30 × 40 house plan — 1200 sq ft, drawn to scale
The 30 × 40 site is the default plot across Bengaluru, Mysuru, Hyderabad and most BDA-style layouts. At 1200 sq ft it comfortably takes a 2 BHK on the ground floor, or a 3 BHK if you go duplex. Below is a schedule that actually fits inside the setbacks — open it in the editor and drag any wall to make it yours.
- Plot size
- 30 × 40 ft
- Plot area
- 1200 sq ft
- Buildable envelope
- 24 ft × 32 ft
- Built-up per floor
- ≈ 768 sq ft
- Suits
- 2 BHK (3 BHK as a duplex)
Setbacks assumed: Front 5 ft, rear 3 ft, sides 3 ft each (typical for a 1200 sq ft residential site). Setback rules vary by state, city, road width and number of floors — confirm yours with your local authority before you finalise anything.
Room schedule
| Room | Size (ft) | Approx. sq ft | Vastu zone |
|---|---|---|---|
| Living / hallKeep the north wall light — windows here, no heavy storage. | 12 × 14 | 168 | North / North-East |
| DiningSits between the hall and kitchen so the kitchen is not on show. | 8 × 10 | 80 | West / Centre-West |
| KitchenCook facing east. Sink at the north-east end of the counter. | 8 × 10 | 80 | South-East (Agni) |
| Master bedroomHeaviest corner of the house — the master belongs here. | 11 × 12 | 132 | South-West (Nairutya) |
| Bedroom 2Works as a kids or guest room. | 10 × 11 | 110 | North-West / West |
| Attached toiletNever in the north-east corner. | 4.5 × 7 | 31 | West / North-West |
| Common toilet | 5 × 7 | 35 | North-West |
| StaircaseClockwise going up. | 3.5 × 12 | 42 | South / South-West |
| Utility / washWashing machine and the overhead tank feed. | 5 × 6 | 30 | North-West |
| Car porchUses the 5 ft front setback plus the driveway. | 10 × 16 | 160 | Front setback |
Sizes are internal (carpet) dimensions. Add 9 inches for external walls and 4.5 inches for partitions when you set these out on the envelope.
Designing a 30 × 40
A 30 × 40 with 3 ft side setbacks gives a 24 ft wide envelope. That is exactly two rooms deep — an 11–12 ft room on each side with a 3 ft passage, or one 12 ft room plus a 10 ft room sharing a wall. Anything wider and you lose the passage.
If you want a 3 BHK on 1200 sq ft, go up. Ground floor: hall, kitchen, dining, one bedroom, common toilet. First floor: two bedrooms with attached toilets and a small family lounge over the hall.
Keep the Brahmasthan — the centre ninth of the plot, about 10 × 13 ft here — free of toilets, staircases and heavy columns. In this layout the dining sits there, which is the traditional way of keeping it open and still using it.
Vastu for a 30 × 40 plot
The zones above follow the standard arrangement: kitchen in the south-east, master bedroom in the south-west, pooja and water in the north-east, toilets in the north-west, and the centre of the plan kept open. Which facing you have changes where the main door sits, not where the rooms go — see the guides for north, east, west and south facing plots.
Frequently asked questions
How many sq ft is a 30x40 site?
A 30 × 40 plot is 1200 sq ft (about 133 sq yards, or roughly 111 sq m). After typical front, rear and side setbacks you can build on about 750–800 sq ft per floor.
Can I build a 3 BHK in a 30x40 house plan?
On a single floor it is tight — you end up with three small bedrooms and no dining. The usual answer is a duplex: a 2 BHK-style ground floor with the hall and kitchen, and two bedrooms upstairs. That gives a comfortable 3 BHK inside 1200 sq ft.
What is the setback for a 30x40 site?
Most municipal bye-laws for a 1200 sq ft residential plot ask for roughly 5 ft in front, 3 ft at the rear and 3 ft on each side, with the exact figures depending on road width and the number of floors. Always confirm with your local authority before finalising — the editor lets you set any setback you like.
Is this 30x40 plan Vastu compliant?
The schedule above places the kitchen in the south-east, the master bedroom in the south-west, the pooja and water in the north-east, and keeps the centre open — the standard Vastu arrangement for a north or east facing 30 × 40. The editor has a built-in Vastu checker: set your facing and it flags each zone that is off.