Navigating Floor Space Index (FSI) and New Rules in MUMBAI
What You Need to Know
- 15 May, 2024
The Floor Space Index (FSI) is a crucial parameter widely used in the real estate sector, particularly for homes, houses, and apartments in Mumbai. FSI standards are established to regulate building heights in urban areas. When planning a redevelopment project, developers and architects must determine the required FSI to ensure proper space allocation and construction procedures.
FSI for Mumbai Suburbs vs. Mumbai City
For Mumbai suburbs, the residential FSI has been increased to 2.5 from the previous limit of 2, while for commercial developments, it has been raised to 5 from the earlier limit of 2.5.
In Mumbai City, the residential FSI has been increased to 3 from the previous limit of 1.33, and for commercial developments, it has been raised to 5 from the earlier limit of 1.33.
Factors Required to Calculate FSI for Any Area
Mumbai’s municipal corporation determines the city’s premium FSI rate. Several key elements aid the municipal corporation in calculating FSI in Mumbai, including:
– Size of the land
– Type of building (residential flats, commercial buildings, etc.)
– Location of the building
– Availability of amenities
Calculating FSI in Mumbai
FSI is calculated based on various factors. Even if the construction size varies visually, several buildings in Mumbai may have equivalent FSI values.
During the construction of any property, including homes, houses, and apartments in Mumbai, the FSI parameter is considered essential. According to new rules, the FSI in Mumbai is calculated using the following formula:
FSI = Total Covered Area on All Floors / Plot Area
FSI is regarded as one of the most crucial determinants of Mumbai’s growth. Real estate developers seek a higher FSI for areas so they can receive immediate profits, strengthen the construction sector, and build more homes in Mumbai in the same area, increasing sales. A higher FSI also indicates greater local demand.
New FSI Rules in Mumbai for Redevelopment
In February 2022, the Government of Maharashtra raised the FSI to four from three state-wide for rehabilitation projects in slum areas.
The highest FSI permitted in Mumbai before significant changes to the development control rules was 4.5.
A 2018 UN survey ranked Mumbai as the 7th most populated area in the world, with over 2 crore people living in the metropolitan area. This indicates the necessity of building extra dwelling space for homes, houses, and apartments in Mumbai, where finding land is highly challenging.
Authorized FSI in Mumbai
The Mumbai administration favors transit-oriented construction, enabling the city to maintain an upper FSI of 5.
According to the revised FSI regulations for reconstruction in 2022, Mumbai’s FSI is up to five. Mumbai’s neighborhoods’ FSI scores fall under the following categories:
Width of the road (in meters) | Min size of the plot (sq. m.) | Max FSI in Mumbai Permissible
9 – 12 below | Below 1,000 | 2
12 – 18 m | Above 1,000 | 2.5
18 – 24 m | Above 2,000 | 3
24 – 30 above | Above 3,000 | 3.5
30 m & above | Above 4,000 | 4-5
FSI Authorized for Cluster Redevelopment
A cluster redevelopment plan is now permitted on roads with a minimum width of 12 meters, provided the route is an arterial road within 500 meters of a road with a nominal thickness of 18 meters. The minimum site size and construction age requirements for the suburbs of Mumbai are 6000 square meters and 30 years, respectively.
Under section 33(9) of the rehabilitation plan, dilapidated surrounding structures are combined for redevelopment. According to it, the FSI is only permitted up to 4.0. However, the amount of FSI shared with MHADA is based on the amount of FSI utilized by the community and the Ready Reckoner rate.
