FSI for Navi Mumbai

FSI or floor spacing index is a term you might often hear in real estate. It is the upper cap on the permitted built up area on a given piece of land. It is fixed by the local authorities of each state. When you buy a constructed property, you should know whether the building you purchase meets the FSI limit in the area. This parameter might also be referred to as FAR or floor area ratio. 

FSI = Total built up area / Total area of the plot of land 

You should take the built-up area into consideration and not the carpet area that is commonly referred to while purchasing apartments. Ancillary components in construction are often exempted from the calculation of permitted constructed area. Electric cabin, basement for parking, primary staircase for access, open swimming pool, fire escape pathways, flower beds and others are not part of FSI calculations. Based on the size of the tenements in the building, a society office, fitness centre and other amenities are also removed from the calculation. 

When it comes to understanding FSI value or floor spacing index in Navi Mumbai, you should remember that the area you choose, the type of property constructed, and other aspects have a role to play. 

The FSI value that the Navi Mumbai Municipal Corporation approves is based on the General Development Control Regulations (GDCR) of 1975. 

Village plots still form a major chunk in Navi Mumbai real estate, and these are referred to as Gaothans. FSI values vary for plots within the congested areas and those outside. 

FSI permitted as per GDCR, 1975

Owing to repeated requests from residents and real estate companies, the Navi Mumbai Municipal Corporation, by the end of 2009, started allowing 1.5 FSI for residential units located in areas where the access road is at least 15m wide. The local municipal bodies arrived at these figures based on the population in specific sectors and that is the reason behind different FSI values in different parts of the city. 

Recent regulations for CIDCO buildings during redevelopment or reconstruction 

The calculated floor spacing index in Navi Mumbai is as per GDCR of 1975. Along with the 33 regulations, a recent one was added based on repeated requests for redevelopment projects. This Regulation 34 passed in 2015 focuses mainly on the incentives and the permissible FSI extensions for redevelopment of CIDCO housing complexes as well as cooperative housing society buildings. Based on this, the following are the values of the permitted FSI for redevelopment of tenements as well as houses. 

FSI permitted for redevelopment 

In areas where the access road is narrower than 9m, the FSI value can be given an incentive of 50% or a maximum of 1.8 FSI. 

Additional FSI Rules for Car Parking

• 4 tenements have carpet areas up to 35 sq. mt each.  

• 2 tenements with carpet area exceeding 35 sq. mt each.   

• 1 tenement with a built-up area exceeding 45 sq. mt. but not exceeding 60 sq. mt. each

The following table shows the FSI for residential buildings in Navi Mumbai:-

The following table shows the FSI in Navi Mumbai for commercial and industrial buildings:-

Residential properties are often constructed with slightly larger constructed areas than the FSI permitted limit. In such cases, there is an FSI premium paid by the builder. This would be an additional fee paid for constructing an approval deviation. Check the GDCR with the updated regulations or talk to your property lawyer to understand about the room size, balcony and other requirements to be met along with the FSI calculations.