30×50 House Plan in Bengaluru: 3BHK, G+2 Rental Layouts & BBMP Rules (2025–26)
A 30×50 plot (1,500 sq ft) is the sweet spot for Bengaluru homeowners — large enough for a comfortable 3BHK owner home or a G+2 rental building, compact enough to keep construction costs manageable. Found across Banashankari 2nd Stage, Jayanagar periphery, HSR Layout, JP Nagar, and many other South Bengaluru localities.
What a 30×50 Plot Gives You
BBMP Setback Rules for 30×50 Plots
| Parameter | Rule | Notes |
|---|---|---|
| Front Setback | 3.0 metres (10 ft) | From boundary to wall — includes the front verandah |
| Rear Setback | 1.5 metres (5 ft) | Required for plots above 600 sq ft |
| Side Setback (each) | 1.0 metre (3.3 ft) | On each side unless party wall agreement exists |
| Maximum Floors | G+2 | On roads 20–40 ft wide; G+3 on 40 ft+ roads (some localities) |
| FAR (Floor Area Ratio) | 2.25 | Max permissible built-up = 3,375 sq ft, but floor count limits apply |
| Parking | 1 ECS mandatory | Equivalent Car Space — covered or open |
| Corner Plot | 2.0 m corner-side setback | Replaces 1.0 m side setback on the corner side |
Buildable area calculation: 30 ft (width) – 0 (no party-wall setback if semi-detached) = 30 ft usable width. 50 ft (depth) – 10 ft (front) – 5 ft (rear) = 35 ft usable depth. Footprint = 30 × 35 = 1,050 sq ft. But most 30×50 plots in BDA layouts have 1-metre side setbacks on at least one side, reducing this to approximately 780–820 sq ft per floor.
Floor Plan Options for 30×50 (G+2)
Vastu Guidelines for 30×50 Plots
A 30×50 plot gives enough room to follow Vastu prescriptions without significant compromise. Key rules:
| Room | East-Facing | North-Facing | South-Facing | West-Facing |
|---|---|---|---|---|
| Main Entrance | East pada 3–5 | North pada 3–4 | South-SSE | West NW pada |
| Living Room | NE or E | N or NE | NE or E | N or NE |
| Kitchen | SE corner | SE corner | SE corner | SE corner |
| Master Bedroom | SW corner | SW corner | SW corner | SW corner |
| Children's Room | W or NW | W or NW | W or N | E or NE |
| Puja Room | NE corner | NE corner | NE corner | NE corner |
| Bathroom (master) | W or NW of bedroom | W or NW | W or NW | W or NW |
| Car Porch | NW or NE | NW or NE | NW or NE | SE or NE |
Construction Cost for 30×50 G+2 in Bengaluru (2025–26)
| Component | Basic (₹1,800/sq ft) | Standard (₹2,300/sq ft) | Premium (₹3,000/sq ft) |
|---|---|---|---|
| Civil Structure (2,400 sq ft) | ₹26–₹30 L | ₹33–₹38 L | ₹44–₹50 L |
| Flooring (tiles/marble) | ₹2.5–₹3.5 L | ₹4–₹6 L | ₹8–₹12 L |
| Electrical + Plumbing | ₹3–₹4 L | ₹4.5–₹6 L | ₹7–₹9 L |
| Doors, Windows, Grills | ₹2.5–₹3.5 L | ₹4–₹5 L | ₹6–₹8 L |
| Painting | ₹1.5–₹2 L | ₹2–₹3 L | ₹3.5–₹5 L |
| Kitchen + Woodwork | ₹2.5–₹3 L | ₹4–₹6 L | ₹8–₹12 L |
| Total Build Cost | ₹38–₹47 L | ₹52–₹64 L | ₹77–₹96 L |
| Architect + BBMP fees | ₹1.5–₹2 L | ₹1.5–₹2 L | ₹2–₹3 L |
| Total Project Cost | ₹40–₹49 L | ₹54–₹66 L | ₹79–₹99 L |
30×50 Plots Across South Bengaluru: Locality Snapshot
| Locality | Approx Land Price | 2BHK Rental (Upper Floor) | Best Configuration |
|---|---|---|---|
| Banashankari 2nd Stage | ₹1.2–₹1.8 Cr | ₹22,000–₹28,000/mo | Owner GF + 2×2BHK rental |
| BTM Layout 2nd Stage | ₹1.4–₹2 Cr | ₹22,000–₹30,000/mo | Owner GF + 2×2BHK rental |
| JP Nagar 5th Phase | ₹1–₹1.5 Cr | ₹20,000–₹26,000/mo | 3BHK duplex G+1 or rental G+2 |
| HSR Layout Sector 2 | ₹1.8–₹2.5 Cr | ₹25,000–₹35,000/mo | Full rental G+2 or premium owner home |
| Electronic City Phase 1 | ₹80 L–₹1.2 Cr | ₹18,000–₹24,000/mo | Full rental G+2 (3×2BHK) |
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A 30×50 plot allows G+2 construction. After setbacks (3 m front, 1.5 m rear, 1 m each side), you have approximately 780 sq ft of buildable area per floor — about 2,400 sq ft total. Common configurations: 3BHK owner home on ground with two 2BHK rental floors above, or a full G+2 rental building with 2BHK units on each floor.
For a 30×50 plot: front setback is 3 metres, rear setback is 1.5 metres, and side setbacks are 1 metre each side. Corner plots require a 2 m setback on the corner side. On roads wider than 40 ft, additional road-widening setback may apply.
A 30×50 G+2 gives approximately 750–780 sq ft per floor across 3 floors. Ground floor can fit 3BHK + parking. Each upper floor can fit 2BHK + bathroom + utility. Total: 3BHK owner flat + 2×2BHK rental flats across three floors.
Construction costs for a 30×50 G+2 (approximately 2,400 sq ft built-up): basic ₹38–₹47 lakhs, standard quality ₹52–₹64 lakhs, premium ₹77–₹96 lakhs. Total project cost including design and BBMP fees: ₹40 lakhs to ₹99 lakhs depending on finishes.
A 30×50 G+2 in South Bengaluru with two 2BHK rental units generates ₹40,000–₹56,000/month in gross rental income. At a construction investment of ₹55–₹65 lakhs, this represents 7–10% annual gross rental yield — strong for Bengaluru residential property and well-suited for long-term wealth building.