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. i sir, i would like to buy a 1 bed room or two bedroom flat. is it available . please contact me 9343721536. my preference gunjur or hoskote area. please let me know soon. i could not get success in lottery. I think lottery system is all pre arranged issues. BDA should allot according to seniority of deposit they had received at their office. naganna

  2. hi praveen,good morning thanks for your valuable information. tomorrow we will also check in BDA once and will let you know the further information on this …..lets all hope for the best.i was just worried because we havent received any information about the allotmemt as all came to know on tomorrwo should be the good day to all.once again thanks for your valauble information. take care…..

  3. Hi All, During the lottery allotment process i was there on both the days. Unfortunately they wasted many of the peoples precious time since it was working day, they could have finished soon by putting the eligible and non eligible candidates names at multiple places instead of displaying on one screen. Finally i have been alloted the 3 BHK house in valagerahalli and i visited to the place yesterday, still work goin on it may complete by 2014 March as mentioned in paper and informed by security. flat no and Block no are not mentioned, only one model house completed for visitors since all flats are same we can see that. I dont want to comment about quality of flats my knowledge is very minimal on that. If any body wants to be in touch wit me feel free to call me on my number 9886898983…..

  4. i had visited valgerahalli site at the time of foundation. it is absolutely constructed on clayey soil. For 1 bhk, its ok since they are fully concrete boxes.For 2 and 3 bhk its absolute no all are precast and standing on clay. From outside for another 1 year it may look good once if cracks starts and its all assembled building nothing can stop it…so i did not intend to apply for valgerahalli. One important thing is precast building are difficult to repair since its a cummulative effect.

  5. Hello Guys, Thanks for all the posts. I visited the Kothanur Site today. I have marked the place in wikimapia
    Only foundation and pillars of ground floor looks complete, now they are constructing roof. Engineer says another 1 year is required to finish all the units. The Construction company name is Abhiram Infra Projects Pvt. Ltd. I had a talk with BDA quality engineer who says quality is up to the mark. But so I am no expert. So guys please visit if possible and give your expert reviews on quality.

  6. Hi Gurudutt, I had checked with BDA today, it ll b displayed in their website on Monday. Also, it was said that the allotment letter would be posted to us within next month.

    Hi Vinod, With respect to their quality of consutruction, i don’t c any point to think twice, cos they hav given it to some of the well known private builders and i had been to the site to check their quality. It was actually good. So, don’t get disturbed by the gimmicks played on net by some of the private builders as they are trying to keep the people away from these kind of good initiatives taken by the Govt.

  7. Hi All,
    The article says the quality of the flats won’t be all that good and is a bit of a let down.
    I’d applied for a flat; Now I don’t know whether should I wish for the site to get allotted or otherwise.
    Am I the only one feeling so? Thoughts are most welcome. Thanks!

  8. Hi Naresh and Praveen, please let me know when can we get exact information of the allotted flats.because we stay very far from bangalore….please guide me on this.
    also please get in touch with my cell num 9916326267…..we have applied for 3BHK but not yet got call or any postal information regarding the same.pls keep us updated on will be helpful for all who have applied.thnks to all.

  9. Hai Naresh, What you have said is absolutely correct imformation.

    Thank you.

    Keep on updating and kindly share the imformation, The imformation which your sharing is very much useful naresh.

    once again thank you.

  10. My Brother in law just went to BDA office. Still lottery process is going on.. The officials informed only on Monday we can get clear idea of Final list of allotments.. The same will be uploaded in their website by tomorrow EoD. Will post if i get any updates.

  11. BDA Officers are not answering. I saw these details in paper today. Thought of sharing witrh all.

    1. Bhat said that during the second notification, of the 466 people who had applied for 2BHK homes, 443 have got them. In case of 3BHK, as many as 469 applied and 122 were given flats through lottery. In the third notification, 1,306 applications were received for 2BHKs, of which 519 were given; and 758 applications were received for 3BHKs, of which 384 flats were provided through lottery.

    2. Allotments are done yesterday only for Valagerahalli and Doddabanahalli. For rest of the flats allotment will continue today and tomorrow. We can expect them to upload list in internet by EOW. if someone attended lottery in person , please confirm.

  12. Mr.Sudhas Albin BDA completed the allotment for 2 BHK and 3BHK also. I have been today during allotment session.

  13. is there is any other blog or forum where people are posting about BDA (Bangalore Development Authority) Housing or Flat. regarding status/ allotment and other process. Please post the links.

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