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Key takeaways
- Land use around Devanahalli and the airport is planned by the Bangalore International Airport Area Planning Authority (BIAAPA). Its master plan, usually called the BIAAPA Master Plan 2021, is still described as the plan in force.
- We found no official notice of a revised BIAAPA master plan as of 5 November 2026. One listing site said in April 2026 that no successor plan had been notified.
- Zoning is only one check. Land conversion, KIADB acquisition, airport height limits and lake buffers decide what you can build.
- In Channarayapatna hobli the state dropped a 1,777-acre KIADB acquisition in July 2025 and in December 2025 declared the land a permanent special agricultural zone.
- Use the decoder below to read the zone colours, then get the zone of your survey number from BIAAPA in writing.
- TalkingLands Insights shows the master plan layer, airport zoning, notified lands and lake buffers on one map. Sign-up includes 5,000 free coins.
What does the colour on your Devanahalli map mean?
These are the zone names in the master plan legend we saw for Devanahalli on TalkingLands Insights. Tap one to see what it usually means and what to check.
- Ask BIAAPA whether a change of land use is possible at all for that survey number.
- Check the land conversion order, the BIAAPA layout approval and the release of plots.
- Check which uses the zoning regulations allow for your road width.
- Check road width, setbacks and the airport height limit before you plan a tall building.
- Check for a KIADB acquisition notification on the survey number.
- Ask what uses are allowed before buying for housing.
- Check whether the land is reserved for acquisition.
- Treat it as not buildable for private use.
- Do not buy forest-zoned land for building.
- Check the zoning rules and any mining history.
- Check heritage rules near forts and monuments.
Devanahalli is the land market around Kempegowda International Airport, and almost every listing there quotes the master plan. But a zone colour on a brochure is not a building right. This guide explains what the Devanahalli master plan is, where it stands in 2026, who controls each approval, what changed in Channarayapatna, and how to check any survey number yourself.
What the Devanahalli master plan is
The “Devanahalli master plan” or “Devanahalli CDP” usually means the master plan of BIAAPA, the planning authority set up under the Karnataka Town and Country Planning Act for the area around the airport. The plan divides land into zones such as agricultural, residential, commercial and industrial, sets rules on use, setbacks and floor area, and is the base for layout and building approvals in BIAAPA’s area.
- Area: Devanahalli town and the villages around the airport. One source puts it at 228 villages; an older one at 248 towns and villages.
- Not the BDA plan: Bengaluru city follows the BDA’s master plan, which is being revised separately.
- Boundaries change: one source says villages of Doddaballapur taluk moved to the Doddaballapura Planning Authority in 2017–18. Check which authority covers your village.
Status in 2026
The BIAAPA Master Plan 2021 is still described as the operative land-use plan. A listing site said in April 2026 that no successor plan had been publicly notified, and our own search found no official notice of a revised plan as of 5 November 2026. A government environmental clearance filing for a project in Devanahalli also refers to an extract from the BIAAPA Master Plan 2021.
So the plan’s horizon year has passed, but no newer plan has replaced it, as far as we can find. Until BIAAPA notifies a revision, ask it for the zone of your survey number in writing rather than relying on a map.
Who decides what around Devanahalli
A plot near the airport answers to several bodies. Each one controls a different check.
| Body | What it decides | What to ask for |
|---|---|---|
| BIAAPA | Zone of the land, layout and building approvals in its area | Zone in writing, sanctioned layout plan, release of plots |
| Revenue department | Land records and conversion of farmland | RTC and mutation on Bhoomi, conversion order |
| KIADB | Acquisition of land for industrial areas | Whether a preliminary or final notification covers the survey number |
| Airports Authority of India | Height clearance near the airport | Height NOC for your building |
| Neighbouring planning authorities | Villages outside BIAAPA, such as those under Doddaballapura | Which authority covers the village |
For the land records, our Bhoomi guide shows how to open the RTC and mutation for any survey number.
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Illustration of the growth nodes around the airport. Not a zoning map; check the master plan for your survey number.
Channarayapatna: the acquisition that was dropped
The biggest land-use change near Devanahalli in the last year was not a new plan. It was a dropped acquisition.
- 2021: a preliminary notification was issued to acquire about 1,777 acres in Channarayapatna hobli for an aerospace and defence park.
- June 2025: after years of farmer protests, the state dropped about 495 acres in three villages, reports said.
- 15 July 2025: Chief Minister Siddaramaiah announced the full 1,777-acre acquisition was dropped, while saying land offered voluntarily would still be taken.
- September 2025: KIADB issued notices for 439 acres in Hyadala and Gokarebachenahallu; KIADB said only consenting farmers got them.
- 9 December 2025: the state declared about 1,777 acres across 13 villages a permanent special agricultural zone.
If your survey number is in Channarayapatna hobli, check both: whether it is in the special agricultural zone, and whether any KIADB notice still covers it.
Growth nodes on the corridor
- Kempegowda International Airport: the anchor of the corridor, and the reason for the height limits below.
- KIADB aerospace and hardware parks: industrial land developed by KIADB near the airport. Industrial zones generally exclude housing.
- KWIN City: a proposed knowledge and innovation city towards Doddaballapur. Our KWIN City guide covers its land.
- STRR: the Satellite Town Ring Road links Devanahalli with towns such as Doddaballapur and Hoskote.
Comparing Devanahalli with other belts? Our Bidadi, Devanahalli and Sarjapur comparison sets out the checks for each. We do not predict prices.
The airport height overlay
Around the airport, the zone is not the only limit. Buildings near Kempegowda International Airport and the Yelahanka air base need height clearance, and the permitted height depends on where the land sits under the flight paths. A commercial zone does not guarantee a tall building.
Check the height limit before you plan anything above a few floors. Our airport height restriction guide explains the NOC.
How to check a survey number on TalkingLands Insights
- Sign up free on TalkingLands Insights. New accounts get 5,000 coins.
- Search the village or survey number and zoom in until parcel outlines and numbers appear.
- Turn on Boundary → Master Plan and open the legend to read the zone, and Planning Authority to see which authority covers the village.
- Turn on Risk layers: Airport Zoning, Notified Lands, Lake Buffer and Rajakaluve. Zoom in if a layer looks greyed out.
- Open the parcel’s Legal & regulatory tab for its ROR card where it is digitised, then click Get Report.
What it shows: survey parcels on satellite imagery, master plan zoning colours with their legend, airport zoning, notified lands, lake and rajakaluve buffers, and the ROR card where digitised.
What it does not show: it does not show BIAAPA layout approvals or conversion orders, and it does not certify title or approvals. A map zone is a reference, not a zone certificate. Confirm with BIAAPA, the revenue department and a property lawyer.
The master plan layer around Devanahalli on TalkingLands Insights, with the legend open.
Common mistakes
Check the zone and risks of any Devanahalli survey number
Sign up free and get 5,000 coins. See the master plan zone, airport zoning, notified lands and lake buffers for the parcel on one map.
Sign up freeFrequently asked questions
It is the land-use plan of BIAAPA, the Bangalore International Airport Area Planning Authority, for Devanahalli and the villages around the airport. It sets the zones and the rules for layouts and buildings in that area.
We found no official notice of a revised plan as of 5 November 2026. The BIAAPA Master Plan 2021 is still described as the operative plan, and one listing site said in April 2026 that no successor had been notified.
Generally not without a change of land use and conversion. A residential zone alone is also not enough: you need the conversion order and, for a layout, BIAAPA approval and the release of plots.
It means BIAAPA has sanctioned the layout or building plan. Buyers should also ask for the release order for plots in a layout, the conversion order and a clean title.
Yes. The state announced in July 2025 that the 1,777-acre KIADB acquisition was dropped, and in December 2025 declared the land across 13 villages a permanent special agricultural zone. Fresh KIADB notices for 439 acres in two villages were reported in September 2025.
Yes. Buildings near the airport need height clearance from the Airports Authority of India, and the allowed height depends on the location. Check it before planning a tall building.
Ask BIAAPA for the zone in writing. To see it on a map first, use the Master Plan layer on TalkingLands Insights along with Airport Zoning, Notified Lands and Lake Buffer. New users get 5,000 free coins.
Updated 5 November 2026. This guide summarises public sources on the BIAAPA master plan and land around Devanahalli. Plan status, jurisdiction and acquisition decisions can change, and some figures come from a single source. Map zones are references, not zone certificates. This is general information, not legal advice; confirm with BIAAPA, the revenue department and a property lawyer.
