You have an 800 sq ft plot — 20 feet wide and 40 feet long. This guide shows you exactly how to build a smart two-floor home on it. We cover the floor plan, 3D elevation, legal approvals, and a full cost estimate. Our plans are made by COA-certified architects. Whether you are in Chennai, Bangalore, Mumbai, or Pune, this guide gives you the real numbers and steps you need.
A double floor home style (ground floor plus one upper floor) is the best way to use a 20x40 east facing plot. You get more living space without buying more land. This guide walks you through every part — from room layouts to building costs to government approvals.
How to Plan Your 20x40 East Facing Plot
A 20x40 plot gives you 800 square feet of land. But you cannot build on all 800 square feet. Indian cities require you to leave open space around the house. These are called setbacks.
Understanding Setbacks and Buildable Area
Setbacks are gaps you must leave between your house and the plot boundary. Local bodies like BBMP (Bangalore), CMDA (Chennai), and GHMC (Hyderabad) set these rules. On a 20x40 plot, setbacks typically reduce your buildable area by 15–25%.
For example, a common rule requires a 3-foot setback on the front and 1.5-foot setbacks on the sides. This can reduce your actual buildable footprint to around 600–680 sq ft per floor instead of the full 800 sq ft. Always check your local municipal rules before finalising your plan.
FAR/FSI: How Much Can You Build?
FAR stands for Floor Area Ratio. FSI stands for Floor Space Index. They mean the same thing. This number tells you the total built area allowed on your plot.
If your city allows an FSI of 1.5 on an 800 sq ft plot, you can build up to 1,200 sq ft total. If the FSI is 2.0, you can build up to 1,600 sq ft. FSI rules vary by city and zone. Check with your local municipal body before planning your floors. Building beyond the allowed FSI is illegal and can result in demolition orders.
| City | Typical FSI for Residential Plots | Local Authority |
|---|---|---|
| Bangalore | 1.75 – 2.5 | BBMP / BDA |
| Chennai | 1.5 – 2.0 | CMDA / DTCP |
| Hyderabad | 1.5 – 2.0 | GHMC / HMDA |
| Mumbai | 1.0 – 3.0 (zone-based) | BMC / MCGM |
| Pune | 1.1 – 1.75 | PMC / PMRDA |
| Kochi / Kerala | 1.5 – 2.0 | Local Panchayat / Corporation |
East-Facing Homes and Vastu
East-facing homes are popular in India. The main door points east. Morning sunlight enters the house early. This keeps the home bright and warm during the day. Natural light also reduces your electricity bill.
Note: While morning sunlight improves mood and warmth, it does not function as a household disinfectant. The health benefit of an east-facing home is primarily better natural light and ventilation — which are genuine and valuable advantages.
Before You Start Building
- Check your land papers and plot borders.
- Get a soil test to check the ground strength.
- Find the exact east direction with a compass.
- Confirm FSI and setback rules with your local municipal body.
- Get building plan approval before any construction starts.
- Hire a COA-registered architect for the job.
Building Plan Approval: A Mandatory Step
You cannot legally start construction without an approved building plan. This is the law in all Indian cities. Here is how the process works:
- Hire a COA-registered architect. Only a licensed architect can submit plans to the municipal body.
- Prepare drawings. Your architect prepares site plans, floor plans, and elevation drawings.
- Submit to the local authority. Submit to BBMP (Bangalore), CMDA (Chennai), GHMC (Hyderabad), BMC (Mumbai), PMC (Pune), or your local panchayat.
- Pay approval fees. Fees vary by city and plot size. Budget ₹15,000–₹50,000 for this step.
- Wait for approval. This can take 30–90 days depending on the city and completeness of your documents.
- Get the commencement certificate. This is the document that legally allows you to start building.
Documents typically required: Sale deed, encumbrance certificate, property tax receipts, identity proof, site plan, and architect's drawings.
Vastu Shastra Guide for a 20x40 East Facing Home
Vastu Shastra is an ancient Indian system for designing homes. It uses directions to place rooms in the best spots. Many Indian families follow Vastu when planning a new house.
Here is a simple room-by-room guide for your east-facing 20x40 house. Use this table to understand where each room should go and why. Following these rules can help you get the most from your 800 sq ft plot.
| Room | Best Direction (Vastu) | Reason |
|---|---|---|
| Main Door / Entrance | East | Welcomes morning energy and positive vibes |
| Living Room | North or East | Good for social activity and natural light |
| Kitchen | South-East (Agni corner) | Associated with fire element; promotes health |
| Master Bedroom | South-West | Promotes stability and restful sleep |
| Children's Bedroom | West or North-West | Supports focus and learning |
| Pooja / Prayer Room | North-East (Ishaan corner) | Most sacred direction; promotes peace |
| Bathroom / Toilet | North-West or South | Keeps negative energy away from main rooms |
| Staircase | South or West | Avoids blocking the north-east energy zone |
| Balcony | East or North | Allows morning light and positive air flow |
Setting Up the Ground Floor Layout
The ground floor handles your busy daily activities. We design it for easy movement and good light. Here is how each space is arranged.
Entrance, Porch, and Parking
The main gate faces east. You walk into a covered porch first. This porch is also the parking area. It fits one small car or two bikes. A good parking space is 10 feet by 15 feet. The porch also acts as a buffer between the street and your living room.
Living Room
You enter the living room right after the porch. It is about 12 feet by 14 feet. Large windows on the east wall bring in morning light and fresh air. This is the space for family time and guests. Light paint colours make it feel larger. If you want a layout designed around everyday family use, you can also explore a Modern Family Style home plan.
Kitchen
The kitchen sits in the south-east corner. This follows Vastu rules for the fire element. The size is 8 feet by 10 feet. It has a long stone counter, space for a fridge, and a gas stove. A small window above the counter lets out cooking smoke and steam.
Pooja Room
A small pooja room is placed in the north-east corner of the ground floor. This is the most sacred direction in Vastu. The room is compact — about 4 feet by 5 feet. It has a marble shelf for idols and a small window for ventilation. The door of the pooja room faces east or west.
Ground Floor Bedroom and Bathroom
One bedroom is on the ground floor. It is 10 feet by 10 feet. This is ideal for older parents or grandparents. They do not need to climb stairs. A bathroom sits right next to it. The bathroom is 5 feet by 7 feet with a shower and toilet.
Utility and Storage Room
A small utility room is tucked near the kitchen. It is about 4 feet by 6 feet. This space holds your washing machine, cleaning supplies, and extra storage. A dry balcony or utility ledge can be attached here for drying clothes. This is a standard feature in Indian homes and saves space in the main rooms.
- Plan the front gate and parking space first.
- Set up the living room near the front door.
- Place the kitchen in the south-east corner.
- Add the pooja room in the north-east corner.
- Add a ground floor bedroom for older family members.
- Include a utility room near the kitchen.
Designing the First Floor Rooms
The first floor is for rest and privacy. It is quieter than the ground floor. We plan two bedrooms, two bathrooms, and a front balcony here.
Staircase Design and Placement
The staircase connects the ground floor to the first floor. In our plan, it sits in the south or west zone of the house. This follows Vastu guidelines and keeps the north-east corner open.
For a compact 20x40 plot, a straight staircase works best. Here are the standard dimensions:
- Each step (tread): 10–11 inches deep
- Each step (riser): 7 inches high
- Total steps: 14–16 steps for a floor-to-floor height of 10 feet
- Staircase width: Minimum 3 feet (3.5 feet is more comfortable)
- Total staircase footprint: Approximately 3.5 feet by 12 feet
A handrail on both sides is recommended for safety, especially if older family members use the stairs. The staircase landing at the top should be at least 3 feet by 3 feet for comfortable movement.
Master Bedroom
The master bedroom is in the south-west corner. This is the best Vastu position for the head of the family. The room is 12 feet by 12 feet. It has an attached bathroom, a built-in wardrobe, and large windows for the evening breeze.
Second Bedroom
The second bedroom is for children or guests. It is 10 feet by 12 feet. Good light makes it ideal for reading and studying. Two single beds and a study desk fit comfortably. A shared bathroom is placed nearby.
Front Balcony
A balcony faces east at the front of the first floor. It is about 5 feet by 8 feet. You can sit here in the morning with your tea. It also improves the look of the house from the street. The balcony railing can be designed in modern or classic styles based on your 3D elevation choice.
Terrace Access and Usage
A flat roof gives you a usable terrace on top of the first floor. Access is through a small staircase or a hatch from the first floor landing. Terrace usage rules vary by city. In most Indian cities, you can use the terrace for drying clothes, solar panels, or a water tank. However, you cannot build a permanent enclosed room on the terrace without additional approval. Check with your local municipal body before adding any terrace structure.
Key Takeaway
The first floor gives you two private bedrooms, two bathrooms, a front balcony, and terrace access — all designed for comfort and Vastu compliance.
Viewing the 3D House Elevation Design
Once you understand the full floor plan for both floors, the next step is to see the 3D elevation. A 3D view is a computer-generated image of your future house. It looks like a real photograph. You can see the front wall, windows, balcony, and roof style before a single brick is laid.
The front view is called an elevation. It shows colours, window styles, balcony railings, and the main door design. Light colours like white or pale yellow are popular. They reflect heat and keep the house cooler in cities like Chennai and Hyderabad.
Changing a 3D image costs nothing. Changing a real wall costs a lot. This is why reviewing the 3D design carefully before construction is so important.
| Feature | Flat Roof Design | Sloped Roof Design |
|---|---|---|
| Best Weather | Hot and dry places | Heavy rain places |
| Usable Terrace | Yes, you can walk on it | No, you cannot walk on it |
| Solar Panels | Easy to install | Harder to install |
| Rainwater Harvesting | Easy |
