What is FSI?
FSI means Floor space index- the ratio of the built-up space on a plot to the area of the plot is a regulation followed in the development control norms of many cities.
Floor Space Index directly tells us about the maximum permissible floor area that can be built on a plot. Numerically, FSI is the ratio of building floor covered area to the raw area available on that plot/land.
The floor space index value is changed from place to place. It also depends on the type of building. The FSI ratio value of a specific area is easily found in all the building bylaws for various cities and municipalities. Different city or municipalities may have different bylaws and consequently different values.
Permissible FSI/FAR value depends on-
- Size of the plot.
- Type of building (business building, residential apartments, etc.).
- The width of the adjacent road.
- Availability of power, water, and sewer lines.
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How To Calculate FSI For Building?:
FSI regulates by Development control regulation department of a particular location and according to the National Building Code of India.
The formula for Floor space Index,
Floor Space Index = (Total Floor Area of all Floors of Building / Plot Area of Building)
They will regulate the FSI value based on city zone, type of building and other amenities. Total floor area for the building must be as per Floor space index of area given by the government.
Example for FSI Calculation:
Assume you have a land of 1000 sq.ft and you want to construct a building on that land.
First of all, you have to identify your building types, it may be
- Residential Building.
- Commercial Building.
From building types find the rule and regulation of FSI regarding your building type in your city.
Let’s assume FSI is 2 for a building.
FSI = Area of all floors / Total Plot Area
Area of all floors = FSI x Total plot Area
1000 x 2 = 2000 Sq.ft of floor covered area on your land.
It can be either be 2 floors of 1000 Sq.ft or 4 floors of 500 Sq.ft without affecting other municipal rules (Minimum plot extent area, Front, back, side and rear setback, parking space).
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Why it is important to calculate FSI for building construction?
Floor space Index is very important for any building; it allows you to construct building as per rule and regulation.
If the building plan is prepared with knowledge of FSI, the approvals and NOCs will not be questioned if you at the first-hand know Floor space Index.
Important terms to understand:
- Paid Floor Space Index: Sometimes when builder or contractor wants to increase their FSI limit, they have to pay some fund to the municipal body to get an additional area to include with the aim to increase the overall plot area is typically termed as Paid Floor Space Index.
Floor Space Index for various Cities of India.
In India capital city, the Floor Space Index is between 1.2 and 3.5,
The permissible Floor Space Index in the Mumbai city is 1.33 to 1.83.
The Municipal Corporation of Mumbai allows an FSI of 2.5 for development of land parcels under MHADA and 2.5 plus incentives for redevelopment work .6
The Maharashtra govt. has approved an additional 0.5 FSI on payment of a premium.
In New Town Kolkata Building Rules, 2009, the range of FSI for residential structures in Kolkata is between 1.5 and 2.5.
Construction of residential buildings in Chennai, under Chennai Second Masterplan 2026, must conform to the FSI limit of 1.5 for ordinary residential buildings and 2 for high rise buildings.
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The permissible FSI in the central area Read More: s of Ahmadabad is 1.2 while it goes up to 1.8 for localities in the suburbs.
The permissible FAR in Ahmadabad is much lower compared to other cities of the country.
The Bengaluru is called ‘Silicon Valley of India’ is divided into three zones like the intense developed, moderate developed and sparsely developed for allocation of Floor Space Index.
In Bangalore Revised Master Plan 2015, the FSI varies from 1.75 for smaller plots to 3.35 for larger plots, with consideration of factors like area, building activity, plot size, and road width.
There are separate regulations for integrated townships as well, with 40 percent designated for residential use and rest for IT/BT related areas with FSI ranging between 2.5 and 3.25 based on road width.
Hyderabad state has not put any FSI restrictions. The municipal corporation and urban development (MA&UD) department is, however, considering the reintroduction of floor space index (FSI) norm for high-rise buildings in Telangana.
The allowable floor space index in Gurgaon ranges between 1 and 1.45, as per the official website of Haryana Urban Development Authority.
The maximum value of FSI for industrial setups is kept at 1.25. For public buildings Construction also permission to an FSI of 1.5.
For Border area of Delhi and UP developed area is Noida and Greater Noida which witnessed high housing demand, the value of Floor Space Index is set between 2.75 and 3.5, group housing project are allowed a FAR of 2.75.
The industrial buildings are permitted a maximum FAR of 1.5 while commercial buildings have a maximum FAR of 4, depending on building height and ground coverage.
Pune authorities permit an FSI between 1.5 and 2.5, depending on various factors, as per the Draft Development Control Regulations for Development Plan Pune and a high FAR of 5.5 is allowed for slum.
What are the advantages and Disadvantages of Floor Space Index:
F.S.I may be considered as a restriction on construction, but it has many advantages to the city.
- It helps to maintain the ratio of open space to built-up space in an area.
- It ensures clear skyline to the area.
- Good FSI values ensure good development of the project.
- It helps to Maintain equilibrium between sustained, planned growth and development is important.
Lower Floor Space Index leads to restriction to development of the city.
If Floor Space Index is too high, then it results in non-environment friendly and haphazard development of the city.
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