In Mumbai, the Floor Space Index (FSI) or Floor Area Ratio (FAR) is a key concept that determines the building’s height in relation to the plot size. Mumbai’s FSI was recently updated to reflect the city’s expanding population and rising real estate demand. The ratio between the available area and the total built-up area is used to calculate the FSI in various parts of Mumbai. Here are Mumbai’s most recent FSI ratios for residential and commercial structures:

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The floor space index (FSI) is the ratio of the gross plot area to the total building area. This index is determined by the Bureau of Indian Standards’ National Building Code of India (NBC). The Government of India administration has established the procedures for FSI computation in various parts of Mumbai.

 

Mumbai’s FSI: What is it?

In Mumbai, the Floor Space Index (FSI), also known as Floor size Ratio (FAR), is the proportion between a plot’s fully built-up size and its accessible plot space. This can also be thought of as the largest amount of floor space that a developer is allowed to erect on any given parcel of land.

 

How is FSI determined in Mumbai?

The FSI calculation formula is as follows:

FSI = Gross Area of Plot / Total Area of a Floor

The modifications made by NBC have an impact on the rules & regulations governing FSI in Mumbai.

 

What characteristics characterize FSI in Mumbai?

In various parts of Mumbai, the following criteria impact the value of FSI:

• The total area of a property
• The kind of building it is or its intended function, such as residential, commercial, or industrial, among others.
• Location of the structure
• Amenities offered by the place

Additionally, it relies on the development project, growth projections, population dynamics, & the kind of area that is available.

 

FSI for residential constructions in Mumbai

For its development strategy, the Maharashtra government or regulatory body uses a transit orientation. It enables urban planning schemes to maintain the highest FSI for various places. The value ranges from 1 to 5. The FSI value’s categories are:

Width of the road (in meters)	Minimum size of the plot (sq m)	Permissible maximum FSI
9-12 m	Below 1,000	2
12-18 m	Above 1,000	2.5
18-24 m	Above 2,000	3
24-30 m	Above 3,000	3.5
30 m and above	Above 4,000	4-5

These numbers apply to Mumbai’s residential structures. This code must be adhered to in order to build new buildings in the city. For the same type of residential buildings in the suburbs, the FSI value has been set at 2.5.

 

FSI for office and commercial buildings in Mumbai

Building type	FSI
Biotechnology	FSI 3, 4, 5 for road frontage 12, 18, 30 m, respectively.
IT/ITeS	FSI 3, 4, 5 for road frontage 12, 18, 27 m, respectively.
Smart fintech centers	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

What is the importance of FSI in Mumbai?

As a summary, the FSI value’s importance is as follows:

• Optimized ratio of undeveloped to developed space
• The city’s environment is well-managed.
• A project’s steady progress can be monitored and managed.
• Optimization and preservation of a balance between the development of planned, supported residential & commercial complexes

For residential properties, the FSI value was reviewed and raised to 3; for commercial developments, it was raised to 5. This is all about the FSI values for various types of Mumbai real estate projects.

 

How to use FSI to compute the total number of floors?

Given that each flat is 500 square feet and the site is 1,000 square feet, the maximum number of levels permitted is:

FSI Ratio	No. of Floor
1	2
1.5	3
2	4
2.5	5
3	6
3.5	7
4	8

 

 

 

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