When you visit a new residential project in Bangalore, the clubhouse always stands out. Infinity pool, co-working zones, fitness studio—it’s pitched as a lifestyle upgrade. But here’s what most brochures won’t tell you:
That shiny clubhouse might sit on Civic Amenity (CA) land, which means it isn’t technically part of your private project land. And while it may still be usable, it comes with serious strings attached.
In this blog, we unpack the real implications of building a clubhouse on a civic amenity site, how developers lease back CA land, and what it means for your UDS, FAR, legal rights, and long-term property value.
What Is a Civic Amenity Site in Bangalore?
A Civic Amenity site is a plot of land reserved for public utilities and community services. As per the BDA and Karnataka Planning Authorities’ guidelines, this includes:
- Water supply systems, STPs, transformer yards
- Public schools, hospitals, libraries
- Police stations, bus shelters
- Religious and cultural centers (non-commercial only)
In every residential layout, developers must earmark a minimum of 5% of the total land for Civic Amenities. This land must be relinquished to the authority (e.g., BDA) free of cost and without any encumbrance.
Can a Clubhouse Be Built on CA Land?
Technically, no—unless it’s leased back and approved.
CA land is not meant for private amenities. But the rules do allow planning authorities to lease the land back to developers or registered institutions, subject to strict conditions:
- Lease term is usually 30 years
- Usage must align with approved CA purposes (e.g., health center, community hall—not private lounges)
- The lease can be revoked if terms are violated
- The land and structure remain publicly owned, not part of your society’s property
So while it’s legal to lease a CA site for a clubhouse, it’s not the same as building one on freehold land.
Why This Matters: 4 Major Implications for Homebuyers
1. FAR (Floor Area Ratio) Still Applies
The built-up area of the clubhouse consumes a portion of the project’s FAR, reducing the developer’s scope to build additional saleable units. It’s part of the math—but not part of the ownership.
2. No UDS (Undivided Share of Land)
Because CA land is handed to the authority, it’s not included in the land pool shared by apartment buyers. That means:
- No land rights
- No society control
- No legal stake
This often creates a ~2% difference in UDS between homes next to CA-leased clubhouses and those near clubhouses on developer-owned amenity blocks. You can read more about UDS here.
3. Legal Ambiguity During Resale or Handover
- The clubhouse can’t be sold, mortgaged, or claimed by the society
- If the lease expires or is canceled, the facility is lost
- Future buyers, banks, or legal reviewers may flag this as a compliance gap
In short, it adds uncertainty to your resale value.
4. The Clubhouse May Be Open to the Public
This is the most overlooked—and perhaps most uncomfortable—risk.
Because CA land is public in nature, planning authorities can require that the clubhouse be accessible to the general public. Even if it’s leased to the developer, full exclusivity cannot be guaranteed.
This could mean:
- Non-residents using the space
- Difficulty in restricting entry
- Compromised privacy and security
- Future conflicts with the authority or other institutions
Compare that with a clubhouse built on the developer’s own land: private, owned, and controlled by the residents’ association. Big difference.
Quick Buyer Checklist
Before you book or buy, ask these five questions:
✅ Is the clubhouse on CA land or developer-owned land?
✅ If on CA land, has it been legally leased back?
✅ What is the lease duration and approved usage?
✅ Does the structure consume FAR?
✅ Does this land contribute to my UDS?
If the answers aren’t clear or documented—push for transparency.
Final Word: Lease ≠ Ownership
A clubhouse on CA land isn’t necessarily illegal, but it comes with clear limitations. You’re not buying permanent rights—you’re borrowing access. And that access can change depending on government priorities, lease conditions, or compliance actions.
If you’re paying a premium for clubhouse access, make sure it’s built on land your community actually owns.
Make the Informed Choice—Before You Buy
At Propsoch, we understand that buying a home is one of the most significant decisions you'll make. Our Guided Homebuying Service is built to give you more than just surface-level reviews—we deliver legal, architectural, and planning insights so you can see the full picture.
We’ve analyzed over 500 RERA-approved projects across Bangalore, evaluating clubhouse legality and Civic Amenity site usage FAR consumption, UDS impact, and layout authenticity.
Our research-backed approach helps you understand not just the upfront costs, but also the long-term implications of where and how your home is built.
📩 Contact us today to make your homebuying journey smarter, safer, and stress-free—with no surprises after you move in.
