In short: to work out how much can be built on a Mumbai plot, you multiply the plot area by each FSI component allowed for that plot (base FSI, additional FSI on payment of premium, and admissible TDR), add them together to get the permissible built-up area, and then add fungible FSI on top. The road width in front of the plot decides how much premium FSI and TDR can be used.
This article explains each component in plain language and walks through a worked example. If you are new to the terms, start with our guide to what FSI and TDR mean.
Want to know what your plot can support? Get a free first assessment from Mungekar Realty of your plot’s FSI and TDR potential and the regulation that applies. Register your property or WhatsApp us on +91 98207 44734.
The four building blocks
- Base (zonal) FSI: the FSI every plot gets as of right. Under DCPR 2034 it is 1.00 in the Island City and 1.33 in the suburbs for residential use.
- Additional FSI on payment of premium: extra FSI that can be bought from the BMC, depending on road width.
- Admissible TDR: development rights bought from the market and loaded onto the plot, again depending on road width.
- Fungible FSI: up to 35% on top of the permissible FSI, obtained on payment of a premium. It covers areas such as balconies and flower beds that were earlier free of FSI.
FSI limits by road width (residential)
The tables below summarise the residential FSI limits in DCPR 2034 for an ordinary plot, before any special redevelopment regulation is applied.
Suburbs
| Road width | Base FSI | Premium FSI | TDR | Permissible FSI | With 35% fungible |
|---|---|---|---|---|---|
| Up to 9 m | 1.33 | 0 | 0 | 1.33 | 1.80 |
| 9 m to below 12 m | 1.33 | 0.50 | 0.17 | 2.00 | 2.70 |
| 12 m to below 18 m | 1.33 | 0.62 | 0.45 | 2.40 | 3.24 |
| 18 m to below 27 m | 1.33 | 0.73 | 0.64 | 2.70 | 3.65 |
| 27 m and above | 1.33 | 0.84 | 0.83 | 3.00 | 4.05 |
Island City
| Road width | Base FSI | Premium FSI | TDR | Permissible FSI | With 35% fungible |
|---|---|---|---|---|---|
| Up to 9 m | 1.00 | 0 | 0 | 1.00 | 1.35 |
| 9 m to below 12 m | 1.00 | 0.50 | 0.50 | 2.00 | 2.70 |
| 12 m to below 18 m | 1.00 | 0.50 | 0.70 | 2.20 | 2.97 |
| 18 m to below 27 m | 1.00 | 0.50 | 0.90 | 2.40 | 3.24 |
| 27 m and above | 1.00 | 0.50 | 1.00 | 2.50 | 3.375 |
Worked example
Take a residential plot in the suburbs with a net plot area of 1,000 sq. m, fronting a 15-metre-wide road. The plot falls in the “12 m to below 18 m” row.
| Step | Calculation | Built-up area |
|---|---|---|
| 1. Base FSI | 1,000 × 1.33 | 1,330 sq. m |
| 2. Premium FSI | 1,000 × 0.62 | 620 sq. m |
| 3. TDR | 1,000 × 0.45 | 450 sq. m |
| 4. Permissible built-up area | 1,330 + 620 + 450 | 2,400 sq. m |
| 5. Fungible FSI | 2,400 × 35% | 840 sq. m |
| 6. Total potential | 2,400 + 840 | 3,240 sq. m |
Each component after the base FSI has a cost: a premium to the BMC for premium and fungible FSI, and the market price of TDR. Whether it is worth using all of it depends on what the extra area will sell for in that locality. This is why two plots with the same area and road width can produce very different redevelopment offers.
Before you calculate: get the plot area right
- Use the net plot area. Area under road widening or a Development Plan reservation is deducted first. That land often earns compensation in FSI or TDR instead; see road widening and reservations.
- Check the property card. Use the area on the property card or 7/12 extract, and resolve any difference with the society’s documents early.
- Confirm the road width. Use the width shown in the Development Plan, not a visual estimate. A road that is due to be widened can move a plot into a higher row.
When a special regulation applies
The tables above are for an ordinary plot. Redevelopment projects often fall under a special regulation that changes the calculation, for example 33(7)(B) for existing housing societies, 33(5) for MHADA layouts, 33(7) for cessed buildings or 33(9) for clusters. These can add incentive area or set a different FSI altogether. See DCPR 2034 explained for which regulation applies to which building.
From built-up area to what members receive
The calculation above gives the total area that can be built. What existing members receive is decided separately, once the area needed for rehabilitation, the cost of premiums and TDR, construction cost and local sale rates are taken into account. That is the job of a proper feasibility report, and it is why there is no single “standard” figure for additional area.
Frequently asked questions
Is FSI calculated on carpet area or built-up area?
FSI is a ratio of built-up area to plot area. Carpet area, which is what members receive in their flats, is smaller than built-up area because walls and some common areas are excluded.
Can a plot on a 6-metre lane use TDR?
Under the general tables, plots on roads up to 9 metres get base FSI only, with no premium FSI or TDR. Joining neighbouring plots through cluster redevelopment can sometimes help; see small plot, narrow lane.
Who pays for premium FSI and TDR?
In developer-led redevelopment, the developer pays for them and recovers the cost from the sale of additional flats. In self-redevelopment, the society bears the cost.
Want the calculation done for your plot?
Mungekar Realty works out the FSI and TDR potential of housing society and pagdi plots across Mumbai as part of a feasibility report. To get yours checked, register your property or call or WhatsApp us on +91 98207 44734.
The FSI figures above summarise DCPR 2034 as published and are for general information. Regulations are amended from time to time and individual plots may carry conditions; confirm the current position for any specific plot. This is not legal or technical advice.