Setbacks and the Building Envelope

Four margins govern every villa at Nambiar's Beverly Green, and they come from the Karnataka Gazette, Part-IVA, Table 8 row for plots of 150–250 sq.m: 1.0 m at the front, 0.8 m at the rear and 0.8 m on each side. They are what converts a plot dimension into a building envelope — the volume the villa is allowed to occupy — and that envelope, taken over three levels, is what produces a saleable built-up area of 1.84 to 1.96 times the plot area. What a setback is, how the envelope is derived from it, and what the setback drawing does and does not settle are all set out below.

Every plot these margins apply to is listed on the plot mix page, and the layout those plots are set out in is on the Phase 1 layout page.

What a Setback Is

Measured inward from each plot boundary, a setback is the strip of your own land on which you are not permitted to build. The reasons for it have nothing to do with the developer's preference: light and ventilation to your rooms and your neighbour's, a route by which a fire tender or a hose can reach the house, room for drains and cables to be laid and later dug up again, and a gap between structures that stops a fire crossing a boundary.

What follows from that is that the setback is yours. It is yours to own, to pay for, to maintain, and to plant or pave as you like — the one thing you may not do is put a building on it. Reading the setback as land lost is a misreading; assuming the whole plot can be built over is the same misreading in the more expensive direction.

The Setbacks That Apply Here

These villas take their margins straight from the Karnataka Gazette, Part-IVA, Table 8 figures for plots of 150–250 sq.m:

Read the table and three points emerge. The deepest margin is at the front, which is where the entrance, the covered parking and the services all meet the road. The side margins match each other, so the envelope is centred across the plot's width instead of being pushed to one edge. And every figure is a minimum: a design may leave more, and only the drawing for the specific plot and orientation you are considering will tell you whether it does.

How the Envelope Is Produced

Take the four margins off the plot, then extend what is left upward through the permitted number of floors: that is the building envelope. In plan it comes to the plot's width less both side setbacks, by its depth less the front and rear setbacks. In section it is that same footprint repeated over ground, first and second floors — G+2, as every villa here is.

Two characteristics of these particular margins deserve naming. They are shallow — 0.8 m on the sides and at the rear is a tight statutory minimum, and it is what allows a compact urban plot to carry a large house at all. And because the envelope repeats over three levels, every square foot the footprint gains is multiplied by three in the finished house, which is exactly why the setback line is the single most consequential line on the drawing.

Why the Envelope Yields 1.84× to 1.96×

Build three levels inside a tightly drawn envelope and the built-up area comes out substantially larger than the ground the house stands on. The ratios published for these villas are nothing more than that arithmetic:

The higher ratio belongs to the smaller plot, and that is geometry rather than a bonus. A fixed 0.8 m margin consumes a larger proportion of a narrow plot's width than of a wide one's; but the smaller plot also has proportionally less land to begin with, so what the ratio really records is how completely the envelope has been used. On the 35 × 55 the house occupies almost everything the regulation permits; on the 40 × 63 there is a little more breathing room around it.

Price follows from this, because the price is struck on saleable area, not on land. With an indicative ₹13,499 per sq.ft. of saleable area and a ratio near 2×, most of what you pay for is structure rather than ground. Anyone tempted to treat this purchase as a land investment should understand that first, and the argument is worked through on the resale and appreciation page.

Reading the Setback Drawing

A generic drawing will not do — ask for the setback drawing prepared for the exact type and orientation you are buying. Then check the following on it:

• The front margin against the parking. 1.0 m is the minimum, and the front is where the covered two-car parking meets the road. How the driveway, the gate and the porch resolve inside that margin is the difference between a comfortable arrival and an awkward one.
• The side margins in practice. 0.8 m each side is a service gap and a light gap — enough for a drain, a downpipe and daylight to a side window, not enough for a usable side garden. Plan on that basis.
• The rear. 0.8 m at the back is where the utility, the outdoor unit and the service access have to live.
• The corner condition. A corner plot has two road-facing edges, and the front-setback rule may apply to both. On a corner, ask specifically which edges are treated as front.
• Odd plots. On the 64 irregular parcels the setback line follows an irregular boundary, so the envelope is unique. There is no standard drawing for these — ask for the one prepared for that plot.

What the Setbacks Do Not Settle

What setbacks fix is the plan of the envelope. The rest of it is fixed by other controls, and not one of them has been published for this project:

• No permissible height or floor-to-floor dimension has been released.
• No floor area ratio or ground coverage figure is on record for these plots.
• No finishes or structural specification exists yet — nothing on flooring, fittings, walls or services.
• No K-RERA-registered plan yet. Registration has been applied for and approval is expected by 20 August 2026, but until it is granted the sanctioned drawing is not yet the filed drawing.

Everything on this page is the design intent the developer has stated; the version that binds is the K-RERA filing, once granted. Should a margin on the drawing you are shown differ from the figures above, the drawing wins, and the difference is worth a question.

Where to Go Next

Every size these margins apply to is listed on the plot mix page. For the villa configuration and the area schedule, go to specifications; for the house level by level, the villa plans; and to put all of it back in the context of the scheme, the master plan.

K-RERA Status

K-RERA registration for this project has been applied for; approval is expected by 20 August 2026 and no registration number has been allotted — the project is pre-launch. Everything on this page yields, once registration is granted, to the registered documents and sanctioned plans as the legally binding source. Verify status at rera.karnataka.gov.in.