Building Setback Calculator — Telangana

Building Setback Rules in Telangana — Complete Guide per G.O.Ms.No.168

Building setbacks are the mandatory open spaces that must be left between the building wall and the plot boundary on all sides. In Telangana, setback rules are governed by G.O.Ms.No.168, dated 07.04.2012 (Revised Building Rules) and subsequent amendments. These rules are enforced by GHMC (Greater Hyderabad Municipal Corporation) and HMDA (Hyderabad Metropolitan Development Authority) for Hyderabad and surrounding areas.

Table-III: Non-High Rise Building Setbacks (Up to 18m)

For non-high-rise buildings (up to 18m height), setbacks depend on two factors: plot size and abutting road width. The front setback varies by road width, while side and rear setbacks are uniform for a given plot size and height combination.

Table-IV: High Rise Building Setbacks (Above 18m)

High-rise buildings (above 18m height) require minimum all-round setback based on building height. The minimum plot size for a high-rise building is 2,000 sq.m. These buildings also require Fire NOC, Airport Authority NOC, structural design certification, soil test report, and groundwater analysis certificate.

Key Rules and Exceptions in Telangana

• Stilt Floor Exclusion: Stilt floor (minimum 2.5m height) used exclusively for parking is excluded from building height calculation
• Setback Transfer: For plots 300-750 sq.m, up to 1m of setback can be transferred from one side to another (not from front to back). For plots above 750 sq.m, up to 2m can be transferred, maintaining minimum 2.5m on the reduced side
• Green Belt: Plots above 300 sq.m require a continuous green planting strip of at least 1m width along the periphery
• Parking: 22% of total built-up area must be dedicated to parking (including visitors’ parking)
• Special Areas: Jubilee Hills and Banjara Hills Co-operative Societies have restricted height (10m excluding stilt) and FAR (1:1)
• Road Widening: If your plot faces a proposed road widening, the front setback is measured from the proposed road edge, not the current one
• Buildings 15-18m: Only permitted if plot abuts a minimum 12m wide road

How Setbacks Affect Buildable Area in Hyderabad

The buildable footprint is the plot area minus the area consumed by setbacks on all sides. For a typical 200 sq.yard (167 sq.m) plot in Hyderabad with 1.5m front setback and 1m side/rear setbacks, the buildable area is approximately 60-70% of the plot area. For larger plots with larger setbacks, the buildable percentage may be similar or slightly less, but the absolute area increases significantly.

Frequently Asked Questions