Nambiar Beverly Park Setbacks and Building Envelope

Setbacks at Nambiar Beverly Park follow the Karnataka Gazette, Part-IVA, Table 8, 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. Those four margins are what turn a plot dimension into a building envelope — the volume the villa is allowed to occupy — and the envelope, taken over three levels, is what produces a saleable built-up area of 1.84 to 1.96 times the plot area. This page explains what a setback is, how the envelope is derived from it, and what the setback drawing does and does not settle.

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

What a Setback Is

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

The important consequence is that the setback is yours. You own it, you pay for it, you maintain it and you may plant or pave it — you simply may not put a building on it. A buyer who reads the setback as land lost has read it wrong; a buyer who assumes the whole plot can be built over has read it wrong in the more expensive direction.

The Setbacks That Apply Here

The margins applied to these villas are the Karnataka Gazette, Part-IVA, Table 8 figures for plots of 150–250 sq.m:

Three things follow from that table. The front margin is the deepest, because the front is where the entrance, the covered parking and the services meet the road. The two side margins are equal, so the envelope is centred across the plot's width rather than pushed to one edge. And the numbers are minimums — a design may leave more, and the drawing for the specific plot and orientation you are considering is what tells you whether it does.

How the Envelope Is Produced

The building envelope is what remains of the plot once the four margins are taken off, extended upward through the permitted number of floors. In plan, it is the plot's width less both side setbacks by its depth less the front and rear setbacks. In section, it is that footprint repeated over ground, first and second floors — G+2, as every villa here is.

Two features of these particular margins are worth naming. First, they are shallow: 0.8 m on the sides and at the rear is a tight statutory minimum, which is what allows a compact urban plot to carry a large house at all. Second, because the envelope is repeated 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×

A three-level house built inside a tightly drawn envelope produces a built-up area substantially larger than the ground it stands on. That is the whole arithmetic behind the ratios published for these villas:

Notice that the smaller plot carries the higher ratio. That is not a bonus — it is geometry. A fixed 0.8 m margin consumes a larger proportion of a narrow plot's width than 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.

This matters to the price, because the price is struck on saleable area, not on land. At an indicative ₹13,499 per sq.ft. of saleable area, a ratio near 2× means most of what you pay for is structure rather than ground. That is the single most important thing to understand before treating this purchase as a land investment, and it is argued out on the resale and appreciation page.

Reading the Setback Drawing

Ask for the setback drawing for the exact type and orientation you are buying, not a generic one. What to check 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

Setbacks fix the plan of the envelope. Several other controls fix the rest of it, and none 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.

Treat what is on this page as the design intent the developer has stated, and the K-RERA filing, once granted, as the version that binds. If a margin on the drawing you are shown differs from the figures above, the drawing wins and the difference is worth a question.

Where to Go Next

The plot mix lists every size these margins apply to. The specifications page carries the villa configuration and the area schedule, the villa plans show the house level by level, and the master plan puts it back in the context of the scheme.

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 — it is pre-launch. Once granted, the registered documents and sanctioned plans are the legally binding source for everything on this page. Verify status at rera.karnataka.gov.in.