One of the most popular real estate jargons is Floor Space Index (FSI), often used during buying and selling properties. FSI is the maximum permitted construction level while prioritising safety on a plot of land. It differs from location-to- location. Let us know more about FSI in Mumbai.Â
What is FSI in Mumbai?
Governed by the National Building Code (NBC), Floor Space Index (FSI) is the ratio between the built-up area and the plot’s total area. FSI is also known as Floor Area Ratio (FAR) or Floor Space Ratio (FSR). As land is expensive and in short supply in Mumbai, FSI plays an important role here. Most developers prefer a high FSI so that they can construct more flats in the given area to meet the demand and supply gap. Â
How to calculate FSI of residential buildings in Mumbai?
FSI = Total building area/total plot area
FSI mentions the ratio of construction area allowed on a plot to the entire plot area.
What all factors determine the FSI in Mumbai?
- FSI is determined by the city’s growth, facilities available and its population.Â
- It also depends on the construction type, expected growth in the place, type of land used for construction, and type of property — residential, commercial, or industrial.Â
- Total size of project.
- Location of project.
- Amenities.
Impact of FSI in Mumbai
- Increasing skyline: With land saturation in Mumbai, the city is witnessing a vertical development on a big scale. In places where high FSI is permitted, developers are opting for buildings with more than 50 floors to make the most of the available land.Â
- Increased supply: With high average FSI, the real estate developers are interested and investing in the city, trying to meet the demand and supply. With more real estate options, more jobs are created in the city.Â
Floor Space Index (FSI) permissible in Mumbai
| Road width in meter | Minimum plot area in sqm | Maximum permissible FSI |
| 9 m and up to 12 m | Below 1,000 | 2 |
| 12 m and up to 18 m | 1,000 or above | 2.50 |
| 18 m and up to 24m | 2,000 or above | 3 |
| 24 m and up to 30m | 3,000 or above | 3.50 |
| 30 m and above | 4,000 or above | 4-5 |
Source: Government of MaharashtraÂ
FSI in Mumbai for commercial/office buildings
| Building type | About building | FSI |
|---|---|---|
| Biotechnology | Built by MHADA, SEEPZ, MIDC, SICOM, CIDCO or their joint venture with minimum 11% stake | FSI 3, 4, 5 for road frontage 12, 18, 30 m, respectively on payment of premium of 50% land price. |
| IT/ITeS | 80% area for IT/ITeS firms, 2% area for startup incubation | FSI 3, 4, 5 for road frontage 12, 18, 27 m, respectively on payment of premium of 40% land price. |
| Smart fintech centres | 85% area for smart fintech firms. No amenities space to be left for plots up to 2 hectare; minimum road width to be 18 m | FSI of 3.0 for plot up to 2,00,000 sq m FSI of 4.0 for plot over 2,00,000 sq m This is true on payment of premium of 40% land price. |
What is the current FSI in Mumbai?Â
The current permissible FSI for residential buildings in Mumbai is 3 as opposed to 1.33 earlier.Â
FSI in Mumbai suburbs for residential buildings is 2.5 as opposed to 2 earlier.Â
FSI for commercial buildings is 5 as opposed to 1.33 earlier.  Â
How to calculate FSI for redevelopment in Mumbai?
- Know the size of the plot.
- Know the existing built-up area. This will include all existing structures on the plot and the building going for redevelopment.Â
- Calculate the allowed built-up area and deduct it from the existing built-up area to get additional built-up area.Â
- Calculate the FSI for the additional built-up area. Â
- FSI for redevelopment in Mumbai is 1.10.
FSI in Mumbai for cluster redevelopment
Cluster redevelopment in Mumbai is permitted for roads with a minimum of 12m width. However, it should be arterial road within 500m of an 18m road.Â
Minimum site size for cluster redevelopment: 6,000 sqmÂ
Minimum age: 30 years
How to calculate total floors with respect to Mumbai FSI?
| FSI Ratio | Number of floors |
| 1 | 2 |
| 1.5 | 3 |
| 2 | 4 |
| 2.5 | 5 |
| 3 | 6 |
| 3.5 | 7 |
| 4 | 8 |
Additional FSI in MumbaiÂ
A new definition of FSI was added in the Development Control & Promotion Regulation (DCPR-2034). In July 2023, the Bombay High Court asked the BMC to explain about the additional FSI utilised under the (DCPR)-2034.
Additional FSI is the added floor space index granted for a project after the grant of the basic FSI.Â
In case of Ambarnath and Kulgaon-Badlarpur Municipal Council, premium to be paid for additional FSI shall be 30% of the land as prescribed in Annual Statement of Rates. In other areas, it should be 10%.
Housing.com POV
Mumbai is a very attractive real estate destination and one of the world’s most expensive markets. FSI matters the most in Mumbai. Before investing in a property here, it’s a good idea to check FSI by calculating the formula mentioned in this guide.Â
FAQs
What is the permissible FSI in Mumbai in 2024?
The permissible FSI in Mumbai in 2024 is 3.
What is the maximum FSI in Mumbai in Transit Oriented Zone?
The maximum FSI in Mumbai in Transit Oriented Zone is 4-5.
What are other names of FSI?
FSI is also known as Floor Area Ratio (FAR) or Floor Space Ratio (FSR).
What is a premium FSI? Premium FSI is additional FSI granted by the BMC on payment of additional applicable charges.
What is the premium FSI also known as?
Premium FSI is also known as fungible FSI.
| Got any questions or point of view on our article? We would love to hear from you. Write to our Editor-in-Chief Jhumur Ghosh at jhumur.ghosh1@housing.com |
