Floor Area Ratio (FAR) or floor space index (FSI) are the two terms that are used intermittently in real estate and is the common factor to determine the development of a country. It is related to the zoning of a locality and how much space is allotted on a given plot. This makes it important for everyone to be familiar with this term.
Floor area ratio (FAR) also termed as floor space index (FSI) is the ratio of the total floor area of the building on a certain location to the size of the land of that location, or the limit imposed on such a ratio. FAR is the ratio of total building area to the size of the site.
There is a limited space allotted to each city that can be used for construction. If the limit exceeds then an undue pressure is created. To avoid any such stress FAR is used that keeps in check that no such instance takes place.
Floor Area Ratio (FAR) may vary from city to city. It also depends on the municipality, locality, or the nature of land- industrial, residential, commercial, agricultural, or non-agricultural. This is a result of the uneven development of the cities. As the growth pattern, population dynamics and construction varies, the FAR/FSI also varies. To control this, the government enforces a set of rules and regulations that determine the FAR of the area.
The formula to calculate the Floor Area Ratio (FAR) of an area is:
FAR= (Total covered area of all floors of a building)/ (Total area of the plot)
Thus, an FAR/FSI of 3.0 would indicate that the total floor area of a building is three times the gross area of the plot on which it is constructed, as would be found in a multiple-story building.
The above image shows a Floor Area Ratio (FAR) of 1.0. This clearly states that, if the total area of the plot is 100 square meters, then the gross floor area that can be constructed on this plot is 100 square meters. The image depicts a 4-story building covering 1/4 of the site, giving a FAR of 1.0. Thus, on a plot of 100 square meters, four floors of 25 square meters each can be constructed.
As per the revised Delhi Master Plan 2021, the uniform Floor Area Ratio (FAR) for both residential and commercial properties that permit the regularisation of illegal construction is now acceptable. Earlier the FAR for a let’s say a 100 sq.m plot was variable, that varied between 1.8 to 2.25 but in the 2021 edition the FAR is said to be a uniform 3.5 for 100 sq.m.
Plots in metro corridors and influence zones are allowed a higher Floor Area Ratio, however, the group housing projects face no FAR restrictions.
FAR of 4 has been allotted to the redevelopment projects in Delhi.
Step 1: First check out the Floor area ratio (FAR) according to the size of your plot. For your convenience convert the area of the plot to square metres.
The table given below is only applicable for the plots in Delhi.
S.No. |
Area of plot (in sq.m.) |
Max ground coverage % |
FAR |
No. of DUs |
Height |
1 |
Below 32 |
90* |
350 |
3 |
15 |
2 |
Above 32 to 50 |
90* |
350 |
3 |
15 |
3 |
Above 50 to 100 |
90* |
350 |
4 |
15 |
4 |
Above 100 to 250 |
75** |
300 |
4 |
15 |
5 |
Above 250 to 750 |
75 |
225 |
4/6 |
15 |
6 |
Above 750 to 1000 |
50 |
150 |
7/9 |
15 |
7 |
Above 1000 to 1500 |
40 |
120 |
7/9 |
15 |
8 |
Above 1500 to 2250 |
40 |
120 |
10/12 |
15 |
9 |
Above 2250 to 3000 |
40 |
120 |
13/15 |
15 |
10 |
Above 3000 to 3750 |
40 |
120 |
16/18 |
15 |
11 |
Above 3750 |
40 |
120 |
19/21 |
15 |
For example let’s assume a plot area of size 500 square meters. Now we will check from the table the permissible FAR for the plot size.
For a 500 sq.m. plot in Delhi the FAR= 225 (as DCR 2021)
FAR = (gross area of all the floor*100)/total plot area
So, the gross area of the floors = far*plot area/100
Gross area for all the floors = 225*500/100 = 1125 sq.m. (12100 sq.ft.)
According to the revised bye laws of Delhi if the full consumption of far is planned then a maximum of 15 floors can be constructed.
Therefore per floor area coverage as calculated will be 1125/15 = 75 sq.m. per floor or 12100/15 – 806 sq.ft. per floor.
Note: the floor area calculation does not include the area of stilt parking, basement, mumty and lift shaft. FAR is the safety load factor that determines the capacity that an area withstands. It is for the welfare of the people and the community as a whole based on safety factors like the ability to cope with natural calamities, illegal construction etc.
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