Indian Real Estate

What is BIAAPA?


03, December 2025

BIAAPA or Bangalore International Airport Area Planning Authority is a regularity body involved in approving land property near the airport. BIAAPA was formed under the Government approved Karnataka Town and Planning Act 1961.

What Does BIAAPA Approved Layouts Mean?

BIAAPA approved layouts can only be approved for residential property building purposes by the Gram Panchayat. A BIAAPA approved layouts are plots that are legally approved by the Bangalore International Airport Area Planning Authority(BIAAPA) and are allowed to commence any residential developments near the Bangalore International Airport region.

These layouts are legal and come without any future inconvenience. However, one must not forget to check if the developer has the release order for selling plots or other legal; due diligence is a must.

In BIAAPA approved layouts, the builder has to obtain a No Objection Certificate from the BDA for the building or construction of property over a piece of land in urban Bangalore limits and from the BMRDA in rural Bangalore. The latest BIAAPA Master Plan 2023-2024 will be available soon on the official website of BIAAPA. This promotes transparency and accessibility to planning information.

Ranav Tranquil Haven

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One of the major concerns of the buyers is, whether they can convert the Department of Town and Country Planning(DTCP) approved layout later by BIAPPA. For that to happen, the first thing to do is to contact the BIAPPA authorities for the conversion certificate.

BIAAPA Bye-Law - Zoning Regulations

The BIAAPA bye-law mentioned under the zonal regulation which is prepared under clause(iii), sub-section(2) of Section 12 of the Karnataka Town and Country Planning Act, 1961 says that -

  • BIAAPA master plan local area is divided into layouts for residential, commercial, and industrial lands.

  • The land occupied under BIAAPA can not be used without the permit of the Bangalore International Airport Area Planning Authority(BIAAPA).

  • The usage of BIAAPA approved layouts should be governed by zonal regulation, including the size of the plot, the plot coverage, the height of the structure, the width of the road, etc, providing a framework for developers and landowners to follow in their projects.

BIAAPA Property Tax

The property taxes on the project approved by BIAAPA are collected by BBMP. The documentation concerning the property must have been approved by BBMP.

The land you are interested in should be approved by the BDA, not only by the Gram Panchayat, to purchase it.

The online service for the payment of property tax online through BIAPPA is in progress. The only thing you can do now is you can visit the local Gram Panchayat near you to pay the property tax.

In rural areas, Gram Panchayat has control. But, within its zone, BIAAPPA rules still matter. So, if you're planning something big, like building your dream spot, you need a nod from BDA to make sure it's all in sync with BIAAPA's grand plan.

Get expert advice! Consult with lawyers or real estate agents who know BIAPPA rules to help you through the twists and turns of land and property dealings.

BIAAPA - Kempegowda International Airport Bangalore

The original airport serving Bangalore was Bangalore International Airport, located in the city center. Due to the unexpected popularity of newly offered domestic flights, they had to expand. BIA, with a single runway and limited aircraft parking space, was unable to cope with the increase in traffic. There was no room for further expansion of the airport.

The National Airport Authority convened a panel to select the site for a new airport. The panel decided on Devanahalli, a village of about 19 mi. North of Bangalore. The airport was officially renamed Kempegowda International Airport Bangalore on 14 December 2013.

The airport of Bengaluru city being far away from the city is a very misunderstood statement that many use.

Technically and politically speaking, the airport is a short distance further than the city limits but in reality, as seen by our eyes on our way to the airport, Bengaluru city ends at Yelahanka Satellite Town because population density decreases drastically after that locality.

Then there's the issue of land availability of nearly 5000 acres in the South near EC, which was already quite developed by 2005 when acquisition and construction began. So there's been that amount of land at all. The other tricky issue was this place is quite close to the border of Tamil Nadu and right next to the hallowed green zones of the Bannerghatta and Denkanikote forests, where such projects will precipitate disastrous consequences for flora and fauna.

This is an expert project approved by the BIAAPA Government body, signifies a high level of professionalism when it comes to handling big projects and important city structures which in turn led to success in road regulation as well as the property development authority that comes under the land jurisdiction like BDA, BBMP, BIAAPA, etc. This is the perfect example of what a government body like BIAPPA does.

An airport for the fastest-growing Tier 1 city of India can't be built without taking into account the obvious growth that it'll witness in the coming year. It's not a viable option to build an airport in city limits for a city like Bangalore. Both the expansion of the airport and the virtue with which the city's land is developed will be obstructed if an airport is built within city limits.

So, folks, that's a brief overview of BIAAPA(Bangalore International Airport Area Planning Authority). Do share your comments.

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Rashmi24, April 2023
Nice post. One question, can we convert DTCP approved land later by BIAAPA
y@Rashmi Nice post. One question, can we convert DTCP approved land later by BIAAPA
Ranav Tranquil Haven

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