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Page Contents [hide]
- What is FSI in Mumbai
- FSI For Suburbs vs FSI For Mumbai City
- Factors Required to Find FSI of Any Area
- FSI in Mumbai Calculation
- New FSI Rules in Mumbai For Redevelopment
- How Much FSI in Mumbai is Authorised?
- FSI for Cluster Redevelopment in Mumbai
- FSI For Smart fintech, biotechnology, and IT/ITeS hubs in Mumbai
- Important Advantages of FSI
- FAQs
What is FSI in Mumbai
The Floor Space Index (FSI) is a measurement of the amount of floor space that can be developed in a given area. It is calculated by dividing the total area covered on all floors by the overall land. The FSI is an important factor when determining the development potential of the land.
FSI For Suburbs vs FSI For Mumbai City
The FSI for suburbs is different from that of Mumbai city.
For Suburbs :
For Mumbai City:
Factors Required to Find FSI of Any Area
Mumbai’s Municipal Corporation determines the city’s premium FSI rate. Several key elements aid the municipal corporation in Mumbai’s FSI calculation as follows,
- Size of the land
- Building type (residential flats, commercial buildings, etc.)
- Location of the building
- Amenities availability
Note:
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FSI in Mumbai Calculation
FSI is calculated based on various factors. If the construction size varies visually, several buildings in Mumbai may have equivalent FSI values.
During the construction of any property, the FSI parameter is considered important. According to new rules, the FSI in Mumbai is calculated.
The formula for calculating FSI:
In general, elements like construction projects, population structure, development models, and the area’s character are considered. Even the kind of land, whether it is a residential, rural, industrial, or corporate plot, can have a big impact on FSI value.
In Mumbai, FSI is regarded as one of the most important determinants of the city’s growth. Real estate is limited by low barriers since they make building more difficult.
The real estate sector seeks a greater FSI for the areas so the property builder can receive immediate profits. As a result, the construction sector will be strengthened and more homes will be able to be built in the same area, increasing sales.
A greater FSI also indicated greater local demand.
New FSI Rules in Mumbai For Redevelopment
The Government of Maharashtra raised the FSI to four from three state-wide for rehabilitation projects for slum areas in February 2022.
The highest FSI permitted in Mumbai before significant adjustments to the rules for development control over the last few years was 4.5.
A 2018 UN survey ranked Mumbai as the 7th most populated area in the world, with more than 2 crore people living in metropolitan areas. This indicates that it is necessary to build extra dwelling space in this metropolis where finding land is very hard, it is required to build extra dwelling space.
Also read: FSI in Navi Mumbai
How Much FSI in Mumbai is Authorised?
The Mumbai administration favours transit-oriented construction. This enables the Mumbai government to maintain the city’s upper FSI at 5.
Mumbai’s FSI is up to five according to the revised FSI regulations for reconstruction in 2022. Mumbai’s neighbourhoods’ 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 for Cluster Redevelopment in Mumbai
A cluster redevelopment plan is now permitted on roads with a minimum width of 12 metres, however, the route must be an arterial road within 500 metres of a road with a nominal width of 18 metres. The minimum site size and construction age requirements for the suburbs of Mumbai are 6000 square metres 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.
The amount of FSI shared with MHADA, however, is based on the amount of FSI utilised by the community and the Ready Reckoner rate.
FSI For Smart fintech, biotechnology, and IT/ITeS hubs in Mumbai
Important Advantages of FSI
- Governing the habitat and area of the city.
- FSI is important in maintaining an ideal balance between open space and built space.
- Measure the steady progress of a project.
- It’s important to strike the correct balance between development and supporting the planned expansion.
Mumbai is known to be one of the best and preferred cities for youngsters with many developing areas to live or to invest.
Homebazaar.com’s Mumbai Regional Manager Shantanu Tipnis said on FSI, “In Mumbai, FSI regulations dictate the permissible construction density on a given plot of land. Keeping abreast of FSI guidelines is imperative for those navigating the dynamic real estate market in this vibrant city. As Mumbai undergoes rapid urbanization and development, FSI becomes a critical factor influencing the design, layout, and overall potential of a property.”
The criteria are constantly being altered following the regulations established by the government. The highest development allowed on land in Mumbai is known as the FSI, according to the Municipal Corporation. Keep reading Homebazaar.com articles to learn more about real estate and the latest updates.
Also read: Mumbai Real Estate Overview 2025.
FAQs
| How much FSI is allowed in Mumbai redevelopment?
The current FSI for redevelopment as per Mumbai 2022 redevelopment norms is 1.10. |
| What is permissible FSI in Mumbai suburbs?
Private buildings in the suburbs will receive 2.7 FSI with fungible, while cess and slum buildings would receive 4.05 FSI (335% of 3) with fungible. |
| How can I increase my FSI?
The distance between the land’s neighbouring road and this FSI must be 30 feet. If the property’s land site has a road that is 30 to 40 feet away, you are eligible for the 20% premium FSI, which allows you to construct 20% more than is legally permitted. |
| Is the balcony included in the floor area ratio?
Only half of a veranda or balcony’s size should be used for determining the floor area if at least one of its sides is open to an interior or exterior open space (apart from parapets). |
