BIAAPA vs BMRDA: who approves layouts near Bengaluru airport
- Last updated
- 4 November 2026
Layouts around Kempegowda Airport have historically needed approval from BIAAPA, the airport-area planning authority, while BMRDA plans the wider Bengaluru region. Which one governs your plot depends on its survey number, so confirm directly with the authority.
Why the authority matters
A layout that is sold as plots needs permission from the planning authority that governs that land. Around the airport, that has historically been the Bangalore International Airport Area Planning Authority (BIAAPA), which was set up for the planning area around Kempegowda International Airport, covering parts of Devanahalli, Doddaballapur and Bangalore North taluks. The Bangalore Metropolitan Region Development Authority (BMRDA) plans the wider metropolitan region. Boundaries and responsibilities are set by government notification and can change, so do not assume.
Which authority governs a plot depends on its survey number, not on the name of the road or the town in the brochure. Ask the authority in writing.
How to verify a layout approval
| Step | What to do | What a good result looks like | | --- | --- | --- | | 1 | Get the approved layout plan and approval letter from the seller | Letter number, date and survey numbers are all present | | 2 | Ask the planning authority to confirm the approval | Written or online confirmation from the authority itself | | 3 | Match your plot number and dimensions to the approved plan | Exact match, including road width and corner plots | | 4 | Check that parks, roads and civic amenity sites are not being sold | Open spaces exist on the ground as in the plan | | 5 | Have your own property lawyer review the file | Written opinion before you pay beyond a token |
Common traps
- Approved on paper, different on the ground. The sold plot sits on land outside the approved survey numbers.
- Borrowed approvals. A neighbouring layout's approval is quoted for a new, unapproved phase.
- Partial approvals. Only part of a large parcel is approved, but the whole is marketed.
- Fake boards. Signage claiming approval that the authority has never issued.
What to do next
Run the full due-diligence checklist, then read the guides on khata and e-Swathu and RERA.
Questions people ask
Is a BIAAPA-approved layout automatically safe to buy?
No. Layout approval is one check among several. You also need a valid land conversion order, clear title, the correct khata or e-Swathu record, and RERA registration where the layout is in scope.
Can I trust a board that says BIAAPA approved?
No. BIAAPA has previously removed boards that falsely claimed its approval at unauthorised layouts near Devanahalli and urged buyers to verify with the authority. Always check at the source.
What if the seller says approval is in process?
Treat it as unapproved until the approval letter is issued. Do not pay beyond a refundable token, and only under a written agreement your lawyer has read.