For any real estate developer, the first question before acquiring land is simple:
“How much can I build here?”
The answer lies in a technical but essential metric: Floor Space Index (FSI).
In Mumbai’s dense and regulated real estate environment, FSI determines the profitability, feasibility, and legal viability of every project. It governs how much built-up space you’re allowed to construct on a given plot, and is directly linked to your saleable area, project timeline, and return on investment.
With DCPR 2034, a unified code for Mumbai’s development, the rules of the game have evolved. Developers must now understand which regulation applies—whether it’s 30(A), 33(7B), 33(9), or 33(20B)—to determine the maximum FSI they can unlock. Below is the table that gives a quick view on maximum permissible FSI allowed in each scheme (Section) for Residential/Commercial zones. Please note that it is also dependent on road width abutting the plot, FSI used on existing plot and few other parameters. The below table does not consider fungible compensatory area or Fungible FSI.
Maximum Permissible FSI
| Maximum Permissible FSI | |||
| Section | Subject | City | Suburb |
| 30(A) | 3 | 2.5 | |
| 33(1) | Additional FSI to Religious building | 3.5 | 3 |
| 33(2) | Buildings of Medical and Educational Institutions and Other Institutional Buildings covered under Regulation (2) (IV) (17) (g): (of Govt./MCGM or public authorities or of registered public charitable trusts or of medical institutions run on cooperative basis established for charitable purposes) | ||
| Medical Institutions | 5 | 5 | |
| Educational and Other insitutions | 4 | 4 | |
| 33(3) | Buildings of Government/MCGM/Statutory Bodies, Semi-Government and PSU Offices | 5 | 5 |
| 33(3)(A) | Development/Redevelopment for construction of staff quarters of Govt. or its statutory bodies (including CISF) or MCGM or its statutory bodies, on lands belonging to such Public Authorities | 4 | 4 |
| 33(3)(B) | Development/Redevelopment for construction of staff quarters of Govt. or its statutory bodies (including CISF) or Municipal Corporation of Greater Mumbai or its statutory bodies on private lands. | 4 | 4 |
| 33(4) | Building of Residential Hotels on independent plot | 5 | 5 |
| 33(5) | Development / Redevelopment of Housing Schemes of Maharashtra Housing & Area Development Authority (MHADA) | 4 | 4 |
| 33(6) | Reconstruction of buildings destroyed by fire or which have collapsed or which have been demolished under lawful order | 3 | 2.5 |
| 33(7) | Reconstruction or redevelopment of cessed buildings in the Island City by Co-operative Housing Societies or of old buildings belonging to the Corporation: | 3 or Rehab + Incentive FSI (whichever is more) | NA |
| 33(7)(A) | Reconstruction or redevelopment of dilapidated/unsafe existing authorized tenant occupied building in Suburbs and extended Suburbs and existing authorized non-cessed tenant occupied buildings in Mumbai City. | 3 or Rehab + Incentive FSI (whichever is more) | 2.5 or Rehab + Incentive FSI (whichever is more) |
| 33(7)(B) | Additional FSI for Redevelopment of existing residential housing societies excluding buildings covered under regulation 33(7) and 33(7)(A) | ||
| 33(9) | Reconstruction or redevelopment of Cluster(s) of Buildings under Cluster Development Scheme(s)(CDS) | 4 or Rehab + Incentive FSI (whichever is more) | NA |
| 33(9)(A) | Regulations for Dharavi Notified Area (DNA) | ||
| 33(9)(B) | Reconstruction or redevelopment of Cluster of BDD chawls at Naigaon, Worli, N.M.Joshi Marg and Shivdi under Urban Renewal Scheme(s). | ||
| 33(10) | Redevelopment for Rehabilitation of Slum Dwellers | 4 or Rehab + Incentive FSI (whichever is more) | 4 or Rehab + Incentive FSI (whichever is more) |
| 33(10)(A) | Slum Rehabilitation Scheme within Dharavi Notified Area (DNA) for Dharavi Redevelopment Project (DRP): | 4 | NA |
| 33(11) | Provisions relating to Permanent Transit Camp tenements for Slum Rehabilitation Scheme: | 4 | 4 |
| 33(12) | Redevelopment of contravening structures included in the Final Plot of a Town Planning (TP) Scheme and Removal and re-accommodation of tolerated structures falling in the alignment of road | ||
| 33(12)(A) | Redevelopment of contravening structures included in the Final Plot of a TP Scheme. | Exising + Incentive FSI (Overall FSI of new plot shall not exceed 4.0) | Exising + Incentive FSI (Overall FSI of new plot shall not exceed 4.0) |
| 33(12)(B) | Removal and re-accommodation of tolerated /protected structures falling in the alignment of road | ||
| 33(13) | Buildings of Information Technology Establishments | 5 | 5 |
| 33(13)(A) | Buildings of Smart Fin Tech Centre | 4 | 4 |
| 33(14) | Shifting of cattle sheds outside Greater Mumbai | 1.33 times basic FSI | 1.33 times basic FSI |
| 33(15) | Development of land earmarked for the MHADA/Mill Workers Housing under Regulation No 35 | 4 | 4 |
| 33(16) | Reconstruction/Redevelopment in Gaothan/ Koliwada/Adiwasi pada area – | 2 | 2 |
| 33(17) | Buildings of Bioechnology Establishments | 5 | 5 |
| 33(18) | Development of Multi Storey Public Parking Lots (PPL) | 4 | 4 |
| 33(19) | Additional FSI for Commercial user development in Central Business District (CBD) or plot situated in Residential or Commercial Zone or Independent plot converted in Residential or Commercial Zone from Industrial zone: | 5 | 5 |
| 33(20) | Affordable Housing (AH)/Rehabilitation & Resettlement (R & R) | ||
| 33(20)(A) | Development or redevelopment of plots earmarked/reserved for AH/R&R on the lands of MCGM/Govt./Appropriate Authority | 4 | 4 |
| 33(20)(B) | Development of AH/R&R on private plot or plot of authority other than Govt./MCGM/Appropriate Authority | 4 | 4 |
| 33(21) | Development and Redevelopment of Municipal Market/ Public Amenities by MCGM/Government | ||
| 33(21)(A) | Development and Redevelopment of Municipal Market | 5 | 5 |
| 33(21)(B) | Public Amenities by MCGM/Government | 5 | 5 |
| 33(21)(C) | For ongoing proposals of redevelopment of Municipal Markets undertaken by the Developers appointed by Association of Municipal market licensees | 5 | 5 |
| 33(22) | Regulation for Exhibition-cum-Convention Centers in MCGM Area | 4 | 4 |
| 33(23) | Transit oriented development (TOD) | 7 | 7 |
| 33(24) | Reconstruction or redevelopment of tenanted buildlngs belonging to MHADA, building constructed under slum clearance scheme by MHADA and tenanted buildlngs belonging to the Municipal Corporation of Greater Mumbai in the Island City | Rehab + Incentive FSI | Rehab + Incentive FSI |
| 33(25) | Building of Students and/or Working Women Hostel | 5 | 5 |
Explore LandWise by Archonet.
Know what’s possible before you buy.
Tags
real estate development
Scheme comparison