UDCPR Rule 6.0: Floor Space Index (FSI) Explained for Architects and Developers

In the world of architecture and real estate development, Floor Space Index (FSI) is one of the most important tools that determines how much you can build on a given plot.

The Unified Development Control and Promotion Regulations (UDCPR) addresses FSI clearly in Rule 6.0, helping bring uniformity and predictability to construction across Maharashtra.

Whether you're an architect, developer, or property owner, understanding FSI is essential for project planning, budgeting, and approval.

🧮 What is FSI?

Floor Space Index (FSI) is the ratio of the total built-up area of a building to the total plot area.

📏 Formula:
FSI = Total Built-up Area / Plot Area

If your plot is 1000 sq.ft and the permissible FSI is 1.5, you can build up to 1500 sq.ft of built-up area.

🔍 UDCPR Rule 6.0: Key Highlights on FSI

1. Base FSI

This is the standard FSI allowed for the zone (residential, commercial, industrial, etc.), usually ranging from 1.0 to 1.5 depending on:

• Zone classification (R-1, R-2, etc.)

• Road width

• Plot size

• Local development plans

2. Premium FSI / TDR

In addition to base FSI, you can purchase additional FSI through:

• Premium FSI: Purchased by paying development charges to the authority

• TDR (Transferable Development Rights): Used to increase FSI from another source

📌 Maximum permissible FSI (base + premium + TDR) varies but can go up to 2.5–4.0 in urban areas.

3. FSI Depends on Road Width

Wider roads mean higher potential FSI.

Road WidthMax Permissible FSI< 9 metersUp to 1.1 FSI9–12 meters1.5–2.0 FSI12–18 meters2.5–3.0 FSI18+ metersUp to 4.0 FSI

4. FSI Varies by Zone

Zone TypeBase FSIR-1 Residential1.1 to 1.5R-2 High Density1.5 to 2.0Commercial1.5 to 2.5Industrial1.0 to 1.33

Each zone has different total FSI caps, open space, and amenity requirements.

🛑 What’s Not Counted in FSI?

Some areas are exempted from FSI calculations, such as:

• Parking (as per UDCPR norms)

• Staircase and lift wells

• Fire escape staircase

• Refuge floors

• Balconies (up to 10%)

• Ducts and shafts

🔍 Important: Any area used for actual floor occupancy may be included in FSI. Always verify with local authority interpretations.

⚠️ Common Mistakes to Avoid

❌ Misinterpreting net plot area (exclude road setback)
❌ Not accounting for amenity space deduction
❌ Overbuilding without understanding premium FSI limits
❌ Assuming balcony and ducts are always free from FSI

✅ Pro Tips to Maximize FSI Use

• Use stilt floor parking to save FSI

• Explore TDR purchase or road widening incentives

• Plan compact core layout (stair, lift) to save space

• Use mezzanine and service floor strategically

• Keep layout within the FSI + height + setback matrix

🧠 Why FSI Matters

Understanding FSI early helps:

• Avoid plan rejection

• Improve profitability by maximizing built-up area

• Ensure better land utilization

• Comply with fire and open space norms

📣 Final Thoughts

FSI is a powerful yet regulated tool. UDCPR Rule 6.0 provides a consistent and flexible framework that allows for both dense development and safe, breathable cities.

Plan smart, consult experts, and make every square foot count—legally and efficiently.