Premium FAR Scheme Begins in Bengaluru as BBMP Opens Application Process

The Bruhat Bengaluru Mahanagara Palike (BBMP) has begun accepting applications under the Premium Floor Area Ratio (FAR) scheme, marking the formal rollout of a policy that has generated both anticipation and concern among stakeholders in the real estate and urban planning sectors.

The development comes shortly after the Karnataka state government issued the final notification on the implementation of the scheme. The Premium FAR policy allows property owners and developers to purchase additional FAR beyond the standard limit, enabling the construction of taller buildings in specific areas of Bengaluru. This move is intended to optimize land use in a rapidly urbanising city.

However, the policy has also raised questions about the potential impact on Bengaluru’s existing urban infrastructure. Concerns have been voiced regarding the capacity of the city's roads, sewage networks, and water supply systems to handle the increased density resulting from high-rise developments.

Under the new scheme, eligible properties located in designated zones will be permitted to avail additional FAR by paying a premium to the government. The revenue generated through this mechanism is expected to be channelled into infrastructure development and urban improvements in the city.

Officials from BBMP stated that applications will be processed based on guidelines issued in the final notification. These guidelines include criteria related to zoning, road width, and availability of civic amenities. The scheme will not be applicable in areas lacking basic infrastructure or in those designated as eco-sensitive or restricted zones.

According to urban development authorities, the scheme aligns with broader goals of vertical development in Indian cities, where land is limited and horizontal expansion has led to sprawl and inefficient service delivery. The policy is also expected to bring in additional revenue for urban local bodies, which can be reinvested in essential services such as drainage, road upgrades, and waste management.

While developers have welcomed the move, citing the opportunity to maximise property usage and cater to growing demand for residential and commercial space, urban planners and resident welfare associations have expressed reservations. They argue that the implementation of the Premium FAR scheme must be backed by corresponding investments in infrastructure upgrades, traffic management, and water and waste services to avoid overburdening the city’s already stretched systems.

BBMP has clarified that the scheme will be monitored for compliance, and that any development under the Premium FAR will be subject to approvals from the relevant planning authorities, including the Bangalore Development Authority (BDA) and Bangalore Metropolitan Region Development Authority (BMRDA), wherever applicable.

The civic body also plans to track the implementation through digital records and site inspections, ensuring that construction remains within permissible limits and that the conditions for availing premium FAR are adhered to. The rollout of the scheme marks a significant step in Bengaluru’s ongoing urban transformation. With population and real estate pressures on the rise, the BBMP is positioning the Premium FAR initiative as a tool to better manage growth and land use.