Setback Visualizer
20+ Indian city bye-laws built in — DDA, MCGM, BBMP, CMDA, GHMC, KMC, AUDA and more. Enter plot dimensions, see setbacks and buildable footprint, and download a scaled SVG for your drawing submission.
Plot & Context
For front setback adjustment
For FAR calculation
BBMP + BDA
BBMP Building Bye-Laws 2003 (as amended) + KMC Act 1976
BBMP 2003 bye-laws + 2019 amendments. Karnataka RERA requires RERA certificate for plots >500 sqm.
Setbacks & Buildable Footprint
Front
1.50
m
Rear
1.50
m
Left
1.00
m
Right
1.00
m
Buildable
16.0×9.0
m
Footprint
144
sqm
Coverage
66.7
%
FAR cap
1.75
×
| Plot area | 216 sqm / 2325 sqft |
| Area bracket | 110–230 sqm |
| Ground coverage cap | 70% = 151 sqm |
| Max built-up (FAR × plot) | 378 sqm across 3 floors |
| Avg floor size | 126 sqm per floor |
Checks
Buildable footprint > 0
16.0 × 9.0 m
Ground coverage ≤ 70%
Your setback-derived coverage 66.7% · cap 70%
Minimum 1.2 m side clearance (fire)
NBC Part 4 fire safety requires 1.2 m min side clearance for habitable rooms; row housing exempt
Method
How setbacks are computed
Each Indian state maintains its own Development Control Regulations (DCR) or Building Bye-Laws, typically issued by the state Town and Country Planning Organisation and enforced by the local Urban Local Body (ULB). These regulations bracket plots by area, and assign minimum front, rear, and side setbacks along with ground coverage percentage and Floor Area Ratio (FAR / FSI) for each bracket.
This tool codifies the bracket tables for 20 major Indian cities spanning 16 states. The calculator selects the bracket matching your plot area, applies any road-width adjustment to the front setback (where the bye-law requires it), and computes the resulting buildable envelope. Ground coverage is the buildable area as a percentage of plot area; maximum built-up is FAR × plot area, spread across the planned number of storeys.
For corner plots, the tool applies front-setback rules to both street-facing sides (and the side setback to the remaining two sides). State DCRs typically permit 3–5% additional ground coverage for corner plots with visible street frontage — verify this concession with your local authority.
The Custom Setbacks mode allows manual override — useful for negotiated approvals, heritage zones, irregular plots, and early-stage feasibility studies where bye-law values may not apply directly.
FAQ
Common questions about setbacks
Why do setback requirements vary so much across Indian cities?
Setbacks are regulated by state-level Development Control Regulations (DCR) or Unified Building Bye-Laws, not by a national code. Each state fixes its own standards based on plot sizes typical in that region, fire-access requirements, solar access needs, and historic urban form. Delhi uses the Unified Building Bye-Laws 2016 + DDA Master Plan 2021; Maharashtra uses the Unified Development Control and Promotion Regulations (UDCPR) 2020; Karnataka, Tamil Nadu, Telangana, and other states each maintain their own DCR. This tool implements the most common residential plot brackets for 20 cities; always verify with your local ULB (Urban Local Body) before final design.
What does the buildable footprint show?
The buildable footprint is the rectangular area inside the plot that remains after removing the mandatory front, rear, and side setbacks. This is the maximum ground footprint your building can occupy at any floor level (ground coverage). The SVG visualization shows the plot outline, setback bands (coloured), and the buildable envelope in green. Ground coverage is buildable area ÷ plot area, expressed as a percentage — most Indian DCRs cap this at 50–65% for residential plots.
How is FAR / FSI different from ground coverage?
Ground coverage is the percentage of the plot your building covers at the ground plane. FAR (Floor Area Ratio) — also called FSI (Floor Space Index) in Maharashtra and Gujarat — is the ratio of total built-up area across all floors to the plot area. A FAR of 2.0 means you can build 2× the plot area in total, spread across multiple floors. DCRs specify both limits; your design must satisfy ground coverage AND FAR simultaneously. This tool shows the applicable FAR for your plot; total built-up area = plot area × FAR.
Does setback depend on road width?
Yes — most Indian DCRs link front setback and building height to the abutting road width. Narrow roads force shorter buildings with smaller setbacks; wider roads permit taller buildings with increased front setbacks. This tool includes a road-width input that adjusts the front setback where the bye-law specifies road-width brackets (DDA, BBMP, CMDA, GHMC, and others). The 'How it works' section describes the exact adjustment applied for your selected city.
Can I override the calculated setbacks?
Yes. The 'Custom' tab lets you enter your own front/rear/side values — useful when the municipal approval process has negotiated non-standard setbacks (common for irregularly-shaped plots, plots facing approval for larger FAR, or plots in special zones like heritage conservation areas). The SVG visualization updates with your custom values and can be exported for submission drawings.
Why does my plot show no side setback in one direction?
Many Indian bye-laws permit semi-detached or row-housing configurations where one side is on the compound wall (zero setback). The tool assumes symmetric sides by default; for semi-detached configurations, switch to Custom mode and set one side to 0. Row-housing plots under 100 sqm often have zero setback on both sides (front and rear only) — common in Delhi's unauthorised-regularised colonies and older DDA layouts.
Does the SVG export scale correctly for CAD drawings?
The downloaded SVG uses true metric units in the viewBox (1 unit = 1 metre), so it imports into AutoCAD, BricsCAD, or Revit at correct scale. When imported, scale-match against a known plot dimension if any drift is observed. The PNG export is a rasterised snapshot at 2× resolution, useful for presentations, WhatsApp sharing with clients, or embedding in Word/Google Docs. The SVG is the better format for any drawing-based workflow.
What about corner plots?
Corner plots face setbacks on two street sides. The tool handles this via the 'Corner Plot' toggle, which applies front-setback rules to both street-facing sides. The side setback applies to the two non-street sides. Ground coverage is typically reduced for corner plots to account for the additional setback; FAR remains the same. Always verify corner-plot-specific concessions in your state DCR — many bye-laws permit 3–5% additional ground coverage for corner plots with visible street frontage.
Building across Indian cities?
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Related Guides — Deep-dive reading
Building Setbacks Across India
A State-by-State Guide to Development Control Regulations, Plot Setbacks, Ground Coverage, and FAR — for Architects, Planners, and Developers
ConstructionBuilding Plan Approval Process in India
State-Wise Guide — BBMP, BMC, CMDA, GHMC, MCD, PMC & 14 More Cities
ConstructionProperty Tax in India — 2026 City-by-City Guide
BBMP, MCD, MCGM, GHMC, GCC, KMC & More: UAV, CVS and ARV Methods Explained
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