FSI [Floor Space Index] in India’s major citiesSamar Javed30 January 2020
FSI or the Floor Space Index is a parameter significant in warranting proper construction. It is also known as the FAR – Floor Area Ratio; the ratio of the building’s total area to the plot’s area over which it is erected. The FSI is established by the development authority or the municipal corporation of the city according to the DCR [Development Control Regulations]. Thereby, the index might differ from one city to another. The DTCP [Directorate of Town and Country Planning] department is accountable for standardizing the values of FSI. In the majority of Indian cities, these values are lesser when compared to world cities.
The significance of FAR & FSI
If the floor space index is at 2 while the total land area is around 2000 sq ft, then the permissible coverage space [built-in area] for the building will actually be 2000 sq ft x 2. This indicates that a developer is capable of erecting a structure with 4000 sq ft total floor space. FSI India operates as a tool for development control that is utilized to slow down the growth patterns of metro cities, mostly. Numerous cities have a procedure to boost the FSI over a period of time to house the increasing space requirements. The commercial and residential establishments will be able to use more space rather than moving to other areas.
Vertical structure building is rampant and so the development authorities are unwilling to boost the FSI quoting mount in congestion. Several experts suggest expanding the FSI concept with the addition of infrastructure as a major factor, say office, retail and entertaining spaces. Raising the FSI will limit the expansion of the city to the borders and control transportation costs. This will also help reduce property prices because of the availability of additional housing units.
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Following the execution of the new GDCR [General Development Control Regulations], it allows the builders and owners to redevelop construction structures that have 25-meter height with higher FAR ratio alongside the roads that are 18 more or less 18 meter wide.
FSI in the major Ahmedabad localities is around 1.2 while it is 1.8 for suburban localities. The property owners will be permitted an FSI of 1.8 following which they have the choice to avail paid Floor Space Index [FSI] up to 2.9, as per the new rules.
The FSI in Bangalore ranges from 2-5, and it depends on the plot size and the road size. It seeks to promote vertical growth and ample open areas in the setback areas form. Properties in the Metro, bus corridors and the suburban will profit from this new policy.
The Tamilnadu government recently passed an order that declares the allowable FSI limit is 2.0 in Chennai [0.5 rise]; though this is not applicable in ecologically sensitive zones such as Red Hills, Aquifer Recharge Area, Coastal Regulation Zone and Catchment Area.
Residential building construction corresponds to 2 for high-rise buildings and 1.5 for standard residential buildings, according to the 2nd Master Plan 2026. The Coastal Regulation Zone 2011 notification had terminated the FAR or the FSI. Conversely, in the CZR 2019 notification, the government chose to take the halt away and allow for construction projects.
According to the modified Delhi Master Plan 2021, FAR for commercial and residential properties has permitted the regularisation of illegal construction. The FAR was variable for 100 sq.m [from 1.8 to 2.25] but it is now approved to be a standard of 3.5 for 100 sq.m. There are no limitations on group projects though the plots situated in the Metro corridors and influence zones are permitted a higher FSI Delhi. Redevelopment projects are offered with an FSI value of 4.
FAR for housing plots in the city of 75 sq. M is set at 2.64 and 2.40 for 251 sq.m to 500 sq.m. The increased FAR rate differs from Rs.485-Rs.8070 per sq.m. according to the zones' potential. Likewise, the ground coverage has been maintained at 66 percent for 75 sq.m to 250 sq.m, while it is around 60 percent for 251 to 500 sq.m.
The city has not set FSI restrictions that have in some way handled the property prices to increase. MA & UD [The local body administration and urban development] department is taking into account the re-establishment of FSI for Telangana high rise buildings.
According to the New Town Kolkata Building Rules, the FSI range for residential buildings is anywhere around 1.5 and 2.5. The parameter is set depending on the road width, land use, density etc. Lately, Kolkata civic body made some changes to FAR to permit the property owners to put in an additional floor. This denotes that they get extra space [3000 sq ft] for construction.
The Kolkata real estate projects that are being worked out within 1 km of any metro route/line/corridor will now have the eligibility to possess a 20 percent higher floor space as compared to the previously allowed floor area. Apartments that face the road and have a width that ranges from 15 to 24 m can now apply for extra FAR to the tweak of 15 percent. If the road width exceeds 24 m, this value might increase to nearly 20 percent.
The FSI in Mumbai for the residential properties has been increased to 3.0; for the commercial properties, it has been raised to 5.0. The residential FSI in the city’s suburbs has been increased to 2.5; for commercial projects, it is now 5.0 as in opposition to the previous 2.5.
To increase the housing sector of Greater Noida and Noida, the government has offered extra FAR by the side of the newly functional Aqua Metro line that connects Greater Noida and Sector 52. This implies that the building developers are not permitted to add additional floors in the high-rise buildings. GNIDA [Greater Noida Industrial Development Authority] has increased FAR inside 500 meters of Gr Noida –Noida corridor, Aqua line from 3.5-4. This suggested hike will be valid for upcoming and ongoing residential projects.
The FSI value is around 2.75-4 for Greater Noida and Noida; group housing properties are allowed a FAR of 3.5. The commercial buildings are permitted a FAR that is maximum 4 while the industrial buildings possess a maximum 1.5 FAR, depending on the area coverage and the height of the building.
The state government declared the transit-oriented development policy in March 2019, within a 500 m radius surrounding the Pune metro stations and set the maximum FSI in Pune to 4. It depends on the plot size and the road width. The government also has put precondition on the width of the road and the size of the plot to get 4 FSI.