Karnataka has revised the height threshold for classifying high-rise buildings from 21 metres to 24 metres, giving real estate developers in Bengaluru greater flexibility in planning and utilising floor area ratio (FAR). The state government issued an order earlier this week, aligning the revised definition with the Centre’s recommendations on building regulations and global fire safety practices.
Under the revised definition, buildings measuring up to 24 metres in height will fall below the high-rise category. This means structures with approximately seven to eight floors may no longer be classified as high-rise buildings, compared with the earlier threshold under which buildings with six to seven floors came within the category.
The change is expected to provide developers with additional flexibility in building design and help improve the utilisation of premium FAR purchased from the government. Premium FAR allows developers to construct additional built-up area beyond the basic permissible floor area, subject to applicable planning regulations and charges.
Developers to Benefit from Revised FAR Rules
The revised height limit is expected to address difficulties faced by developers in utilising the additional construction area available through premium FAR. According to industry representatives, several builders were unable to make full use of the purchased FAR because of restrictions relating to building height and mandatory setbacks.
Suresh Hari, former president of the Confederation of Real Estate Developers’ Associations of India (CREDAI), said the government had been issuing premium FAR to developers, but many were finding it difficult to utilise the additional permissible area. The revised threshold could help address this gap and allow better use of available construction potential.
He also pointed out that developers in several locations faced difficulties in using the available space even after accounting for mandatory setbacks. The revised provision is expected to help distribute the utilisation of FAR over a larger building area and improve the financial feasibility of projects.
The decision is also expected to reduce compliance-related costs for developers. With more buildings falling below the revised high-rise threshold, eligible projects may have greater flexibility in meeting applicable building requirements.
Government Focuses on Fire Safety and Ease of Doing Business
Karnataka Development Minister Krishna Byre Gowda said the revised definition would support ease of doing business by reducing unnecessary compliance requirements and improving governance.
The Urban Development Department stated that the change was based on recommendations from the central government, which has been encouraging states to adopt improved regulatory standards and global best practices in building fire safety.
The government is also reviewing existing regulations that may impose repeated administrative requirements without adequately considering the actual risks associated with individual buildings.
Byre Gowda noted that certain outdated provisions were being reassessed, including recurring requirements for fire certificate renewals. He said applying uniform compliance conditions to buildings with different risk profiles could result in additional expenses and documentation for applicants.
Risk-Based Fire Safety Requirements
The minister clarified that buildings with higher fire risks, including industrial facilities, schools and hospitals, would continue to be assessed through fire safety evaluations. The approach is intended to ensure that regulatory requirements are proportionate to the risks associated with different types of buildings.
The Karnataka Fire and Emergency Services Department had also expressed the view that the height reference for high-rise buildings could be increased, subject to its adoption in the applicable zonal regulations.
The revised definition is expected to benefit Bengaluru’s real estate sector by allowing developers to utilise premium FAR more effectively while reducing certain regulatory burdens. However, projects will continue to remain subject to applicable zoning, setback and fire safety provisions.
