On agricultural land within BMRDA limits in Bengaluru, construction is governed by the Karnataka Land Revenue Act and BMRDA zoning regulations. A permanent residential villa is not permitted unless the land is formally converted under Section 95 of the Karnataka Land Revenue Act. However, a farmhouse ancillary to agricultural activity is allowed. The commonly cited 15% footprint is incorrect for agricultural land; under BMRDA practice, the maximum permissible ground coverage is 10% of the total land area.

Accordingly, for a 10,000 sq ft agricultural plot, the maximum allowable ground (footprint) coverage is 1,000 sq ft. This footprint includes the main structure and any attached covered portions. Construction must be approved by the local Gram Panchayat, the land must continue to be recorded as agricultural in the RTC, and the use must remain incidental to farming, not independent residential or commercial use.

A G+1 structure is generally permitted, provided the ground coverage does not exceed 10% and height limits prescribed by the local authority are followed. This means you may legally achieve a total built-up area of around 2,000 sq ft (1,000 sq ft per floor) without conversion. Any expansion beyond this, multiple dwelling units, or purely residential use would invite regulatory action and future legal hurdles.

1) Under the 10% rule, the maximum ground footprint would be 1,000 sq. ft.. Exceeding this limit without formal "DC Conversion" (Land Use Diversion) for residential purposes can lead to legal penalties or demolition. 

2)Generally, if the land remains "Agricultural," you must strictly follow the 10% rule for the residence and ensure it is used by the farmer for dwelling or agricultural storage. 

3)G+1 may be permitted for self-residence on converted land, building multiple floors on unconverted agricultural land is more complex.

4) If you intend to build a permanent residence that exceeds the 10% footprint or deviates from "farm-related use," you must apply to the Deputy Commissioner for Section 95 Conversion.

It is advisable not to do ground plus one on agricultural land 

Act as mentioned herein above 

It is applicable to Karnataka farmland 

You can still go for G+1.

In Karnataka, including areas falling within BMRDA limits around Bengaluru, there is no general legal right to construct a permanent residential house on agricultural land unless the land is converted under the Karnataka Land Revenue Act. What is commonly referred to as a “farmhouse” in everyday language is not recognised in law as a residential house on agricultural land. This distinction is crucial and is the source of most misunderstandings.
The commonly quoted figures of 10% or 15% footprint are not standard Karnataka or BMRDA rules permitting residential construction on farmland. These numbers usually come from misapplied guidelines of other States, isolated panchayat practices, or older local circulars that are often misunderstood. Under Karnataka law, there is no blanket rule allowing a landowner to use 10% or 15% of agricultural land for a residence without conversion.
On agricultural land that has not been converted, only ancillary agricultural structures are permitted. These include farm sheds, tool rooms, cattle sheds, pump rooms, store rooms, or a small supervisory structure incidental to cultivation. Such structures are allowed only to support agriculture and are not meant to be used as a permanent dwelling. They are typically restricted to single-storey, limited size, and non-residential character. Even if someone informally lives in such a structure, it does not acquire legal status as a residence.
If you intend to reside permanently on the land with normal residential amenities, that use is legally treated as residential, regardless of plantation, orchards, or forest trees on the remaining land. Plantation or farming activity does not legalise residential occupation of agricultural land.
Construction of a G+1 structure on agricultural land without conversion is not permissible. Multi-storey construction is taken as a clear indicator of residential intent, and such buildings are among the first to attract notices, stop-work orders, and demolition proceedings. Therefore, calculations such as “10% footprint multiplied by G+1 to obtain 2000 or 3000 sq ft” are not legally sustainable on unconverted agricultural land in Karnataka.
Many people assume farmhouses are allowed because similar constructions exist on the ground. This is largely due to uneven enforcement and delayed action by authorities. However, the existence of illegal structures does not make them lawful. In practice, such properties face problems with electricity and water connections, bank finance, resale, inheritance, and are vulnerable to demolition or penalty proceedings at any time.
If construction proceeds in violation of land-use rules, the typical risks include revenue department notices, planning authority stop-work orders, demolition directions, penalties, forced conversion proceedings, and long-term title and resale complications. Plantation does not protect against these consequences.
From a compliance standpoint, your legally safe options are limited. If you wish to build and live in a proper house, the safest course is to convert the land to non-agricultural (residential or permitted farmhouse category, if available) and then build strictly as per sanctioned plans. Alternatively, you may retain the land as agricultural and restrict construction to genuinely ancillary farm structures without permanent residential use. Any middle path—such as building a residential house and calling it a farmhouse without conversion—carries significant legal risk.
The clarifications provided here are applicable to Bengaluru and Karnataka farmland rules, not rules of other States. If you wish, I can also help you assess whether conversion is feasible for a specific survey number or whether any local planning exceptions apply, but as a general legal position, permanent residence and G+1 construction on unconverted agricultural land is not permitted in Karnataka.

Farmland zoned for agriculture requires the primary use to remain farming, such as crop cultivation or livestock. Residential buildings, if permitted, are limited to about 10% of the total land area and must serve farming purposes not for rental, commercial, or purely residential use. The rest of the land must stay as open agricultural space. You need to obtain permissions from local panchayat, town planning authorities, or BMRDA, not urban bodies like BBMP. Building plan approval is mandatory for structures over 2,400 sq ft, and development plan approval if exceeding 1 hectare outside BDA limits. Verify zoning to ensure no conversion is needed; Change of Land Use (CLU) permission is required for non-agricultural shifts.

Under the Karnataka Land Revenue (Amendment) Act, 2015 (which is the governing law for use of agricultural land) the Farm house / farm building means a house attached to a farm, built on agricultural land, used for residence of the farmer/agriculturist or for agriculture-related purposes.

The law states that a farm building/farm house shall not be more than 10% of the total land holding subject to maximum prescribed limits.

 This 10% limit is interpreted literally, i.e., up to 10% of the agricultural land area can be used for buildings that qualify as a farmhouse under the statute.

So on a 10,000 sq ft plot of agricultural land, the maximum “farm building/farm house” envelope under this Law is up to ~1,000 sq ft (10%) — not 15%. But, this 10% rule is separate from urban planning/zoning/building bye-laws; even if the Land Revenue Act allows 10%, you still must comply with local plan sanction, zoning regulations, FAR, setbacks, etc., before building. More on that below.

There is no clear provision in the BMRDA/Zonal Regulations that simply allows 15% of farmland for residential construction. Many informal sources that mention 15% are unverified/developer claims and do not reflect the actual statutory farm house rule.

Before any construction, you must get BMRDA plan sanction even if the land is agricultural. Building without approved plans is illegal, and authorities can impose penalties or order demolition.

Before that you must get your land legally converted from agricultural to non-agricultural use (DC conversion). Without this, residential construction is not permitted under planning rules.

The 10% rule has statutory backing as part of the legal definition of a farm building/farm house. 

The 15% figure is not part of the land revenue law or BMRDA published rules. It likely comes from informal market practices or estate agent commentary. So you should not rely on 15% as a legal entitlement.

The Karnataka Land Revenue Act (Farmhouse definition)

 does not explicitly limit floors, but it does limit the built area to 10% of the landholding. If you stack floors, you will quickly exceed the allowed built area measured vertically, so the practical effect is the same.

Ensure the land is either already non-agricultural / has NA conversion OR you intend to apply for DC Conversion under Section 95/Section 109.

The Karnataka Land Revenue Act (Farmhouse definition) does not explicitly limit floors, but it does limit the built area to 10% of the landholding. If you stack floors, you will quickly exceed the allowed built area measured vertically, so the practical effect is the same.

As far as the proposed G+1 is concerned, under the farm house 10% envelope, practically not possible (because more built-up than allowed). After conversion and sanction, G+1 can be planned per FAR/coverage rules.

if you do NOT convert the land and want to remain purely agricultural, you should assume that a G+1 farmhouse is not permissible.

As far as the concept of “10% footprint”, government and courts look at the total constructed area, not just ground coverage.

The law does not create an FAR concept for agricultural land however a limited farm building is permissible for farming purpose. The vertical expansion defeats the intent of “incidental use”.  Therefore, G+1 would be treated as an attempt to bypass the 10% cap, even if the ground coverage is small.

Even though the Act does not explicitly say “no G+1”, in enforcement a multi-storey house indicates residential development, not incidental farm use.

The legal consequences will be that you receive notice under section 95 of KLR act, Penalties may be imposed and an Orders to demolish the upper floor may also be passed by the competent authority.

The law explained pertains to Karnataka land Reforms act only, which is the governing law in this regard.

You may better consult an advocate in the local having expertise in the field before taking any hasty step.

The Karnataka High Court considered the effect of the 2015 amendment to the Karnataka Land Revenue Act, 1961 in G.S. Siddaraju v. State of Karnataka[13] and held as under:

“11. It is thus clear that an agriculturist can erect building in his agricultural land for its more convenient use or better cultivation, provided such farm building or farm house so erected is not more than 10% of his holding subject to maximum of such extent of land as may be prescribed. No rule prescribing any maximum extent of land on which such building can be erected is brought to the notice of the Court. Therefore, the proviso which says that the farm building or farm house so erected shall not be more than 10% of his holding has to be kept in mind while examining whether the house constructed is in the nature of a farm house or it loses its characteristic feature of a farm house. In other words, if the farmer has got 10 acres of land, he cannot be found fault with for putting up construction utilising a bigger area in his agricultural land, say up to 1 acre provided he uses such construction for his own residence for the purpose of agricultural operations, tethering of cattle or for storing agricultural implements or products including for residence of himself and his family members, his servants and dependents.

The 2020 amendment to the Karnataka Land Reforms Act repealed Sections 79A and 79B, which previously restricted non-agriculturists from buying farmland

2).there is generally a limit on non-agricultural income. If your annual income from non-agricultural sources is less than ₹25 lakhs, you can purchase land.

Most of those houses are technically illegal or legally vulnerable, even though they exist and people live in them.

The farm house constructed as per your version will be legal only if Land converted under Section 95 only for farmhouse use

OR special local permissions

OR land falling under specific zonal regulations permitting farm residences

Most people assume they are in this category, but legally they are not.

The law clearly says that 

10% of land holding may be used for farm buildings

No FAR concept exists for agricultural land

No vertical multiplication is permitted.

So 2,000 sq ft on 20,000 sq ft land without conversion is still legally questionable

Even though many do it.

Your argument is very weak.

Authorities will count total built-up = 1,000 sq ft

But vertical construction itself raises objections

Indicates residential development intent

Often treated as violation even if total area = 10%.

As a non agriculturist you can buy agriculture land if your annual income is less than 25 lakhs

Maximum footprint is 10% (1,000 sqft for 10,000 sqft farmland).​

Under Karnataka Land Revenue Act Section 95, farmhouses on unconverted agricultural land (BMRDA limits) allow 10% ground coverage for farmer's residence tied to farming—no 15% rule applies. G+1 permitted if footprint stays under 1,000 sqft, yielding ~2,000 sqft built-up (e.g., Example-1: 1,000 sqft ground; Example-2: 500 sqft ground + 500 sqft first floor)—both legal with Gram Panchayat plan approval and active plantation.​

Non-farmer can buy and build. 2020 Karnataka Land Reforms Act amendments allow anyone (including private employees) to purchase farmland; buy in your name, maintain agricultural use (plantation qualifies), no wife transfer needed.​

Forum advice applies to Karnataka/Bangalore. Larger existing G+1 houses on smaller plots often exceed limits illegally, risking demolition—not precedents.

You need to have farmer certificate for the same 

Under Karnataka law, there is no provision that legalises construction of a permanent residential house on agricultural land merely because the land area is large (10,000 sq ft, 20,000 sq ft, one acre, or more). The size of the land does not change the character of permissible construction.

The reason you see many people with one acre or more constructing large G+1 houses and living there is not because it is legal, but because of non-uniform enforcement, delayed action, or past administrative lapses. These constructions remain technically illegal unless the land has been formally converted under the Karnataka Land Revenue Act.

There is no rule in Karnataka which says:

• 10% of land area can be used for residence, or

• 15% can be used if land exceeds a certain size, or

• G+1 is allowed if total built-up area is capped at 2000 sq ft, or

• One acre or 20,000 sq ft automatically permits a farmhouse.

All of these are misinterpretations, often borrowed incorrectly from other States or from local practices that have no statutory backing in Karnataka.

On unconverted agricultural land, only agricultural ancillary structures are permitted. These are structures incidental to farming, such as:

• Tool sheds

• Pump rooms

• Cattle sheds

• Store rooms

• Watchman or supervisory sheds

These structures must be single-storey, of limited size, and non-residential in character. Even if someone informally sleeps there, the law does not recognise it as a residential house.

The moment a structure is:

• Designed for permanent residence,

• Equipped like a normal house, or

• Constructed as G+1 or multi-storey,

it is treated as residential use, which is not permitted without conversion.

Accordingly, both of your examples on a 10,000 sq ft farmland are legally impermissible without conversion:

• A 1000 sq ft permanent farmhouse entirely on the ground floor – not permitted

• A 500 sq ft ground floor + 500 sq ft first floor house – clearly not permitted

The second example is even more vulnerable, because G+1 construction is taken as conclusive evidence of residential intent, and such buildings are the first to attract stop-work notices and demolition proceedings.

Regarding your question on employment and farming status:

A person employed in the private sector can purchase agricultural land, subject to eligibility under Karnataka law (income limits and other statutory conditions, depending on current rules). However, being a non-farmer does not create any exception allowing residential construction on agricultural land. Purchasing land in your wife’s name does not change the legality of construction. Land use restrictions apply to the land, not to the profession or gender of the owner.

Plantation, orchards, fruit trees, or forest trees on the remaining land do not legalise residential construction. Authorities look at use, not at how much land is left green.

In practical terms, the risks of proceeding without conversion include:

• Revenue department notices

• Stop-work or demolition orders

• Denial of electricity and water connections

• Inability to obtain bank loans

• Serious resale and inheritance problems

• Exposure during future surveys or digitisation (which is increasing rapidly)

The only legally safe options are:

• Convert the land to non-agricultural (residential) use and build strictly as per sanctioned plans, or

• Retain it as agricultural land and restrict construction to genuinely ancillary farm structures without permanent residential use.

What others have built and occupied for years does not make those structures lawful; it only means enforcement has not yet caught up. Many such properties face action later, especially when ownership changes, loans are sought, or digitisation audits occur.

Therefore, to answer you conclusively:

• The houses you described are not legal without conversion, irrespective of land size.

• There is no 10% / 15% rule in Karnataka permitting residential construction on farmland.

• G+1 construction on agricultural land is clearly impermissible.

• Employment status or buying in a spouse’s name does not change the legal position.

If your intention is permanent residence without future legal risk, conversion is unavoidable under Karnataka law.