Airport corridor · Outside the city corporations
House construction in Devanahalli
Devanahalli is airport country: larger plots, open land and none of the city's civic bodies. Approvals, water and height limits all work differently here, and we sort them out before we draw.
At a glance
Ciara Homes builds custom houses and villas on clients' own plots in Devanahalli, the airport town about 44 km from its Marathahalli office. Devanahalli lies outside the Greater Bengaluru corporations: the town has its own municipal council, the surrounding villages are gram panchayats, and planning for the whole belt comes under the airport area planning authority, BIAAPA. The price is locked in a detailed BOQ before work begins, and every home carries a 10-year structural and 2-year waterproofing warranty in writing.
- Planning authority
- BIAAPA
- Local body
- Town council or gram panchayat
- From our office
- About 44 km
- Water
- Groundwater only, no Cauvery
- Typical rates
- ₹1,700–5,000 / sq ft
- First step
- Free site visit
Not Bengaluru's rules
Devanahalli is a town of its own, 40 km north-east of Bengaluru, with a fort, a municipal council dating from 1938 and, five kilometres to its south, Kempegowda International Airport. Since July 2025 it has been the headquarters of Bengaluru North district, the new name for Bangalore Rural. Foxconn and Boeing have both taken land here, and the plots are larger than most left in the city.
None of the Greater Bengaluru corporations reach this far. That changes almost everything in the checklist below: who approves the plan, what the khata looks like, and where the water comes from.
It is also a long way from most owners' homes, and 44 km from our own office. Live CCTV you can open on your phone and one engineer who answers your calls matter more here than anywhere in the city. The Blue Line metro to the airport, with stations at Doddajala, Airport City and the terminals, is under construction.
What we check on a Devanahalli plot
Start with jurisdiction. Here it is three bodies deep.
Three bodies, one plot
The town is run by the Devanahalli Town Municipal Council. The villages around it are gram panchayats, where the khata is the e-Swathu Form 9 and Form 11. Over both sits BIAAPA, the Bangalore International Airport Area Planning Authority, whose master plan covers 228 villages around the airport. Which office signs a building licence depends on where the plot is and whether it sits in a BIAAPA-approved layout, and published guidance does not agree on it. We confirm it at the offices concerned before design starts.
Airport height limits
The town is about 5 km from the airport, well inside the 20 km zone in which building heights are controlled for aircraft safety. The permitted height for a site is read off the Airports Authority of India's colour-coded zoning map and cleared through its online NOC system. It is checked before the number of floors is fixed.
Water: groundwater only
Devanahalli has no river supply and relies on groundwater. The Central Ground Water Board's 2024 assessment puts the taluk at 169% of sustainable extraction, the highest in its district, with nothing left over for future use. The state cabinet has cleared Cauvery Stage 6, a project of 500 million litres a day meant for Devanahalli and other outlying towns, but it is still at the planning stage. A house here needs a borewell or tanker plan, a generous sump and rainwater harvesting designed in from day one.
Bigger plots, different houses
Larger sites suit a villa or a farmhouse more than a tall house. The design questions change with it: more roof and compound wall for every square foot of house, longer plumbing and electrical runs, and often a caretaker's room. All of it is priced in the BOQ before work starts.
What a house costs to build in Devanahalli
Per-square-foot rates are the ones we publish for Bengaluru. Plots here run larger, so the examples do too, including a single-storey house on a 50x80 site. Built-up area is taken as about 75% of the plot on each floor:
| Plot and floors | Built-up | Basic | Standard | Premium |
|---|---|---|---|---|
| 40x60 · G+1 | 3,600 sq ft | ₹61 – 72 lakh | ₹72 – 94 lakh | ₹94 lakh – ₹1.26 crore |
| 50x80 · Ground only (G) | 3,000 sq ft | ₹51 – 60 lakh | ₹60 – 78 lakh | ₹78 lakh – ₹1.05 crore |
| 50x80 · G+1 | 6,000 sq ft | ₹1.02 – 1.2 crore | ₹1.2 – 1.56 crore | ₹1.56 – 2.1 crore |
Construction only, at the rates we publish for Bengaluru in 2026. Plan sanction fees, GST, compound wall and borewell are separate. For your own plot and finish level, use the house construction cost calculator; the exact price is fixed in a detailed BOQ after a free site visit.
Homes we've built in Bengaluru
Building in Devanahalli, answered
Who approves a house plan in Devanahalli?
Not a Bengaluru city corporation. The town has the Devanahalli Town Municipal Council, the villages are gram panchayats, and planning for the area comes under BIAAPA, the airport area planning authority. Which office issues your licence depends on the plot, so we confirm it before design.
Is there Cauvery water in Devanahalli?
No. Devanahalli relies on groundwater, and the taluk is rated at 169% of sustainable extraction. Cauvery Stage 6 has been cleared by the state cabinet to bring 500 million litres a day to outlying towns including Devanahalli, but it has not been built.
How many floors can I build near the airport?
It depends on the plot. Devanahalli is inside the zone where building heights are controlled for the airport, and the permitted height is read off the Airports Authority of India's zoning map for each site. We check it before fixing the number of floors.
Do you build in Devanahalli from Marathahalli?
Yes. It is about 44 km from our office. The first site visit is free, and every site has live CCTV you can open on your phone, which matters when the plot is far from where you live.
Also building nearby
- House construction in Whitefield
- House construction in Marathahalli
- House construction on Sarjapur Road
- House construction in Hebbal
- House construction in Yelahanka
- All the areas we build in across Bangalore
Sources
The local rules and figures on this page were checked on 2 October 2026. They change often in Bengaluru, and we confirm the current position for your plot before a plan is drawn.
- Central Ground Water Board: Dynamic Ground Water Resources of Karnataka 2024 (taluk table)
- 1acre: Bengaluru airport height zones (colour-coded zoning map)
- Namma Metro Blue Line: Phase 2B stations and status
- Devanahalli: town, municipal council, airport and industry
- Bengaluru North district: renamed from Bangalore Rural, July 2025
- 1acre: BIAAPA master plan and the 228 villages
- Down To Earth, 6 November 2025: Devanahalli relies solely on groundwater
- Deccan Herald: Karnataka cabinet clears Cauvery Stage 6
Every build. Always.
- Detailed BOQ, with brands and quantities locked before work starts
- In-house engineers, no project passed to strangers
- Live CCTV access to your site, on your phone
- 10-year structural + 2-year waterproofing warranty in writing
- Approvals and documentation support handled for you
Free site visit · Jurisdiction and water sorted first
Bring us your Devanahalli plot
+91 89514 29095 · Mon–Sat 10:30 AM – 6:30 PM