How to Open a CBSE Board School


Starting a school is a significant and large-scale business venture. Every school has its own curriculum that is affiliated to one of the education boards. The CBSE (Central Board of Secondary Education) is one of the oldest, well-known, and well-established boards in the Indian education system.

Different steps to be followed to start a CBSE school are as mentioned below:
How much does it cost to build and run a school?
The minimum land requirement by CBSE is 1.5 Acres but there is a host of factors which can play a part in this requirement such as Type of City, Population, Location of the land, Type of Property etc.
Area to building a School
A school normally requires construction in phases
Phase 1: 20,000 sq ft to 25,000 sq ft construction – Year 1
Phase 2: 12,000 sqft- 15,000 sq ft – year 3
Phase 3: 6,000 sqft – 10,000 sq ft – Year 4
You multiply these numbers with Rs 1000 – 1,400 per sq feet and this will give you a ballpark costing of construction plus furniture. Over and above this you can spend on Marketing, Landscaping, Sports Facilities etc. That is completely dependent on the promoter’s vision.
A School has to have an affiliation from the State Board. It doesn’t matter if it is eventually affiliated to CBSE / ICSE or IB Board. Education is a state subject, hence the can have any affiliation but State Board Affiliation / Permission is mandatory.
Steps to be followed for affiliation (Essential):
Register/ Lease the Plot of Land
The Land on which the school will be built has to be either leased out or should be in the name of the society or the trust. The land should within the city limits with an area of 1 to 1.5acres with one place and in one piece with pucca boundary wall.
GET THE STATE BOARD AFFILIATION – Once the building and the staff is ready, open admissions. Simultaneously go to the local education office in most cases DEO (District Education Office) and register by paying the fee. Post inspection of the school premises and after taking the relevant information they will provide the society/trust with required certification.
Fill the Non – Proprietary in the form of Affidavit and duly notarized
One has to mention the name of the members of the society and the chairman has to take an oath saying none of them are related. The format has to get stamped by a first degree magistrate. All the documents to be scanned and submitted online. Affiliation fee has to be paid as per the guidelines and authorized bank.
Please consult your lawyer before using the same Non-Proprietary Format. In the new Bye Laws (2018), it is available on page 54 & 55 as APPENDIX-IV
Register for Affiliation on the CBSE’s website
Register your school Online on the CBSE Official website.
After taking the printout of confirmation page of the online application form, the same duly signed by the Principal and Manager of the school along with enclosures and CBSE copy of fee payment challan shall be sent to the Board.

Council Inspection:

CBSE Board Council members inspect the campus for the fulfillment of all requirements and give affiliation for the one year. A letter shall be sent to the school mentioning about the officials who have been deputed to inspect the school.
Keep all the files ready for inspection. Keep checking for the status in the online for affiliation.
RGF team would help the client to fulfil all the requirements of the affiliation and keep a check on the activities going on in the school.

How to Open an ICSE Board School

  • The school must obtain a No-Objection Certificate (NOC) from the State Government.
  • The governing body of the school must be registered as a society under the Societies Registration Act,1860 to prove its non-profit motive.
  • The medium of instruction in your school must be English as ICSE grants affiliation only to the English medium schools.
  • The land area for senior secondary schools must not be less than 4,000 and for secondary schools it should be approximately 2,000, with a suitable building constructed on one part of the land and a proper playground on the remaining part.
  • The school must have a well-equipped library with a minimum of 2,500 books.
  • There must be separate labs for Physics, Chemistry and Biology, each equipped with all the necessary apparatus & equipment.
  • The school must appoint the teachers in accordance with the minimum qualifications laid down by the council.
  • The pay scale and other allowances must not be less than those of other schools in the state and employees must be entitled to other benefits like provident fund, medical, gratuity etc.
  • The fee charged by the school should be equivalent to the facilities provided by the school.
  • The schools must not accept donations or capitation fees for the purpose of admissions of students.
  • The school must maintain a proper record of the attendance of the students and this record must be signed by the principal.
Manage a New School

Manage a New School


RGF had the privilege of managing schools to deliver quality learning outcomes as per the desire of promoter. Such occasion occurs when the promoter faces challenges in enrolling students, achieving the desired learning outcomes and effective operations within stipulated budget and timelines.

A school head is backed up by the team members from RGF to assist in day to day school transactions as per the timelines set mutually.

  • Academic Consultants :Plan strategies and provide guidance to achieve the operational goals and milestones mutually agreed upon.
  • School Management Systems and ProceduresCoin policies for operations, procedures, technology based communication and reporting system and assist in implementation.
  • Academics Support :The school shall be supported continuously to all the staff in following the rules of the board. Support the school with the best manpower support as per the requirement. Set targets for institution road map and curriculum benchmark.
  • Development of Learning Centers :Provide assistance in up gradation or set up of learning centers like labs, library, play courts, etc.
  • Image building exercise & Marketing Support :Suggest activities for brand visibility, suggest and support in implementation of digital, print media includes website, twitter, whatsapp, outdoor activities, etc.
  • Resources Procurement :A wide range of resources shall be suggested to suit the budgets of the school. For procurement, around 400 vendors across the country shall be director for school supplies, learning centers supplies and stationery supplies.
Establishing a New School

Establishing a New School

Based on the type of school, it would take atleast 8 months to 2 years. A project team is formed, recruited and stationed on the site of promoters. Experts from RGF work with the business promoters, marketing and academic teams recruited by the promoters. With joint collaboration, time lines are framed for the launch of school.

At this juncture, the promoter should bear in mind fastening the implementation process with limited resources can lower the quality of output. Hence the promoter is advised to dedicate their time and resources as desired or mentioned in the project proposal.
The expert team of RGF would work on the following for the launch:

  • Statutory/Legal Approvals : Guidance is provided for necessary documentation to seek approvals from local bodies/authorities, education department, State Government. State, CBSE,ICSE,IGCSE & IB Boards as well for affiliation.
  • School Plan & Design :Site master plan, school architecture and services design
  • Academic Centers Set Up :Conceptualizing and setting up centers like Lab, Library, Grounds, etc
  • Curriculuar,Co-Curricular & Extra Curricular programs :Planning and Implementation to suit the needs of 21st Century.
  • Recruit Teachers & Staff :Teaching, non-teaching and administrative.
  • Establish Policies :Preparing documents of policies as a handbook
  • Capacity Building :Skill development & training programs for all the stake holders
  • Education Resources :Assist in purchase of school supplies & materials like classroom furniture, uniforms, smart boards, education aid, etc..
  • Technology based learning :Suggest and establish high quality digital content in the school.
  • School Transportation :Suggest vendors for transportation, establish transportation, child safety and security procedures, support in recruiting drivers, cleaners & attendants, make route plans
  • Brand Visibility :Creating vision and positioning strategy, identity design, create website and establish brand campaign to educate, engage and influence parents and students.
  • Marketing school programs :Develop content, design marketing strategies and establish promotional strategies
  • Admissions process :Make alternative best marketing plans, training marketing and counselors, coordinate enquiries to make sure that those are converted into enrolments.
Planning a New School

Planning a New School

As far as our experience is concerned, we have found that starting any new school will leave us addressing new opportunities and challenges. Our experts will equip clients to identify key issues to be addressed like gathering information through market survey to understand about competitive schools, parent preferences, different education programs offered in surrounding areas, positioning, marketing, statutory approvals, boards of affiliation to determine the key criteria for the school to make it successful and arrive at school concept along with tangible timeline and draft budgets.

A detailed School Project Report covering all the above aspects shall be prepared by our school consultants for immediate implementation.

The report is prepared in close consultation with the promoters to ensure that its final version is a document that promoters and school consultant agree upon. The report covers the following aspects of the new school setup.

New School Setup

New School Setup

If one wants to open a school, certain points to be pondered like the target group, affiliation, state-of-art infrastructure to facilitate age-appropriate teaching learning process, provision of learning spaces, hiring of best and competitive staff, establish institutional policies, procedures to track student progress and ensure students are highly accessible to high quality school technology and supplies which need to be accomplished in a time frame.

For an entrepreneur it could be cumbersome, challenging and overwhelming. If driven in proper direction it is going to be recurring resource generating, otherwise its going to be disastrous

A Collective Effort

Our Experts from RGF would help in engaging with Individuals, Trusts, Entrepreneurs and Corporates for financial assistance in starting a school anywhere in India.

It also assists in various aspects like curriculums, no of grades and different boards of affiliation includes State, CBSE, ICSE, IGCSE & IB Boards.

Our network of partners, school consultants and team operating in close connection, create immense value by reducing implementation time thereby delivering speedy and desired outcomes.

Concept of Project Start UP Guidance to Start a School in India

RGF has considerable experience and provide guidance in

  • Identifying right place includes catchment and feasibility to start a school
  • Detailed project report
  • Architecture & Design to fit in the budget of the client
  • Market survey to identify the socio-economic status of the target group
  • Fee Structuring
  • Brand Promotion
  • Supporting the school in succeeding the admission targets
  • Setting up Policies, Statutory Compliance and Procedure for due diligence of functioning of the school
  • Supporting in Affiliation, Budgeting and Finance
  • Set up State of the art infrastructure through quality School Supplies & Materials
  • Identifying and engaging the school with best staff through recruitment and training
  • Collaborating with National and International Experts and Organizations

RGF 360

How to Start School and get IGCSE affiliation?

Procedure to be followed as per IGCSE Board:

  1. School to submit the application.
  2. Board representatives/council would inspect the school fitness for affiliation
  3. Council shall process and verify the documents.
  4. If the council is satisfied the criteria, affiliation is provided.

For infrastructure and other guidelines, kindly schedule a business meet with us.

How to Start an ICSE Affiliated School in India?

The Procedure to be followed as per ICSE board:

  1. School has to submit the application.
  2. ObtainNo Objection Certificate from the state.
  3. Submit the required documents.
  4. Council shall processand verify all the documents.
  5. Council shall provide affiliation(if satisfied)

For infrastructure and other guidelines, kindly schedule a business meet with us.

How to Start a CBSE School Anywhere in India?

The essential documents to be submitted as per CBSE board are:

  1. Copy of Registration letter of the Society, under Society Registration Act.
  2. Land Certificate from concerned authority.
  3. Affidavit of non- proprietary character of society.
  4. NOC letter from the Education Department of the state.

For infrastructure and other guidelines, kindly schedule a business meet with us.


1. Why is market study or feasibility report for school required ?

In most cases, new school start-up enthusiasts jump to construction stage of the new school building without assessing school project feasibility, planning budget, not considering any statutory requirements. The decision to jump stages is purely based on individual perception, a lot of money would have gone into the new school setup and operations – It may take several years to understand if the approach is delivering the desired results or not.

To avoid ambiguity, endless run time issues and to ensure you are making the right investment, we suggest a data driven approach to determine a sustainable school concept or school project feasibility. Some questions you need to have valid answers for before you begin or make any investment –

  1. Is there a need for school in proposed location?
  2. What is your target market and how are you positioning your school?
  3. What are the risks involved in the proposed school project?
  4. Under what conditions will be proposed school be successful?
  5. How much does it cost to setup a school and run it?
  6. How long does it take to setup a school?
2. Should I obtain a Detailed Project Report (DPR) before I start a school?

DPR is a comprehensive school development plan prepared in consultation with the school promoters, an important start up guide for those who wish to start a new school. Further it acts as an implementation guide for promoters and can be used obtain loans for the proposed school project. DPR addresses all major issues concerning the project, namely –

  1. Vision & philosophy
  2. Organization structure
  3. Academic & beyond academic programs
  4. Staffing & Skill development
  5. Master plan & interiors
  6. Branding & positioning
  7. Statutory & legal issues
  8. Financial feasibility covering 15 years cash flows.
  9. Market pricing
  10. Admissions
  11. Documentation for staff and students
  12. Technology infrastructure
  13. Project schedule
3. Which Curriculum / Board / Syllabus options should I consider for the new school setup?

Many options are available; you may consider any one or combination of these familiar options –

  1. State Board: State Government Recognized Board
  2. CBSE: Central Board of Secondary Education
  3. CBSE-I: CBSE-International
  4. ICSE: Council for the Indian School Certificate Examinations (CISCE)
  5. IB: International Baccalaureate
  6. IGCSE: International General Certificate of Secondary Education / Cambridge University
  7. Early Learning Schools & Child Care Centers; custom concepts based on the Theory of Multiple Intelligences, Reggio Emilia, Waldorf (Steiner), Montessori and early year foundation stages (EYFS).
4.How much does it cost to start a new school?

There is no single answer to this question, Cost of setting up a school is dependent on several factors, listing few factors –

  • Target market
  • Capacity planned
  • Value of land (varies by location and size)
  • Cost of infrastructure design and build
  • Facilities you wish to offer
  • Academic and beyond academic programs you wish to offer
  • Cost of educational supplies, staffing and other services
  • How do you plan to brand and position your school in the target market
5.How much land is required to start a new school?

Minimum requirement is 500 – 8000 Square meters. However land required depends on specific location you wish to open the proposed school, facilities you propose to provide to students, state board and other affiliations (CBSE, ICSE, etc) you are planning to seek for your new school.

6.How much does it cost to construct a school building and interiors?

Approximately Rs. 1000 – Rs. 3000 a square feet, varies by location and quality of construction.

7.What is the typical operational break-even period for a school project?

Depends on the pace at which you are able to establish brand awareness and enroll students. For a moderately financed venture, the operational break even should be within 1 – 5 years from the launch date.

Sometimes operational break-even may not happen as predicted, you still need to support operations and maintain the brand position. It is suggested that you plan the necessary cash flows well in advance.

8.What is the typical break-even period for a school project?

This is highly dependent on the capital invested and the overall success of the school. In a normal case, the break even should be within 5 – 10 years from the launch date (not considering gains thru land value appreciation/depreciation)

9.What are the typical resources required to run a school?

Principal, coordinators, Teachers, Lab Assistants, Maids, Administrator, Accounts Staff, Gardner’s, Nurse, Drivers, etc.

10.What is the suggested student teacher ratio, size of rooms, labs and other facilities?

You should meet the pre-requisite criteria indicated by the state board and other boards (CBSE, ICSE, IB, etc) you are planning to seek affiliation from.

We recommend planning these based on the academics and beyond academic programs, your school would offer, nature of learning environment you wish you provide to students.

11.What facilities should I provide in my new school?

Age appropriate facilities are necessary for all-round child development. There is no end to the facilities and amenities you can provide. Figure out what is adding to the cost and not adding to the enrolments and make sure they are used to optimum. Some of them include:

  1. Technology enabled classrooms
  2. Language Labs
  3. Science Labs
  4. Maths Labs
  5. Music Room
  6. Dance Hall
  7. Art & Craft studio
  8. Indoor / Outdoor sports facilities
  9. Transport
  10. Multipurpose Halls
12.How much do you charge for new school setup services?

Over the years, we have found that each new school project presents unique challenges and opportunities. Deliverables for each new school setup are also unique.

Fee is calculated based on the nature of the project, tenure, specific deliverables and effort involved. We offer flexible charging models for the convenience of people aspiring to open new schools –

  1. Per consulting day (6 hrs)
  2. Task-based fee
  3. Percentage of the estimated project cost (excluding land value)
  4. A quarterly fixed fee for the project duration
  5. Revenue share
  6. Profit share
  7. or a combination one or more models described above

You may visit our office to discuss project requirements with our school consultants, finalize scope of work and understand the fee applicable.

13.Does RGF provide services to clients across India?

YES, Team RGF is equipped to deliver services to prospective clients across India. RGF team has experience in delivering services globally. Language, State are not any barriers for new school setup. Collaborations are a vital part of what we do.

14.Do I need any affiliation before I start a school?

No. you can start a school by getting necessary permissions from the state education department. After the school is opened you can apply for affiliation which requires information about your school operation. For learning everything about starting a school look at our blog post How to start a school in India?

16. Can I open a school in a rented building and apply for CBSE affiliation?

Yes, the school running in a building held on lease for at least 30 years can get CBSE affiliation, it should is located on a part of land which is also owned by the Trust/Society or the school or held on lease for at least 30 years and the area of the land must be 2 acres including the building and the playground. The minimum land area may vary with the region of location of the school. For school’s affiliation to the CBSE clear directions have been given regarding the school property in CBSE affiliation bye laws Chapter II Norms of Affiliation.

15.Can the Trust/Society running school have members of my family?

The Trust/Society running a school cannot have members of a family in a majority (more than 50 per cent). The non –proprietary affidavit of the Trust/Society should have a declaration made by the Chairman about the number of mutually related members. Try that the number of related members be as less as possible in the school governing board or the school management committee also.

16. Can I open a school in a rented building and apply for CBSE affiliation?

Yes, the school running in a building held on lease for at least 30 years can get CBSE affiliation, it should is located on a part of land which is also owned by the Trust/Society or the school or held on lease for at least 30 years and the area of the land must be 2 acres including the building and the playground. The minimum land area may vary with the region of location of the school. For school’s affiliation to the CBSE clear directions have been given regarding the school property in CBSE affiliation bye laws Chapter II Norms of Affiliation.

17. Do I need to have a state board affiliation to start a CBSE/ICSE school?

Yes, State board recognition is necessary for getting affiliated to any board that include CBSE and ICSE. The state education department also needs to issue an NOC stating that it has no objection regarding your school’s affiliation to the CBSE/CISCE. For complete details about getting your school affiliated to CBSE or ICSE refer to our blog posts How to Start a School and get CBSE affiliation? or How to start a school and get ICSE affiliation?

18. Does the salary of teachers and staff has to be exactly equal to the state requirements? What if it is lesser than the state directed amount?

The salaries you pay to the teachers and staff of your school may be lesser than the state requirements but there must be an EPF registration in every case. The variation is granted as the cost of living differs from region to region but there must be transparency in the bank statements and there must be no financial irregularity. Complete financial documentation is a must.

19. What all permissions are needed for starting a new school?

The permissions and related documents that are required for starting a new school in India are—
• The founding documents of the Trust/Society/Company
• The affidavit of the non-proprietary Trust/Society/Company
• Memorandum of Association between the school and the Trust/Society/Company
• Land and School Building Documents
• Ownership documents, Sale deed or Lease Deed
• Change of Land Use certificate for the land for the school building
• Map approved by the Municipal Authority
• Building blueprint
• Building Safety Certificate
• NOC issued by the education department of the state or the ‘Essentiality Certificate’
• State Board Affiliation
• Employees’ EPF and ESIC registration

20. What is land requirement for CBSE schools in cities?

CBSE has signified the land requirements for cities with population more than 25 lacs which is not less than 2 acres which includes the land of the building and the playground and the space to provide physical health education. The land requirement in hilly areas is 1 acre. For details check page 5 and 6 of CBSE Bye laws. You may also find land or building or operational school for sale on the exclusive school real estate portal  School

21. Do I have to appoint new Principal and teachers for my school for getting CBSE affiliation?

If you have an adequately qualified serving Principal for your school you need not appoint new Principal. Same applies in case of teachers. The qualification of teachers and principals is provided in Chapter IX of CBSE affiliation Bye laws. Appropriately qualified school Principal and teachers for schools aspiring for CBSE, ICSE or international Board Affiliation can be hired through online school jobs portal

22. Does CBSE or ICSE recommend any specific suppliers ?

No. School promoters have to run pillar to post, identify vendors, choose the material and procure school supplies and materials.  Alternatively, school promoters can buy all school supplies and materials online from marketplaces like

23. Where can i find land for my school ?

You can find land/building for the school purpose, an operational school for  sale, lease at exclusive school real estate listings portal

24. What Infrastructure is required to start CBSE, ICSE, IGCSE/Cambridge and IB Schools in India?

The land and infrastructure requirements to start CBSE, IGCSE/Cambridge, ICSE and IB Schools in India are defined by the respective boards and vary with nature of accommodation, capacity, terrain, and geography. International organizations dwell upon the dimensions relatively lesser than CBSE or ICSE, nonetheless, they mandate complete learning environment in every respect and can accommodate not only the given number of children but also the pedagogical activities, movements, and interactions. CBSE, ICSE or State board schools can also run international programs by provisioning appropriate infrastructure. Specific requirements have been detailed in the following articles –

  1. How to Start a CBSE School Anywhere in India?
  2. How to Start an ICSE Affiliated School in India?
  3. How to Start School and get IGCSE affiliation?
  4. How to Start an IB School Anywhere In India?



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