

  8. Looking to buy a 1 bhk BDA flat at Valegerahalli if such transfer is indeed permissible. Ground, first floor preferable. Rates at or close to allotment price. Quick settlement. Thanks.

  9. To any 1 who has been allotted a flat at Gunjur, I am also allotted a flat at Gunjur Phase 2…and my 3rd installment is due on Oct 1st week..Last week had a visit to the site, i had a talk with the engineer and he was not in a mood to talk 🙂 when asked how long it would take for the possession he told that BDA had hold the payment for almost 3 months now so not sure where our money is going. Any idea when is the 4th installment need to be paid along with the other payments.

    Current status: they are doing plastering work outside and inside..

  10. Hi guys, is it possible to rent or sell the flat if in case we cannot stay there because of distance from workplace…?

  11. Hi Friends, I have created a blog for BDA flat applicants & who are interested in discussing about the problems being faced by us. Let us get united, discuss our issues & find solutions among us. We can pressurize BDA & the Govt to get the flats constructed fast & possession. Please join. Thanks.

  12. Hi All, when will we get the ownership of valagerahalli flats or any more updates on the hand over procedure ? Did anyone check wit BDA please post.

  13. Dear friends, during BDA flats allotments many malfunction / mismanagement had occurred and many 2nd notification applicants (applied during May 2012) not got their prescribed flats but 3rd notification applicants which they applied on 2013 got Kengeri / Valgerahali and which is illegal. As per BDA 2nd notification Applicants should get 1st and if any left out should be handed over to 3rd notification. So we are planning to file a case against BDA – filing a RIT to stop 3rd notification allotments so if any one interested pl reach out to Venkatesh 9980344391,Arun – 9945564063 Nanjundi – 9845970808 Vidyantathan – 9448291522. BDA did mistake in the following points:- 1) All 2nd notification applicants did not get allotment but they allotted to 3rd notification applicants. 2) Gunjur 3BHK is not allotted for 2nd notification applicants but allotted to 3rd notification applicants. 3) They shortlisted 2nd notification applicants which is not supposed to do and even while shortlisting they were not followed the BDA allotment procedure – Engineer will say applicants were selected on DD purchase date but few BDA officer will say on Application submission date but even through RTI which is not clear and not informed the right information.

  14. Those who applied 2nd nitrifications got allotted 2bhk an able take. reason price increase already Honourable High court of Karnataka principle bench given stay for 21 pepole case no; 22150/2014. Do not surrender kindly join the same team.

  15. I have heard that the construction at the Gunjuru site is very slow, has anyone been there, do you think the flats will be handed over this year. If anyone of you have the recent photos of the progress in construction, please upload them.Happy weekend everyone!

  16. @Poornima: Hi, could you please elaborate on LIC HOUSISING FINANCE LIMITED’s loan granting procedure and policies. I am in a need of an urgent and easy loan provider, will this be a right option… THANKS

  17. Venkatesh, the Canara Bank is behind BDA, in the same compound. DD can be made any bank of your choice but in favor of “Commissioner, BDA.” This DD has to be presented at Canara Bank at the aforementioned address.

  18. Thanks for the information, Murali Narayan. But there’s a corportaion bank next to the BDA, i dont see any canara bank, can you verify this? and provied the details of the bank and address. Do we need to deposit the DD in any Account? if yes, then whats the Acc number?

  19. Hello Murali, thx for the info so i can make the DD at any of the bank and not necessary it has to be Canara bank right ? Also can i submit the DD to any of the Canara Bank branch.

  20. I paid last month itself, Does anyone knows how many more days it takes to get the ownership of 3 BHK in valagerahalli flats or when the work will be complete. when i saw last time almost work is complete and but no number to flats were put. Also can we get it registered earliest by settling full amount through loan ?

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