Planning potential · sample report
Project report
How much can be built on our plot, and how. Three ways of building are compared side by side, with a plain-English summary first.
- SAMPLE FIGURES
- WORKING PLAN — NOT SANCTIONED
- DCPR 2034 (SUMMARY)
Sample data for Shree Harmony, a fictional society. Not a real record.
What this means for members
- FSI decides how much floor area can be built on our plot. More floor area means more flats for sale, and the sale flats pay for the members' new homes.
- Base FSI alone (Option A) would not leave enough to sell to pay for the new building.
- Adding premium FSI and TDR (Option B) is the workable route in these sample figures. It fits a 12-floor tower like the current working concept.
- A cluster or special-regulation option (Option C) gives the most floor area, but our society alone does not meet its conditions.
- Nothing here is approved yet: the IOD is awaited and the plans are not sanctioned.
- Your own figures stay as recorded: flat B-07 is 612 sq ft today, and the working new flat is 790 sq ft MOFA / 848 sq ft RERA.
Which rules apply
For Andheri West, DCPR 2034 is the applicable regulation (summary). DCPR 2034 is Mumbai's rulebook for what may be built. UDCPR, the unified rulebook, applies to cities in Maharashtra outside Mumbai, so it does not set our numbers.
Words in this report: FSI Floor Space Index How much floor area may be built, compared with the plot size. An FSI of 2 on a 1,000 sq m plot allows 2,000 sq m of floor area in total. Higher available FSI usually means more flats for sale, which helps pay for the members' new flats. TDR Transferable Development Rights Extra building rights bought from elsewhere and used on this plot. TDR is created when land elsewhere is given up for public use. A developer can buy it and load it onto this plot, within the limits the rules allow, to build more floor area.
Your flat in this report
- Your flat today
- B-07 · 2 BHK · 612 sq ft carpet
- Working new flat
- H-803 · 8th floor · 2.5 BHK
- Working new areas
- 790 sq ft MOFA · 848 sq ft RERA
- Status
- WORKING ALLOCATION
These are the figures in your member record. They stay working figures until the sanctioned plan and your PAAA confirm them.
The options compared
Sample figures for a 1,850 sq m plot. Floor area allowed = plot area × total FSI.
Option A
Base FSI only
Build only what the plot allows by default.
1.00 FSI
Not workableOption B
Base + TDR + premium FSI under DCPR 2034 (Mumbai)
Buy extra building rights: premium FSI from the municipal corporation and TDR on the market.
2.40 FSI
WorkableOption C
Cluster / 33(x) style option
A special redevelopment rule that gives extra FSI when its conditions are met.
4.00 FSI
Not available to us alone
| Measure | Option ABase FSI only | Option BBase + TDR + premium FSI under DCPR 2034 (Mumbai) | Option CCluster / 33(x) style option |
|---|---|---|---|
| Base FSI | 1.00 | 1.00 | 1.00 |
| Premium FSI (paid to the municipal corporation) | — | 0.50 | — |
| TDR loaded on the plot | — | 0.90 | — |
| Extra FSI under a special redevelopment rule | — | — | 3.00 |
| Total FSI | 1.00 | 2.40 | 4.00 |
| Total floor area allowed | 1,850 sq m19,913 sq ft | 4,440 sq m47,792 sq ft | 7,400 sq m79,653 sq ft |
| For members' new homes (sample) | 1,100 sq m11,840 sq ft | 1,100 sq m11,840 sq ft | 1,265 sq m13,616 sq ft |
| Left for sale (pays for construction) | 750 sq m8,073 sq ft | 3,340 sq m35,951 sq ft | 6,135 sq m66,037 sq ft |
| What it needs | Nothing extra to buy. | The developer pays the premium and buys the TDR. | Conditions such as a minimum plot size or neighbouring societies joining in. |
| Sample assessment | Not workableToo little sale area to pay for a new building for the members. | WorkableEnough sale area to pay for the members' homes; fits a tower like the working concept. | Not available to us aloneThe most floor area, but our society alone does not meet the conditions. |
What happens next
The architect confirms the figures
Studio Axis Mumbai works out the real FSI and TDR from DCPR 2034 for the plan that goes for sanction.
The sanction decides
The municipal corporation's approvals fix what may be built. The IOD is awaited.
Your PAAA records your flat
Your final carpet area is the one in your executed PAAA, matching the sanctioned plan.
Words explained
The two planning words this report depends on.
- FSI Floor Space Index
How much floor area may be built, compared with the plot size.
An FSI of 2 on a 1,000 sq m plot allows 2,000 sq m of floor area in total. Higher available FSI usually means more flats for sale, which helps pay for the members' new flats.
- TDR Transferable Development Rights
Extra building rights bought from elsewhere and used on this plot.
TDR is created when land elsewhere is given up for public use. A developer can buy it and load it onto this plot, within the limits the rules allow, to build more floor area.