Last updated: 30 October 2026 · By the Sqft Expert engineering team
Quick answer
A 30×40 east-facing site is a 1,200 sq.ft plot with the road on its east side, so the main entrance faces sunrise. After setbacks you get roughly 850–1,000 sq.ft of built-up area per floor, which fits a 2BHK on a single floor or a 3BHK–4BHK as a G+1 or duplex. In the layout most families ask for, the main door sits in the north-east part of the east wall, the living room and pooja room are towards the north-east, the kitchen is in the south-east, the master bedroom is in the south-west, and the staircase runs along the south or west wall.
The facing of the site does not change the construction rate. A 30×40 G+1 costs about ₹32.4 lakh to ₹55.6 lakh to build in Bangalore, whichever way it faces. See the full 30x40 house construction cost in Bangalore breakdown.
The layouts below are described in words to show the usual planning pattern. They are not a drawing. Your actual plan depends on the site survey, setbacks for your road width, and the approving authority.
What "east-facing" means on a 30×40 site
A site is called east-facing when the road runs along its east boundary, so you enter the house walking west. On most 30×40 sites in Bangalore the 30 ft side faces the road and the plot is 40 ft deep. A few layouts have the 40 ft side on the road, which gives a wider front and a shallower plot. Check which way round your site is before looking at plans, because the room arrangement changes completely.
Use a compass at the site, or the survey sketch, rather than going by the layout brochure. Many Bangalore layouts are not aligned exactly to north. If the road side is tilted more than about 10–15° from true east, many vastu consultants treat the plot as north-east or south-east facing and suggest a different arrangement.
Usable area on a 30×40 east-facing plot
| Item | Typical figure |
|---|---|
| Plot area | 1,200 sq.ft (about 111.5 sq.m) |
| Ground-floor footprint after setbacks | About 850–1,000 sq.ft |
| Planning figure per floor | About 960 sq.ft |
| G+1 / duplex built-up area | About 1,800–2,200 sq.ft |
| Car parking | One car in the front (east) setback or under a stilt |
The exact setbacks, ground coverage and FAR come from the sanctioned plan and depend on road width and the authority (BBMP / GBA, BDA, BMRDA or panchayat). See building plan approval in Bangalore.
Room placement in a 30×40 east-facing house (vastu)
These are the placements most commonly followed for east-facing homes in Bangalore. Vastu consultants differ on some details, so if your family follows a particular consultant, share their guidance with the architect before drawings start.
| Space | Usual position | Planning note |
|---|---|---|
| Main door | East wall, north-east half | Avoid the extreme south-east corner of the east wall |
| Living room | North-east or east | Gets the morning light; keep this zone open and uncluttered |
| Pooja room | North-east | Often a niche in the living room on a compact 30×40 |
| Kitchen | South-east (alternative: north-west) | Cooking platform on the east or south wall, facing east |
| Master bedroom | South-west | On a G+1, usually the first-floor south-west room |
| Second / children's bedroom | North-west or west | North-west also suits a guest bedroom |
| Toilets | West or north-west | Avoid north-east; stack bathrooms above each other to simplify plumbing |
| Staircase | South, west or south-west | Usually planned to turn clockwise going up |
| Underground sump | North-east | Fits in the front setback; see sump size requirements |
| Overhead tank | South-west, on the roof | Over the staircase headroom is a common spot |
For the background to these rules, see east-facing house vastu. If your site faces another way, see the 30x40 north facing, west facing or south facing house plan.
Layout 1: Single-floor 2BHK (about 960 sq.ft)
A single-floor house is the most common starting point on a 30×40 east-facing site, especially for families planning to add a floor later.
- Front (east) setback: car parking and the gate, with the sump in the north-east corner.
- Entrance: main door in the north-east part of the east wall, opening into the living room.
- Front half: living room towards the north-east with a pooja niche, and the kitchen with a small utility in the south-east.
- Rear half: master bedroom with attached bath in the south-west, and the second bedroom with the common bath in the north-west.
- Staircase: along the south or west wall. If you will rent out the upper floor later, an external staircase on the south side keeps the two homes separate.
Approximate construction cost for 960 sq.ft: ₹17.3 lakh (Dream Value), ₹20.4 lakh (Luxury Home) or ₹24.3 lakh (Signature Home). If you might build up later, design the foundation and columns for G+1 or G+2 now. Room sizes and future-floor planning are in the 30x40 2BHK single floor house plan.
Layout 2: G+1 or duplex, 3BHK–4BHK (about 1,800–2,200 sq.ft)
This is the most popular family home on a 30×40 site in Bangalore.
- Ground floor: living room in the north-east, dining in the centre or east, kitchen in the south-east, a guest bedroom with bath in the north-west, and the internal staircase on the south or west wall.
- First floor: master bedroom with bath and dressing in the south-west, one or two bedrooms in the north-west and west, and a family lounge in the north-east opening onto an east-facing balcony.
- Duplex option: a double-height space over the living room in the north-east keeps that zone light and open, and links the two floors visually. It reduces first-floor carpet area by the size of the void.
- Terrace: overhead tank in the south-west, solar water heater, and open terrace towards the north-east.
Construction cost: about ₹32.4 lakh to ₹55.6 lakh across packages, or about ₹42.6 lakh for 2,000 sq.ft on the Luxury Home package. Duplex homes are usually built on Luxury Home or above for the 10.6 ft floor-to-floor height. More on duplex house construction in Bangalore, and room sizes and elevation ideas in the 30x40 duplex house plan guide.
Layout 3: G+2 with a rental floor
Many owners on east-facing 30×40 sites live on one floor and rent the others.
- Ground or stilt: parking at the front with the sump in the north-east. On G+2 and above, stilt parking frees the ground floor for a unit.
- Staircase: one common staircase on the south or south-west side, so each floor has its own entrance and the north-east stays open.
- Each floor: a 2BHK following the same pattern as Layout 1, with kitchens stacked in the south-east and bathrooms stacked in the west or north-west.
- Services: separate electricity meters, enough water storage for all units, and rainwater harvesting as required by BWSSB.
Construction cost: about ₹48.6 lakh to ₹83.5 lakh for 2,700–3,300 sq.ft. Check FAR and parking rules for your plot before you fix the number of units. For unit mix, the owner's floor and a cost split, see the 30x40 rental building plan.
Practical points beyond vastu
- Afternoon heat: the west wall takes the hottest sun in Bangalore. Putting the staircase, toilets and utility along the west wall shields the bedrooms from it.
- Morning light: east-facing front rooms get soft morning light, so the living room and balcony can have larger windows on the east.
- Cross-ventilation: on a 30 ft frontage, line up windows on the east and west walls through the living and dining area.
- Elevation: the east-facing front is the only elevation most people see. Spend on it rather than on the side walls, which neighbours will eventually cover.
- Site price: east-facing sites are often listed at a higher land price per sq.ft than west- or south-facing sites in the same layout. The construction cost stays the same.
Before you finalise the plan
- Check the khata and title first (A-khata vs B-khata).
- Get a site survey with the actual dimensions and the true north direction.
- Do a soil test, because Bangalore soil varies widely between layouts.
- Agree on the room list and the vastu priorities with your family, then brief the architect.
- Get the plan sanctioned before construction starts, and build to the sanctioned plan.
The full sequence is in steps to build a house in Bangalore. Sqft Expert includes architectural and structural design in every turnkey package, so your 30×40 east-facing plan is drawn for your site rather than copied from a standard drawing. For a configuration-wise estimate, see the 30x40 house construction cost guide or use the construction cost calculator.
