Floor Space Index

Floor space Index is the ratio of the total floor area of buildings on a certain
location to the size of the land of that location, or the limit imposed on such a ratio.
Floor area ratio = (Total covered area on all floors of all buildings on a certain plot)/(Area of
the plot).
Thus, an FSI of 2.0 would indicate that the total floor area of a
building is two times the gross area of the plot on which it is constructed, as
would be found in a multiple-story building. It means that higher the FSI, higher
built

up

area.

Super built-up is area for the parapet, podium, garden, etc, all of which is charged
at market price and can constitute up to 40% of the area.
Floor Area Ratios are primarily used to measure the intensity of
development on a particular site. When the building area gets divided by the
parcel area, the result obtained is nothing but the FSI. At times the floor space
index is restricted in special zones in order to prevent construction in the
reserved areas. The Floor Space Index tends to vary from city to city.
For example, the FSI of Pune is slightly higher in comparison to those of the tierII pr tier-III cities of India.
Apart from this there are various other parameters that go into the
calculation of the FSI like allotted parking space, governing Municipal Corporation
and many others. However in order to keep a check on illegal constructions, an
upper limit on the FSI has been imposed by the State Government.
In the Metropolitan cities, there is a curb on the increase of FSI to
avoid space congestion. Residential as well as commercial properties are allowed
only a permissible FSI. Exceeding which will incur penalties and strict actions from
the Development Authorities of the City.

Terminology

The terms most commonly used for this measurement vary from one country or
region to the next.

In Australia "floor space ratio" (FSR) is used in New South Wales and
"plot ratio" in Western Australia.

In India "floor space index" (FSI) and "floor area ratio" (FAR) are both used.

In the United Kingdom both "plot ratio" and "site ratio" are used,

In Singapore the terms "plot ratio" or "gross plot ratio (GPR)" are more
commonly used.

In the United States and Canada "floor space ratio" (FSR) and "floor area
ratio" (FAR) are both used.

Criticism
1. Abdicating to floor area ratios (market forces) is the opposite of aiming a
community toward something more than the sum of its parts.
2. FAR, a poor predictor of physical form, should not be used when the
objective is to conserve and enhance neighbourhood character. Whereas
traditional design standards (height, lot coverage and setbacks or build-to
lines) enable anyone to make reasonably accurate predictions, recognize
violations, and feel secure in their investment decisions.
3. If FAR is carelessly combined with traditional setbacks, assembled lots have
a considerable advantage over individual lots, which has a negative effect
on fine grained cities and the diversity of ownership.

Transferable Development Rights

Transferable Development Rights : If your land is acquired by Government for road

widening or other public purpose, you can either get monetary compensation or TDR. This
TDR enables you to construct elsewhere in the same city at the same market value the
permissible construction area in that acquired land. This TDR can also be sold to other
developers.
It is a certificate from the Municipal Corporation that the owner of
a property gets where his/her property (either part or whole) is reserved for the
purpose

of

public

utilities

such

as

road,

garden,

school

etc.

The rights/ certificate, which is equivalent to the reserved portion, is

obtained by the owner on surrendering his property to the Municipal
Corporation. These rights/ certificate can then be sold to builders who use it for
additional

construction

on

their

property.

Currently

in Pune,

additional

construction of up to 40% of the plot area is allowed through purchase of TDR and
a further 20% is allowed through purchase of slum TDR. Slum TDR is generated
through redevelopment of slums.

What is a TDR?

A TDR seeks to preserve landowners' asset value by moving the right to

build a house from a location where development is prohibited (e.g., for
environmental reasons) to a location where development is encouraged.

Because the total number of houses ultimately built in the larger region
does not go down as a result of simply moving the geographic location of
the new homes, there should be enough money available overall to
compensate landowners in the restricted area for any decline in their land
value, without sacrificing the profits of landowners elsewhere.

The trick is to transfer part of the purchase price for land in a location
where development is encouraged to a landowner in a place where
development is prohibited.