About

About Us

Meet Santhosh K Reddy – Your Trusted Rajakaluve Encroachment Consultant

With over a decade of hands-on experience and a deep-rooted understanding of Bangalore’s urban geography, Santhosh K Reddy has emerged as a highly trusted Rajakaluve Encroachment Consultant, helping individuals and businesses make safe and informed real estate decisions.

Based in Bangalore, I bring more than 10 years of specialized expertise in surveying and analyzing properties for potential risks related to Rajakaluves (Stormwater Drains), Nalas, Lakes, Buffer Zones, Wetland, Sensitive zone and vally zones. My work is grounded in intensive, on-the-ground knowledge of 200+ villages and 150+ lakes in and around Bangalore. Over the years, I have assisted more than 4,000 clients in securing properties that are legally compliant, encroachment-free, and safe for investment.

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Buffer Zone Analysis

Why Rajakaluve & Lake Buffer Zone Analysis Matters

Bangalore’s urban expansion has led to several land-related complications. Properties located near Rajakaluves (stormwater drains) or lakes often fall under buffer zones or, worse, are part of illegal encroachments. Such issues can later result in property demolition, legal disputes, or loss of investment.

That's where I come in.

With my Rajakaluve and Lake Buffer Zone Analysis, I provide a detailed report that clearly outlines the status of the land you're planning to buy or invest in. My analysis includes:

    • Location and proximity of any Rajakaluve, Nala, or lake and its Buffer zones
    • Buffer zone Distance as per government regulations
    • Potential red flags Low line area and Flooding zones
    • Backed by survey maps, documentation, and historical land use dat
    • CDP plans 2015,CDP plan 2031 and BBMP SWD network plan and revenue survey sketch, RTC.

  • Our Mission

    Our mission is to provide high-quality legal services to our clients. We strive to achieve the best possible outcome for our clients, and we are dedicated to helping them navigate the complex legal system with ease.

  • Our Service

    Rajakaluve and Lake Buffer, BBMP A Katha, BBMP B Katha, BDA A Katha To BBMP E-Katha

  • Our Values

    we believe in treating our clients with respect, compassion, and understanding. We understand that every client is unique and has different needs, and we work hard to tailor our approach accordingly.

What I Do

Whether you are buying a house, a villa, a vacant site, a farmhouse, or a commercial property in Bangalore, I offer the peace of mind you need before investing your hard-earned money.

Analysis
Detailed Land Analysis

I analyze the survey number of your property along with its surrounding geography to identify any overlaps with stormwater drains, water bodies, or lake buffer zones. I use authentic village maps, land records, revenue maps, BBMP SWD network plans and CDP plans, and other government sources to give you a clear picture of where your property stands.

Verification
Encroachment Verification

Is the property safe from all kinds of encroachments? Does it comply with government norms related to buffer zones? I ensure that you have crystal-clear clarity before making any commitment.

Support
Authentic Documentation Support

I provide you with supporting documents, maps, and references that clearly indicate the status of the property. Everything I present is backed by official government records and survey documentation, making it easy for you to verify and trust.

consultation
One-on-One Expert Consultation

Once the analysis is complete, I personally set up a one-on-one meeting to walk you through the findings. During this session, I explain the report in detail, provide documentation, and answer all your queries with transparency and facts — no assumptions, no guesswork.

benefit
Who Can Benefit?

  • • Homebuyers looking to invest in a new plot or house
  • • Real estate agents who want to ensure property legality before listings
  • • Builders and developers planning new layouts or apartment projects
  • • Legal consultants who require clarity on land disputes and encroachment cases

How Do I Help You
How Do I Help You?

  • • I analyze your property’s location in relation to Rajakaluves, Nalas, and lakes
  • • I check if it's within or outside the government-notified buffer zones
  • • I verify if there’s any history of encroachment
  • • I provide a detailed report backed with survey maps and official data
  • • I offer a personal consultation to walk you through everything

Frequently Asked Questions (FAQs)

What is Rajakaluve, Nala, Halla, Kaluve, and Storm Water Drain (SWD)?

These are natural or man-made water channels used to carry rainwater or stormwater.

  • Rajakaluve: A major canal or stormwater drain, traditionally meant to connect lakes and help with water flow.
  • Nala/Halla/Kaluve: Local terms for small drains or streams.
  • Storm Water Drain (SWD): Modern drainage systems maintained by BBMP to manage urban rainwater.

There are generally three types of Rajakaluves classified by the revenue department:

  • Primary (Raja Kaluve) – Main canals connecting major lakes.
  • Secondary – Connect smaller water bodies to primary drains.
  • Tertiary – Local small channels connecting to secondary drains.

As per National Green Tribunal (NGT) rules:

  • Primary Rajakaluve: 50 meters from the edge of  drains.
  • Secondary Rajakaluve: 35 meters from the edge of  drains.
  • Tirtiary Rajakaluve: 25 meters from the edge of  drains.
  • Lakes: 75 meters buffer from the lake boundary.

Buffer zone is measured from the edge of the Full Tank Level (FTL) of a lake as per the Revenue Documents and Find out the Rajakaluve width as per the Revenue records and from the Center Buffer zone is to be calculated

Typically, no construction is allowed in the buffer zone. Some exceptions apply for civic utilities like roads or pipelines, but residential or commercial structures are restricted to protect water flow and prevent flooding.

  • Survey Number: A unique ID assigned to a land parcel in a village map.
  • Survey Tippani: Detailed description of the survey number, including usage and boundaries.
  • Hissa Number: A subdivision of a survey number if the land has been split among owners.
  • CDP (Comprehensive Development Plan) and RMP (Revised Master Plan) are urban planning blueprints prepared by BDA to guide land use, zoning, road networks, parks, and civic infrastructure. They indicate what type of construction is legally allowed in a given area.
  • Sensitive Zone: Environmentally fragile areas like lake surroundings, forests, and heritage zones where development is restricted.
  • Wetland: Land saturated with water, often supporting aquatic plants. Construction is strictly prohibited.
  • NGT Rules are central environmental regulations meant to protect water bodies and ecosystems.
  • BDA/BBMP Rules are local planning and development rules.
    If there is a conflict, NGT rules take precedence, especially in matters related to ecological safety.

  • Encroachment means illegally occupying government land, drains, lakes, or buffer zones.

Yes, if your property complies with zoning, setback, and building bylaws, you can apply for a sanctioned plan. However, any buffer zone or encroachment can lead to rejection.

We analyze all aspects—survey details, buffer zones, CDP compliance, and legal status—to tell you whether your property is safe to buy or at risk of demolition or disputes.

  • These can be checked in:

    • CDP or RMP maps
    • BDA notification plans
    • Energy department maps for HT line proposals
      We can verify this before you purchase the property.

  • This involves checking:

    • Land use as per CDP
    • Whether building setbacks, height, and FAR (Floor Area Ratio) are within limits

    Whether the layout plan is sanctioned by authorities

You may construct only beyond the buffer zone limit. Any structure within the buffer area is considered illegal and risks future demolition by BBMP/SWD.