FAR/FSI 2019 Updates: Floor Space Index in India’s Top Cities

What is FAR/FSI in India and why is it amended time-to-time?

Floor Space Index (FSI) or Floor Area Ratio (FAR) are significant words used in the field of real estate. It is the ratio between the total built-up area and the plot area available. It is allowed by the government for a particular locality. It primarily describes the ratio of the total covered area of construction to the total plot size. It is sometimes termed floor space ratio (FSR), floor area ratio (FAR), site ratio or plot ratio. FSI norms are normally based on the National Building Code.

Buildings with different numbers of stories may have equal FAR values. Every city has a limited capacity or limited space that can be used safely. Any use exceeding this limit sets unnecessary pressure on a city.

For a city or country, FSI/FAR value may be amended from time to time depending on the growth of each city, improved land value, power, water, and sewer facilities.

FAR is feasible to differ because population dynamics, growth models, construction exercises, and the nature of the land or space where a building is located differ. Industrial, residential, commercial, agricultural and non-agricultural spaces have different safe loading factors, so they normally have different FARs.

FAR is an essential deciding factor for development in any nation or city. A low FAR is a common barrier to construction. Many industries, mainly the real estate industry, want hikes in FAR to unwrap space and land resources to developers. A raised FAR permits a developer to complete more building projects, which necessarily points to higher sales, decreased expenditures per project and extensive supply to match demand.

Key Outcome:

• The floor area ratio is the proportion of the total usable floor area of a building related to the total area of the plot.
• A higher ratio is indicative of a dense or highly urbanized area.
• The FAR will differ based on structure type, such as industrial, residential, commercial or agricultural.

FSI in India’s top 10 cities:

1. Delhi:

As per the revised Delhi Master Plan 2021, uniform Floor Area Ratio (FAR) for both residential and commercial properties, permitting the regularisation of illegal construction. This means the FAR for 100 sq.m was earlier variable, varying from 1.8 to 2.25, but now it is approved to be a uniform 3.5 for 100 sq.m.

There is no FAR restriction on group housing projects while plots in the influence zones and Metro corridors are allowed a higher FSI. Redevelopment projects in Delhi are provided an FSI value of 4.

2. Mumbai:

 The residential FSI for the island city has been raised to 3.0 and commercial to 5.0 from 1.3 for both. In the suburbs, the FSI for residential projects has been increased to 2.5 from 2.0 and for commercial it stands at 5.0 as against 2.5.

3. Kolkata:

As per the New Town Kolkata Building Rules, 2009, the range of FSI for residential buildings in Kolkata is between 1.5 and 2.5. The limit is fixed depending on the land use, road width, density, etc.

Recently, Kolkata civic body has made certain changes to the Floor Area Ratio (FAR) to allow the property owners to add an extra floor. This means that they will now get 3,000 sq ft extra space for construction, which is equivalent to the construction of an additional floor.

The real estate projects in Kolkata which are being developed within one kilometer of any metro line/route/corridor will have the eligibility to have a 20% higher floor area as compared to the floor area that was allowed previously. Apartments facing roads with width ranging between 15-24 m can apply for added floor area ratio to the tune of 15%. In the case of road width exceeding 24 m, this can go up to 20%. The floor area ratio is the ratio of the gross floor space of a building to the plot size.

4. Chennai:

Recently, the Government of Tamilnadu has passed an order which states the permissible limit for FSI in Chennai is 2.0 which is a raise by 0.5 and it comes with retrospective effect from October 1, 2018. Though the increase in FSI will not be applicable in ecologically sensitive areas such as Aquifer Recharge Area, Red Hills Catchment Area, and Coastal Regulation Zone.

Construction of residential homes/buildings in Chennai, under Chennai’s 2nd Master Plan 2026 conforms to the FSI limit of 1.5 for normal residential buildings and 2 for high rise buildings.

As per Coastal Regulation Zone (CZR) 2011 Notification, the Floor Space Index (FSI) or the Floor Area Ratio (FAR) had been halted. On the other hand, in CRZ 2019 Notification, the state government decided to de-freeze the FSI and permit for construction projects.

5. Ahmedabad: 

After the implementation of the new General Development Control Regulations (GDCR) regulation which permits property owners and builders to redevelop buildings that are 25-meter high with higher Floor Area Ratio (FAR) along the roads which are less than 18-meter wide.

FSI in the prime localities of Ahmedabad is 1.2 while it goes up to 1.8 for localities in the suburbs.

Under the new rules, property owners will be granted a Floor Space Index (FSI) of 1.8 after which, they will have the option to avail paid FSI of up to 2.9, enabling property owners to reconstruct their old homes.

6. Bengaluru:

The proposed FSI ranges from 2 to 5, depending on the size of the plot and the road and seeks to encourage vertical growth and wider open spaces in the form of setback areas. With this, properties along the Metro, suburban and bus corridors will benefit from the new policy.

New FAR For Residential Purposes:

New FAR For Commercial Purposes:

7. Hyderabad:

Hyderabad has not put FSI limitations that have indirectly managed the property prices to rise. The local body administration and urban development (MA&UD) department is, however, taking into consideration the reintroduction of floor space index (FSI) rule for high-rise buildings in Telangana.

8. Gurgaon:

Under the new rules, FAR for residential plots in Gurgaon of 75 sq.m will be 2.64 and for 251 sq m till more than 500 sq.m, it will be 2.40.

The rate of the increased FAR also varies from Rs 485 to Rs 8,070 per sq.m depending upon the potential of zones. Similarly, the ground coverage for up to 75 sq m till 250 sq.m residential houses has been kept at 66%, while for 251 sq.m till over 500 sq.m houses, the ground coverage is 60%.

9. Noida:

To boost the housing sector in Noida and Greater Noida, the State government has provided additional floor area ratio (FAR) along the newly operational Aqua Metro line, connecting Sector 52 and Greater Noida. This means that the developers are now allowed to add more floors in their high rise structures. Gr Noida Industrial Development Authority (GNIDA) has hiked FAR within 500 meters of Noida- Gr Noida metro corridor, Aqua-Line from 3.5 to 4. This proposed hike will be applicable to ongoing and upcoming residential projects in the region.

For Noida and Greater Noida, the value of FSI is placed between 2.75 and 4, group housing projects are granted a FAR of 3.5. The industrial buildings are granted a maximum FAR of 1.5 while commercial buildings have a maximum FAR of 4, depending on building height and area coverage.

10.  Pune:

In March 2019, the state govt has announced the transit-oriented development policy in a 500-meter radius around the metro stations in Pune and fixed the maximum permissible floor space index (FSI) to 4. The FSI is up to 4 and depends on the size of the plot and the width of the road. The state government has also put a condition on the road width and plot size for getting 4 FSI.

What is the benefit of the Floor Space Index (FSI)?

The FSI may be regarded as a limitation but it has its own benefits in a city or a place where construction is progressing at a tremendous speed.

• It manages the ratio of open space to developed space.
• It manages the shape of the city.
• An average FSI value ensures a stable development of the project.
• Managing the balance between supported, planned growth and development is necessary.

How to apply the Floor Area Ratio in building a house?

For example, if the FSI/FAR is 1 and the total plot area is 2,000 sq.ft., then the maximum buildable area of the building must not be more than 2,000 sq.ft. FAR does not have many limitations on how many floors a building must have, except for the height and other limitations the municipal or development body holds in specific areas and zones. Therefore, one can construct a building with only two floors extending 1,000 sq.ft. or four floors with 500 sq.ft. each. FSI, however, prohibits public amenities such as common area, parking area, interior open space, pipes and basement completely used for parking. These areas are excluded while calculating FSI.

How is the Floor Space Index (FSI) calculated?

FSI is calculated on the below-mentioned formula:

Floor Space Index = The floor area ratio (FAR) is calculated by dividing the total building floor area by the gross plot area.

What is the permissible value of the Floor Space Index (FSI) and the factors it depends on?

The permissible value of the Floor Space Index (FSI) differs from place to place. It also depends on the type of building. The FSI ratio value of a particular area is easily seen in all the building bylaws for different cities and municipalities. Different cities or municipalities may have different bylaws and thereafter different FSI values.

Permissible FSI/FAR value depends on:

• Size of the plot
• Type of building (residential, commercial, institutional, worship, etc.)
• The width of the adjacent road
• Availability of power, water, sewer lines

What is the purpose of FSI and where it can be used?

The floor area ratio (FAR) can be applied in a plan to restrict urban density. While it directly restricts building density, indirectly it also restricts the number of people that a building can include, without managing a building’s outer shape.

What is the impact of FAR on land value?

FAR has a significant impact on land value. Higher permissible FAR brings higher land value.

Why do we really need FSI & FAR?

FSI/FAR is needed to limit the burden on city resources and is considered as a good thought. The city should have a 25% Park area & 25% Road area. The remaining 50% area should have FSI/FAR of 4.0. This way we will not burden city resources as well as keep area greener with lesser traffic due to lesser commuting distance.

Who decides and controls FSI?

FSI regulates by the Directorate of Town and Country Planning (DTCP) department.

What is the premium FSI?

Premium FSI, if you need to extend the allowable Floor Space Index, you have to pay a premium fee to the government. To get this FSI, the adjacent road of the land must be 30 feet.

• 30 to 40 Ft Road Width – 20 % Premium FSI
• 40 to 60 Ft Road Width – 30 % Premium FSI
• More than 60 Ft Road Width – 40 % Premium FSI

If the land location of the building has 30 – 40 feet adjoining roadway, then you can avail the premium FSI of 20% which means you can build 20% more than allowable FSI.

What is the FSI in Bangalore?

As per the Bangalore Revised Master Plan 2015, the FSI differs from 1.75 for smaller plots to 3.35 for larger plots, with consideration of factors like area, building activity, plot size, and road width. FSI in Bengaluru regulates by the Directorate of Town and Country Planning (DTCP) department.

What is the difference between FAR and FSI?

The difference between FAR and FSI is that the first is a ratio, while the latter is an index. Index numbers are values stated as a percentage of a single basis figure. Hence a FAR of 1.5 is adapted as an FSI of 150%.

What is the maximum floor area ratio?

The floor area ratio (FAR) is the relationship between the total amount of usable floor area that a building has and the total area of the plot on which the building stands. It depends on multiple factors that have mentioned above. A higher floor area ratio is more likely to show a dense or urban construction. Local governments use FAR for zoning codes.

Is a balcony or terrace included in far?

It covers the width of the internal wall but excludes the balcony or terrace. Technically, the distance between the inner walls is the carpet area. Also, it will include the staircase only if it is inside the apartment, but the balcony, lift, lobby, etc. will not cover in the carpet area.

Is the staircase included in the far?

It is the ratio of the total floor area in the building linked with the total plot area. The built area would cover the basic structure, walls, staircase or lobby space.

Is the basement included in the far?

For commercial goals: The government permits you to construct offices in basements. However, space will be added in the calculation of FAR practice in this case.

For group housing: basement construction is permitted for parking, utilities, and services but these are not included in FAR.