One of the most important and crucial aspects of building construction is the Floor Space Index (FSI). It is a measure defined to control the building’s height based on the plot size.
Real estate development is a significant factor in Mumbai’s economy. The Government launched the Revised Draft Development Plan (RDDP) 2034 in May 2018, detailing its vision for growth for the next two decades. With the suggestions of the different stakeholders, The Development Control and Promotional Regulations (DCPR) 2034 came into effect in September 2018 based on RDDP.
One of the inferences is that the city needs better management of space to satisfy future housing needs, employment needs, competitive rentals for corporations, etc. And revising the FSI was considered a significant approach.
Here is a detail about the meaning of FSI in Mumbai and how it is calculated.
What Is FSI?
The full form of FSI is Floor Space Index. It is defined as the ratio corresponding to the entire building area to the gross area of the plot. Therefore, it is the maximum permitted floor space for constructing a building on a given plot of land.
The index is determined by The National Building Code Of India (NBC) of the Bureau of Indian Standards. The FSI standards control the heights of buildings in cities and are a crucial factor in determining the plan and layout for the construction.
Higher the FSI index, the greater the number of floors a building can have in its construction.
FSI In Mumbai
The FSI in Mumbai is different for the suburbs and the city. The details are as follows:
| Type | Residential | Commercial |
| Suburbs | 2.5 as against 2 earlier | 5 as against 2.5 earlier |
| Mumbai City | 3 as against 1.33 earlier | 5 as against 1.33 earlier |
How Is FSI Calculated?
The formula for calculating the FSI is as follows:
FSI = Total covered area considering all floors/ Total plot area
Factors Affecting FSI In Real Estate
- Type of building, whether residential or commercial
- Size of the property
- Location
- Modern amenities available with the property
- Construction model
- Population dynamics
FSI norms In Mumbai: Pre and Post DCPR 2034
The DCPR Report has proposed measures to create more space for construction by increasing the permissible FSI. It is linked to the road width as detailed below:
FSI for residential/ commercial properties
| Width of the road (m) | City | Suburbs | ||
| Pre DCPR | Post DCPR | Pre DCPR | Post DCPR | |
| Between 0 and 9 | 1.7955 | 1.7955 | 2.03 | 1.35 |
| Between 9 and 12 | 2.03 | 2.7 | 2.7 | 2.7 |
| Between 12 and 18 | 2.3 | 3.24 | 2.97 | 2.97 |
| Between 18 and 27 | 2.57 | 3.645 | 3.24 | 3.24 |
| Above 27 | 2.7 | 4.05 | 3.375 | 3.375 |
Importance of FSI In Construction
Although FSI can be regarded as a major limitation in the real estate sector, it is important for the following reasons:
- Ensuring the ratio between open space to developed space is maintained at an optimum level
- Ensure a real estate project’s stable development
- Striking the perfect balance between supported and planned growth and development
- To manage Mumbai city’s ecosystem and space
How To Calculate FSI For Redevelopment In Mumbai?
The FSI calculation for redevelopment is a slightly complicated process, and the steps are as follows:
- Find the size corresponding to the plot.
- Determine the existing built-up area that includes the existing structures. Also, if applicable, include the old building construction that is being currently redeveloped.
- Determine the allowed built-up area by multiplying the FSI and the size of the plot.
- Subtract the previously determined existing built-up area from the allowed built-up area to find the additional built-up area which can be used to construct properties.
- Determine the additional built-up area FSI by dividing the additional built-up area by the size of the plot.
Conclusion
FSI, or the Floor Space Index (FSI), is an important parameter in the real estate sector. It defines the allowable floor area for construction by determining the building height. Therefore, real estate developers need to consider this aspect while planning their construction to ensure stable project development and support for planned growth and development in Mumbai.
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Disclaimer- This article is based on the information publicly available for general use as well as reference links mentioned herein. We do not claim any responsibility regarding the genuineness of the same. The information provided herein does not, and is not intended to, constitute legal advice; instead, it is for general informational purposes only. We expressly disclaim /disown any liability, which may arise due to any decision taken by any person/s basis the article hereof. Readers should obtain separate advice with respect to any particular information provided herein.
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