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Setback calculator for Hyderabad and Telangana plots
Setbacks are the open spaces you must leave between your building and the plot boundary: at the front (road side), at the rear and on both sides. In Telangana they come from the state building rules (G.O.Ms.168) and depend on three things: your plot area, the width of the road in front, and the height (number of floors) you plan to build.
The Design & Spaces planner applies those official tables instantly. Enter your plot size and road width, choose your floors (for example G+2 or Stilt + 3), and you get all four setbacks, the buildable area per floor and a 2D plan drawn to scale.
Example setbacks for common plot sizes
For a home with a stilt (parking) floor and two floors above (Stilt + 2), as calculated by the planner:
| Plot (ft) | Area | Road | Front | Rear | Sides | Buildable / floor |
|---|---|---|---|---|---|---|
| 30 × 40 | 133 sq yd | 30 ft | 4.92 ft | 3.28 ft | 3.28 ft | 745 sq ft |
| 30 × 50 | 167 sq yd | 30 ft | 4.92 ft | 3.28 ft | 3.28 ft | 980 sq ft |
| 40 × 50 | 222 sq yd | 30 ft | 4.92 ft | 3.28 ft | 3.28 ft | 1,398 sq ft |
| 40 × 60 | 267 sq yd | 30 ft | 6.56 ft | 3.28 ft | 3.28 ft | 1,677 sq ft |
| 50 × 80 | 444 sq yd | 40 ft | 13.12 ft | 4.92 ft | 4.92 ft | 2,488 sq ft |
| 60 × 90 | 600 sq yd | 40 ft | 13.12 ft | 8.2 ft | 8.2 ft | 2,994 sq ft |
Bigger plots, wider roads and taller buildings move into higher slabs with larger setbacks. Corner plots take the front setback on both road sides. Check your exact plot in the planner.
What changes your setbacks
- Plot area band: the tables work in square metres / square yards, so a 30×40 plot (133 sq yd) and a 40×60 plot (267 sq yd) fall in different bands.
- Road width: wider roads usually mean a larger front setback.
- Building height: going from G+1 to G+2 or Stilt + 3 can increase the rear and side setbacks.
- Corner plot: a second road side needs its own setback.
Calculate yours in 60 seconds
- Open the planner and enter your plot width and length (or all four sides for irregular plots).
- Pick the facing and road width, then the floors you want.
- Read the setbacks, buildable area and floors allowed. Share the plan image on WhatsApp in one tap.
Questions
What is the front setback for a 30×40 plot in Hyderabad?
For a 30×40 ft plot (133 sq yd) on a 30 ft road built as Stilt + 2, the planner gives about 4.92 ft at the front and 3.28 ft at the rear and sides, leaving about 745 sq ft buildable per floor. It changes with road width and height.
What are the setbacks for a 40×60 plot?
For a 40×60 ft plot (267 sq yd) on a 30 ft road built as Stilt + 2, the planner gives about 6.56 ft at the front and 3.28 ft at the rear and sides, about 1,677 sq ft buildable per floor.
Do setbacks change with the number of floors?
Yes. In Telangana the rear and side setbacks depend on building height, so adding floors can increase them. The planner recalculates as soon as you change the floors.
Are these the official GHMC / HMDA rules?
The planner follows the official Telangana setback tables (G.O.Ms.168). Treat the results as a planning guide and confirm the final design with GHMC, HMDA or your local authority and an architect.
More guides
Figures are indicative, for early planning only. Confirm final setbacks, heights and parking with GHMC, HMDA or your local authority and a qualified architect before you build.