The Bangalore Development Authority (BDA), the city's premier planning body, is signaling a significant strategic shift in its housing model. Moving away from its traditional emphasis on large plotted developments, the authority is now prioritizing apartment projects. This pivot is driven by the urgent need for more efficient use of Bengaluru's scarce urban land and the goal of faster housing delivery.
A Strategic Shift in Housing Philosophy
BDA officials argue that apartment complexes allow for optimal land utilization and help prevent the fragmentation of land that often occurs with plotted layouts. The focus is squarely on building "roofs" over heads, rather than necessarily providing individual plots of land. While acknowledging the persistent demand for plots, the authority's new direction is clear.
"Discussions are ongoing, and we don't foresee a drastic change, but there will be a significant shift towards apartments as land use becomes far more efficient," a BDA official stated. "Providing a roof is a basic requirement, but it need not always be a 30x40 plot. We'll take a call based on market response."
The Challenge of Unsold Inventory
However, this new strategy faces a major hurdle: a substantial stock of unsold BDA apartments. Sales data reveals a mixed picture. To date, the BDA has constructed 13 apartment projects across various locations. Of its total inventory of 4,607 flats, approximately 50.1% (2,310 units) have been sold, leaving a sizable 2,297 flats unsold.
Demand has been highly variable. For instance, at the Kaneminike projects, the affordable 2BHK and 3BHK flats in Phases 2, 3, and 4 (priced between Rs 25-40 lakh) were fully sold out. In stark contrast, only 45 out of 393 higher-priced 3BHK units in Phase 5 (costing Rs 67.8 lakh each) found buyers. Similarly, at Hunnigere, while villas saw moderate sales, a staggering 305 out of 312 affordable 1BHK units remained unsold.
Revamping the Approach to Match Market Expectations
Recognizing these challenges, the BDA is undertaking a comprehensive overhaul of its marketing and project delivery strategy. The authority aims to change the perception of government flats and bring them on par with private housing societies. Key initiatives include:
- Improving basic amenities and approach roads to projects.
- Setting up model flats for better customer visualization.
- Appointing on-site staff to assist potential buyers.
- Listing available units on popular online housing portals.
- Moving the entire application and allotment process online to ensure transparency and eliminate reliance on personal connections.
"We are looking into why people are not buying flats, and we came to know that it is due to lack of basic amenities," the official explained. "Making the process fully online will simplify and bring transparency, allowing buyers to access data directly." The BDA plans to launch more apartment projects and monitor market acceptance closely, aiming to avoid creating "ghost apartments" while balancing the supply of both plots and apartments.
The success of this pivotal shift will determine the future landscape of affordable, authority-led housing in India's tech capital, potentially marking a definitive move away from the plotted layout model that has dominated for decades.
