FSI/FAR Mumbai - Understanding Floor Space Index in Mumbai (Floor Area Ratio)
February 2023
Are you looking to understand the Floor Space Index in Mumbai? This guide will help you understand this critical concept and its implications in Mumbai. Learn about FSI rules, regulations, and exemptions in Mumbai, as well as strategies for increasing this index. So, let's get started.
Before diving into the details of FSI or Floor Space Index in Mumbai, let us introduce this concept briefly. Floor Space Index measures the total floor area of a building in relation to the size of the land on which it is built. It is hence also often referred to as Floor Area Ratio - FAR too.
The Floor Space Index (FSI) is widely used in real estate and is a standard for controlling building height in urban areas. Generally, it is expressed as the ratio of the total built-up area to the total plot area. The higher the ratio, the bigger the building that can be built on the same amount of land. FSI can vary from city to city and is used to regulate the development of facilities in an area.
Developers and architects in redevelopment projects must determine the necessary FSI for properly planning space and construction procedures. Before starting any construction project, builders must submit details about the proposed building to the appropriate zoning authority for approval. Such information includes the building's height and design, and so on.
The location's appeal and density of people can be assessed through the Floor Space Index. It is also vital to consider FSI from an environmental perspective. Homebuyers should take note of this, as a high FSI often means limited open spaces.
Floor Space Index Rules In Mumbai
Mumbai has some of the strictest FSI rules in India. Mumbai's Municipal Corporation stipulates the regulations for FSI. It specifies the maximum FSI for each zone in the city and the permissible FSI for different types of buildings, such as residential, commercial, and industrial.
For example, the permissible FSI for residential buildings in Mumbai city is 3 versus 1.33 earlier. This means that the total built-up area of a residential building in this zone should be at most 1.33 times the size of the plot it is built on. Similarly, the permissible FSI for commercial buildings in the city is 5 versus 1.33 earlier.
FSI in Mumbai suburbs for residential buildings is 2.5 versus 2 earlier, whereas for commercial buildings is 5 versus 2.5 earlier.
Factors To Find Floor Space Index
In Mumbai, the municipal corporation determines the floor space index. The municipal corporation uses several essential factors to calculate Mumbai's FSI, including the following:
- The area of the land
- Type of building (commercial buildings, residential flats, etc.)
- Location of the structure
- Amenities available
Floor Space Index In Mumbai Calculation
Now that we know what FSI is, let's look at how this index is calculated. In Mumbai, FSI is calculated by dividing the total built-up area of a building by the total plot area. The resulting ratio is the FSI for the building.
For example, if a building has a total built-up area of 1,000 square. feet and the total plot area is 1,500 sq. ft, then the FSI for the building is
1,000/1,500 = 0.67
Floor Space Index is a crucial factor in the growth of cities like Mumbai. It considers factors such as construction projects, development models, population structures and the area's character. The type of land (residential, industrial, rural, or corporate) also impacts FSI. The real estate sector seeks higher FSI to allow for more profits and the construction of homes. It will further drive the construction industry and sales. A higher FSI also signals higher local demand.
Floor Space Index in Mumbai: Revised Rules for Redevelopment
In February 2022, the Government of Maharashtra increased the FSI from three to four for rehabilitation projects in slum areas throughout the state. Before changes to the development control regulations, the maximum FSI allowed in Mumbai was 4.5.
Mumbai has a high population density and a scarcity of available development land, with over 2 crore residents living in metropolitan areas. A 2018 UN survey ranked Mumbai as the 7th most populated area in the world, highlighting the need for additional dwelling space in the city.
Floor Space Index In Mumbai For Cluster Redevelopment
A cluster redevelopment plan is now allowed on roads with a minimum 12m width. But, the route must be an arterial road within 500m of an 18m road. The Mumbai suburbs' minimum site size and construction age restrictions are 6000 square metres and 30 years, respectively.
The rehabilitation plan's section 33(9) allows for the reconstruction of nearby structures that are in disrepair. It states that the FSI is only allowed up to 4.0. However, the amount of FSI shared with MHADA is determined by the community's FSI usage and the Ready Reckoner rate.
Authorized Floor Space Index In Mumbai
The Mumbai government favours construction that is focused on transportation. The Mumbai administration keeps the city's top FSI at 5. According to the updated FSI requirements for rebuilding in 2022, Mumbai's FSI is up to 5.
Advantages Of Floor Space Index In Mumbai
FSI is an important concept that has several advantages in Mumbai. Firstly, it ensures that the buildings are constructed within the prescribed FSI limit. This helps in controlling the density and overcrowding of buildings in the city.
Secondly, it also helps control the pollution levels in the city as more buildings mean more pollution. Moreover, it also helps maintain the traffic congestion in the town as more buildings represent more vehicles and more traffic.
Increasing Floor Space Index In Mumbai
Although the FSI limits in Mumbai are quite strict, there are a few strategies you can use to increase the FSI of your building. Firstly, you can opt for an FSI exemption from the Municipal Corporation of Greater Mumbai (MCGM). The MCGM provides exemptions on FSI for specific categories of buildings such as public and semi-public buildings.
Secondly, you can also apply for an FSI bonus. The MCGM provides a bonus on FSI for specific categories of buildings such as residential buildings. The bonus is applicable only if the building meets certain criteria.
Thirdly, you can also opt for a Transfer of Development Rights (TDR). TDR is the transfer of development rights from one plot to another. It means you can use the FSI of one plot to increase the FSI of another. However, this option is only available in some regions of Mumbai.
Final Words On Floor Space Index In Mumbai
To conclude, Floor Space Index is an important concept that has a significant impact on the development of buildings in Mumbai. It helps in controlling the density and overcrowding of buildings in the city. Furthermore, it aids in the reduction of pollution and traffic congestion in the city. You want to increase the FSI of your building in Mumbai, but it is crucial to understand the rules and regulations for FSI in Mumbai before proceeding with any of these options.
We hope this guide has helped you understand the basics and significance of the Floor Space Index in Mumbai and how it affects the development of buildings in the city.
Source: magicbricks.com
Also read: MahaRERA Project Search: How to find real estate project details online in Maharashtra?
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