Planning to build or improve a bungalow in Karachi? First, know the SBCA (Sindh Building Control Authority) rules about how tall you can build and how much open space you need around your house. Following these rules keeps your home safe, legal, and good for your neighbors.
How Tall Can You Build?
Your maximum building height depends on your plot size:
| Plot Size | Max Height | Floors Allowed |
|---|---|---|
| Up to 399 sq yds | 35 ft | Ground + 2 floors |
| 400 sq yds & up | 25 ft | Ground + 1 floor |
⚠️ Got a big plot? You might get extra height — but only with SBCA’s special approval.
What is COS (Compulsory Open Space)?
COS is the open area you must leave around your house — front, back, and sides. It gives you light, airflow, privacy, and keeps your home safe and legal.
| Plot Size | Max Height | Front COS | Each Side COS | Rear COS |
|---|---|---|---|---|
| ≤ 119 sq yds | ≤ 35 ft | 15 ft | 7 ft | None (if rear faces road/open space) |
| 120–399 sq yds | ≤ 35 ft | 15 ft | 7 ft | At least 50% of total building height |
| 400+ sq yds | ≤ 25 ft | 15 ft | 7 ft | At least 50% of total building height |
COS Summary:
- Front COS = Always 15 ft
- Side COS = 7 ft each side
- Rear COS:
- May be skipped for small plots (≤119 sq yds) with road/open space at the back
- Required (≥50% of building height) for other plot sizes
Rules for Multi-Unit Homes & Townhouses
Building more than one unit on a single plot? Whether it’s a duplex, linked house, or townhouse, follow these spacing rules:
| Between Units | Minimum Space Needed |
|---|---|
| Front/Back | 50% of block height, but not less than 24 ft |
| Sides | 20% of block height, but not less than 15 ft |
🧱 These distances help with light, ventilation, and fire safety.
Important Exceptions & Special Rules
Corner Plots
- If the side road is 40 ft wide or more, the side COS can be waived
- But you must build a setback or open arcade on that side
Allowed Projections
You can extend:
- Balconies, sunshades, or chajjas:
- Up to 2.5 ft, or
- 50% of COS width — whichever is smaller
Tall Buildings (Over 35 ft)
- If not facing a road, you must provide a 13 ft wide clear access path (for emergency and maintenance use)
Checklist
Before starting your project, make sure to:
- Double-check your approved layout plan
- Know your height and COS limits
- Keep ventilation and natural light in mind
- Respect neighbor privacy and rules
- Follow these rules even for renovations or extra floors
- Get proper SBCA approval to avoid delays or legal issues
Reference
SBCA Building & Town Planning Regulations, 2015
Leave a Reply