UDS in Apartment Bangalore: Your Land Share, 2026 Rules

UDS matters most at three moments: when you buy (is it stated, and is it fair?), when the land value rises, and when an ageing building is redeveloped. Below is how it is calculated, worked examples, where it appears in your papers and what the 2026 Bill changes.

What is UDS in an apartment?

When you buy a flat you get two things: exclusive ownership of the flat, and an undivided, non-exclusive right in the land and common areas. Karnataka's RERA model agreement for sale says the allottee gets exclusive ownership of the apartment and an undivided proportionate share in the common areas, which cannot be divided or separated. The 1972 Act adds that the undivided interest is deemed to be conveyed with the apartment even if the conveyance does not mention it, and that it cannot be separated from the flat.

How is UDS calculated?

There are two legal bases, and they can give different answers.

• Current law, the Karnataka Apartment Ownership Act 1972, Section 6: the percentage is set in the declaration, computed on the basis of the value of the apartment in relation to the value of the whole property. Once recorded it is permanent and can change only with the consent of all owners in an amended, registered declaration.
• 2026 Bill: the share in land and common areas is the ratio of the flat's private area to the total private area of all flats, unless the declaration or deed provides otherwise. Private area means RERA carpet area, plus external walls and exclusive balconies, plus 33% (or the percentage in the title deed) of any terrace, garden or open space conveyed with the flat.
• Market practice, as the top-ranking guides describe it: your flat's super built-up area divided by total super built-up area, multiplied by the land area.

Worked examples with real numbers

There is no official 'typical' UDS range for Bangalore. It depends entirely on how much floor area is built on the land, so towers give each flat less land than low-rise blocks.

• From the 2026 Bill's own illustration: flats A and B on 300 sq m of land. A's private area is 130 sq m (100 carpet + 20 walls and balcony + 10, being 33% of a 30 sq m terrace). B's is 150 sq m. Total 280 sq m. A's land share = 130/280 × 300 = 139.29 sq m; B's = 150/280 × 300 = 160.71 sq m.
• From OneCity Property's example: a 1,250 sq ft flat in a building with 25,000 sq ft total super built-up area on a 10,000 sq ft plot: 1,250/25,000 × 10,000 = 500 sq ft of UDS.
• Our illustration, low density: a 1,500 sq ft flat in a one-acre project (43,560 sq ft) with 1,80,000 sq ft total super built-up area: 1,500/1,80,000 × 43,560 = 363 sq ft.
• Our illustration, high density: the same 1,500 sq ft flat in a four-acre project (1,74,240 sq ft) with 15,00,000 sq ft total: 1,500/15,00,000 × 1,74,240 = 174 sq ft. Same flat, less than half the land.

Why UDS matters: land value, redevelopment and new FAR

• Land value: buildings age; land usually holds value. Your UDS is the part of your asset that is land.
• Redevelopment: under Section 48 of the 2026 Bill, after a prescribed number of years from the OC, owners of 75% of the apartments can resolve to redevelop, with approval by the Second Appellate Authority making it binding on all. An owner who does not want to join can take a monetary settlement of not less than two times the market value of the flat and its undivided share, after deducting building depreciation.
• If redevelopment is abandoned: owners holding 75% can sell the land and share the proceeds in proportion to their undivided land interest.
• Extra development rights: Section 8 of the Bill says any additional FAR or development potential from a change in planning rules belongs to the apartment owners collectively, distributed by private area, and the promoter keeps only the share attached to unsold flats.
• Counting: the 75% redevelopment threshold is counted by number of apartments, not by area, so a small flat counts the same as a large one.

What the 2026 Karnataka apartment Bill changes, and its status

The New Indian Express reported on 22 August 2026 that the Assembly passed the Karnataka Apartment (Ownership and Management) Bill, 2026, to replace the Karnataka Ownership of Flats Act, 1972 and the Karnataka Apartment Ownership Act, 1972. It applies to projects with more than eight apartments. It comes into force on a date the government notifies; we found no notification as of 17 October 2026, so the 1972 Act still governs today.

• UDS must be stated: the share in land and common areas is to be specified in the declaration and the deed of transfer.
• Super built-up area break-up must be shown in every agreement for sale and the registered conveyance deed.
• No promoter mortgage carries over: a flat cannot be conveyed while the land is mortgaged unless the promoter gets a release for that flat.
• Merging flats keeps separate apartment numbers and separate land shares.
• Clubhouses and facilities that use the project's FAR form part of the common areas unless retained by the promoter with disclosure.

How to find UDS in your agreement and sale deed

• Agreement for sale: look in the schedule of the property and the price break-up for 'undivided share', 'UDS' or a fraction of the land, in sq ft or sq m.
• Sale deed: the property schedule should describe the land by survey or khata number and total extent, then your undivided share in it.
• Cross-check: your UDS should be the same figure in the cost sheet, the agreement and the sale deed. Multiply it out: your share ÷ total land should roughly equal your area ÷ total area on the basis the deed uses.
• Resale: compare the seller's deed with the first deed from the builder.
• Land records: match the total land extent with the encumbrance certificate and RTC. See Bhoomi, Kaveri 2.0 and e-Khata: How to Check Karnataka Land Records Online Before You Buy (2026)
• Red flag: a deed that conveys the flat but stays silent on land. Ask why before you sign.

Questions to ask the builder about UDS before you book

• What is the total land extent of the project, and is all of it in the approved plan and the RERA registration?
• What is the UDS for my unit in sq ft, and on what basis is it worked out: super built-up area, private area or value?
• Is any part of the land, clubhouse or other facility being retained by the promoter? The 2026 Bill requires such retention to be disclosed in the declaration and the agreement for sale.
• Will a later phase be built on the same land, and will my share shrink when it is added? Get the phase plan in writing.
• Is the land mortgaged to a lender, and will a release be issued for my flat before the sale deed?
• Will the UDS figure appear in the agreement for sale, the sale deed and the declaration? Clauses to check: The Builder-Buyer Agreement: Clauses You Must Check

Does UDS affect stamp duty, khata or parking?

• Stamp duty is charged on the higher of your price and the guidance value of the flat with its share, under Karnataka's normal rules. See Karnataka Stamp Duty and Registration Fee in 2026: What a Bengaluru Flat Really Costs
• Khata: the e-khata records the flat with its areas; Citizen Matters lists super built-up, built-up, carpet and car parking areas as details taken from the sale deed.
• Parking: the 2026 Bill says open, stilt, basement or podium parking forming the common parking area is not private parking. A private parking space, meaning an enclosed bay approved as an independent unit and conveyed by registered deed, can be transferred only to another owner in the same project.
• Comparing UDS across projects in the same area is worth doing. Two projects on our site with published configurations: Sobha Forest Edge Kanakapura Road and Plumeria Lifestyle At Brigade Meadows Kanakapura Road. Ask each sales team for the UDS per unit in writing.