Every greenfield or redevelopment project in Mumbai starts with one critical question — “How much FSI can I consume?”
Under the Development Control and Promotion Regulations (DCPR) 2034, the Floor Space Index (FSI) directly determines the buildable potential of land, influencing saleable area, project cost, and ultimately, profitability.
For real estate developers, liasoning architects, business development teams, or feasibility consultants, navigating the various regulations under Section 33 of DCPR 2034 can be both an opportunity and a challenge.
With LandWise, developers can now compare all applicable regulations, analyze FSI potential, and compute financial feasibility across each of the applicable regulations — in just minutes, not weeks.
Let’s decode some of the key DCPR regulations applicable for residential and commercial real estate development, highlighting their maximum permissible FSI, ideal applicability, pros and cons, LandWise insights — to help developers make informed, data-backed decisions.
Basic schemes: 30(A) | 33(4) | 33(5) | 33(7) | 33(7A) | 33(7B) | 33(9) | 33(9B) | 33(10) | 33(11) | 33(13) | 33(13A) | 33(16) | 33(19) | 33(20B) |
Add on schemes: 33(12B) | 33(18) | 33(23)
30(A): Base DCPR 2034
Applicability: All plots, maximum potential varies depending on their location, zoning, and road width.
Max Permissible FSI: Up to 3.0 in Island City and 2.5 in Suburbs (including premium FSI and TDR, but excluding 35% fungible FSI)
Pros:
- Base regulation applicable for any type of development.
- Ideal for greenfield projects where existing tenements are not re-accommodated.
- Relatively simpler and quicker approval process.
Cons:
- No free of cost incentive for redevelopment, thus sub-optimal for redevelopment/ rehabilitation projects.
LandWise Insight:
Max FSI permissible for industrial land parcels is 1.0, however, converting it to Residential/ Commercial can fetch extra FSI up to 3.0 against conversion charges (20% of RR/sq.m.)
33(4): Building of Residential Hotels on independent plot
Applicability: Only for hotels with limited commercial uses limited to 20% of Zonal FSI in addition to banquet halls, conference halls, etc.
Max FSI: Up to 5.0 subject to road width (excluding 35% fungible FSI)
Pros:
- Ideal for Hospitality projects
- 20% of additional FSI available can be used for Tourism support activities
Cons:
- 5% of rooms to be reserved for 30 days in a year for Govt bodies
- No condonation in parking requirements
LandWise Insight:
Additional FSI over and above the Zonal FSI is available at a concessional rate
33(5): Development/ Redevelopment of Housing Schemes of MHADA
Applicability: Applicable for development & redevelopment of notified MHADA layouts – check the full list here
Max FSI: Up to 4.0 for plot areas greater than 4000 sq.m and road width greater than 18m (excluding 35% fungible FSI)
Pros:
- Enhanced entitlement for existing tenements – up to 80% additional area for residential and 20% for commercial
- Free of cost Incentive FSI up to 70% depending on LR/ RC ratio
- Free fungible compensatory area of 35% on existing BUA.
Cons:
- In case of balance FSI after accounting for rehabilitation & incentive components, up to 70% needs to be shared with MHADA
- Administrative delays in layout approvals.
LandWise Insight:
In case of balance FSI, the remaining FSI can be entirely utilized for sale component by paying prescribed premiums
33(7): Redevelopment of Cessed buildings in Island City
Applicability: Cessed building existing prior to 30/09/1969 or unsafe/ 30+ years old buildings earlier constructed by MHADA under PMGP
Max FSI: Up to 3.0 or FSI required to accommodate existing tenants + Incentive FSI (excluding 35% fungible FSI)
Pros:
- Additional entitlement up to 15%, subject to min of 300 sq.ft. and max of 1292 sq.ft. for existing residential tenements
- Free of cost Incentive FSI up to 100% depending on LR/ RC ratio & number of plots
- Free fungible compensatory area of 35% on existing BUA
Cons:
- Only 20% of Incentive FSI can be used non-residential purposes
- Max potential reduces to 2.5 in case of buildings that are exempted from payment of cess.
LandWise Insight:
- Club 33(7) with 33(20B) to maximize the development potential and optimize the PAP component generated on plot under 33(20B).
- LandWise considers a mix of cessed and non-cessed structures.
- MCGM shall be the Planning Authority for the areas declared as slum on Municipal land existing prior to 01.01.2000 or date as notified by Govt.
33(7A): Redevelopment of (non-cessed) tenant occupied buildings
Applicability: Existing non cessed tenant occupied buildings in Island City and authorized tenant occupied buildings in Suburbs.
Max FSI: As per 30(A) or FSI required to accommodate existing tenants + incentive FSI (excluding 35% fungible FSI)
Pros:
- Additional entitlement up to15% for existing residential tenements
- Free of cost Incentive FSI up to 70% depending on number of plots
- Any balance FSI after accounting for rehabilitation & incentive components, can be utilized on plot at discounted premium
Cons:
- Only 20% of Incentive FSI can be used non-residential purposes
- Additional Cess of 5,000/sq.m.
- No new tenancy created after 13/6/96 shall be considered
LandWise Insight:
- Fungible compensatory area for rehab component shall not be used for free sale component. LandWise highlights in case the developer wants to charge existing tenements additional area at a discounted price.
- Club 33(7A) with 33(20B) to maximize the development potential and optimize the PAP component generated on plot under 33(20B).
33(7B): Redevelopment of Co-operative Housing Societies
Applicability: Authorized 30+ years buildings which are not covered under 33(7) and 33(7A), i.e. non cessed and non tenanted
Max FSI: As per 30(A) or FSI required to accommodate existing tenants + incentive FSI (excluding 35% fungible FSI)
Pros:
- Free of cost Incentive FSI, higher of 15% of rehabilitation component or 10sq.m./ residential tenements
- Free fungible compensatory area of 35% on existing BUA
Cons:
- Limited FSI compared to other schemes for redevelopment of Co-operative Housing societies 33(11), 33(20B), etc.
- Negotiation challenges among members.
LandWise Insight:
- LandWise automatically handles the cost item against Fungible compensatory area admissible on the existing authorised BUA (which is without charging premium) and the incentive additional BUA (which is by charging of premium).
- Club 33(7B) with 33(20B) to maximize the development potential and optimize the PAP component generated on plot under 33(20B).
33(9): Cluster Redevelopment
Applicability: Large, contiguous plots with an area of 4000 sq.m in Island city and 6000sq.m and more in Suburbs having access from at least 18m wide road
Max FSI: Up to 4.0 or FSI required to accommodate existing tenants + Incentive FSI (excluding 35% fungible FSI)
Pros:
- Makes large-scale redevelopment potential financially viable and enables integrated planning and infrastructure improvements
- Additional entitlement up to 35%, subject to max of 1292 sq.ft. for existing residential tenements
- Free of cost Incentive FSI up to 130% depending on LR/ RC ratio & plot area
Cons:
- Basic Carpet area of 35 sq.m to be provided to residential/residential cum commercial occupants, while for slum dweller it shall be 27.88 sq.m
- In case of balance FSI after accounting for rehabilitation & incentive components, up to 70% needs to be shared with MHADA
LandWise Insight:
- LandWise’s Scheme Comparison output allows developers to compare 33(9) with 33(7B) + 33(20B) combinations, highlighting which scenario yields better margins.
- In case of balance FSI, the remaining FSI can be entirely utilized for sale component by providing MHADA’s share at alternate plot
Click here to read blog on Puravankara’s ₹2,100 Cr Chembur Redevelopment
33(9B): Cluster Redevelopment of BDD chawls
Applicability: Cluster of BDD buildings at Naigaon, Worli, N.M.Joshi Marg and Shivdi under Urban Renewal Scheme
Max FSI: Up to 4.0 or FSI required to accommodate existing tenants + Incentive FSI (excluding 35% fungible FSI)
Pros:
- Each certified residential tenant/occupant to be rehabilitated with a carpet area of 46.45 sq.m, while for slum dweller, carpet area of 27.88 sq.m to be provided.
- Free of cost Incentive FSI up to 100% depending on LR/ RC ratio & plot area
- Enables integrated planning and infrastructure improvements
Cons:
- Lengthy approvals due to multiple stakeholders.
- Only 30% of the Incentive FSI can be used for non-residential purposes
- Higher upfront financing requirement.
LandWise Insight:
LandWise has a simple checkbox to enable FSI calculation for BDD chawls in the Island city. Users can compare the schemes and approval costs by saving multiple versions.
33(10): Redevelopment for Rehabilitation of Slum Dwellers (SRA)
Applicability: Notified Slums in Island city and suburbs.
Max FSI: Up to 4.0 or sum of rehab and incentive BUA whichever is more with minimum Tenement Density of 650/net ha.
Pros:
- All dwellers with the same carpet area of 27.88 sqm are easier for planning
- Free of cost Incentive FSI up to 135% of rehab component based on LR/RC ratio and plot area
- Can be clubbed with another plot and sale components can be interchanged.
Cons:
- Tedious approvals with higher upfront financing requirements
- Individual transit tenement of 14.5 sq.m to be provided on site or nearby vacant plot
- Developer shall have to pay premium as an unearned income Equal to 30% of sale value of interchanged BUA of Sale component
LandWise Insight:
Free of cost incentive FSI under 33(10) is applicable on rehabilitation component including area under passages and other amenities that are mandatory under 33(10). LandWise offers 33(10) specific FSI statement to account for other nitty-gritties of this regulation.
33(11): Permanent Transit Camp (PTC) for Slum Rehabilitation Scheme
Applicability: All plots, maximum potential varies depending on road width
Max FSI: Up to 4.0 subject to road width (excluding 35% fungible FSI)
Pros:
- Clubbing of plots with permanent transit component on a single plot and shifting sale component alongwith base FSI of the plot to other plots is allowed.
- Relaxations in the layout open space, parking and premiums for relaxation in open space as well as staircase premiums
Cons:
- 65% (Island City)/ 50% (Suburbs) of the additional FSI over and above the FSI to be handed over to SRA for PTC tenements
- For clubbing of plots, the developer has to pay as an unearned income equal to 40% of difference of sale value of shifted built up area of PTC component
LandWise Insight: LandWise’s approval cost summary helps in identifying the economical scheme between 33(11) and 33(20B)/ its combinations
Add-on Scheme 33(12B): Reaccomodation of Tolerated/ protected structures
Applicability: Removal of tolerated/protected structures falling in the alignment of road/ road widening
Max FSI: Up to 4.0 on plot abutting at least 12m wide road (excluding 35% fungible FSI)
Pros:
- Can be used as an add-on to any scheme to increase the overall potential of any plot (abutting at least 12m wide road) to 4.0 FSI
- Minimum carpet area of 27.88 sq.m or existing area to eligible occupants
- Free of cost Incentive FSI available up to 50% of the reaccommodated area
Cons:
- If such area is occupied by cessed structures and affected by road widening/DP Road, NOC from MHADA shall be insisted.
LandWise Insight:
LandWise is updated with the latest circulars/amendments. Users have the option to select and deselect such schemes.
33(13): Buildings of Information Technology Establishments / Data Centers
Applicability: Registered Public & Private IT/ITES Parks/ AVGC Parks/IT SEZs or IT Parks/ Data Centers or plots which have been approved by the Directorate of Industries
Max FSI: up to 5.0 subject to road width (excluding 35% fungible FSI)
Pros:
- Maximum 40% of total proposed Built-up area inclusive of such additional F.S.I may be permitted for support services
- Developer can provide Critical infrastructure for IT/ITES Industries / Data Centers at his own cost instead of paying premium
Cons:
- Stringent rules for the development
- In case of mis-use, per day Penalty equal to 0.3% of the prevailing RR value of the built-up area that has been found to be used for non-IT/ITES activities in IT Park/ Data Center
LandWise Insight:
No amenity space is required to be left for development of plot/ land up to 20,000 sq.m. for IT/ ITES/ Data Centers
33(13A): Buildings of Smart Fin Tech Centre
Applicability: Plots in Residential / Commercial / Industrial zone which have been approved by the Directorate of Information Technology
Max FSI: Up to 5.0 subject to road width (excluding 35% fungible FSI)
Pros:
- Up to 40% of total proposed area may be permitted for support services
- No amenity space is required to be left for development of plot/land up to 2 Ha for Smart Fin Tech Centre
- Additional FSI is available concessional premium of 40% of RR
Cons:
- Minimum 85% of total proposed BUA (excluding parking area) shall be permitted for core business of FinTech
- In case of mis-use, per day penalty equal to 0.3% of the prevailing RR value of the built-up area that has been found to be used for non-Fintech activities
LandWise Insight:
No amenity space is required to be left for development of plot/ land up to 20,000 sq.m. for Smart Fintech Center
33(16): Redevelopment in Gaothan/ Koliwada/ Adiwasi areas
Applicability: Redevelopment of any property in gaothan/koliwada/adiwasipada
Max FSI: Up to 5.0 subject to road width (excluding 35% fungible FSI)
Pros:
- FSI of 1.5 for roads between 6m and 9m, additional FSI of 0.5 for commercial use if road width is equal to or greater than 9m.
Cons:
- Upper cap of 2.0 FSI makes it less lucrative for developers
LandWise Insight:
Consumed FSI in the existing buildings is permitted irrespective of the FSI cap
Add-on Scheme 33(18): Development of Multi Storey Public Parking Lots (PPL)
Applicability: All plots with abutting road width of at least 18m
Max FSI: Up to 4.0 on plot abutting at least 18m wide road based on plot area (excluding 35% fungible FSI)
Pros:
- In case of the development/redevelopment of Municipal plots under 33(7) additional FSI of 1.00 over and above the prescribed limit is allowed under 33(18)
- Paid Incentive FSI of 50% of the area of Public Parking Lot is allowed to be utilized within the above prescribed limit
Cons:
- Not applicable on plots below 1000 sq.m.
- Public Parking shall be limited to G+4 and three basements
- Sub-optimal for plots with height restrictions
LandWise Insight:
For development/ redevelopment of Municipal owned /tenanted / leasehold plots, premium shall be calculated at 1/6th the normal rate
33(19): Commercial Development
Applicability: Commercial user development in CBD or plot situated in Residential or Commercial Zone or Independent plot converted in Residential or Commercial Zone from Industrial zone
Max FSI: Up to 5.0 subject to road width (excluding 35% fungible FSI)
Pros:
- Additional Premium FSI over and above the permissible FSI as per 30(A) up to 5.0 FSI can be availed at 50% of RR
- Provision of Inclusive Housing is not applicable for development in CBD under 33(19)
Cons:
- Residential development under 33(19) is restricted to 30% of the permissible FSI under 30(A).
- No residential development is allowed using the additional Premium FSI availed under 33(19)
LandWise Insight:
Developers can test built-to-sell or built-to-rent models for commercial feasibility and see how rent yield affects IRR through LandWise + FinWise integration.
33(20B): Development of Affordable Housing (AH)/ Rehabilitation & Resettlement (R&R)
Applicability: Private plot or plot of authority other than Government/ MCGM/ Appropriate Authority
Max FSI: Up to 4.0 subject to road width (excluding 35% fungible FSI)
Pros:
- Can be combined with other regulations like 30(A), 33(7), 33(7A) or 33(7B) to enhance the overall potential of the plot up to 4.0 FSI
- Relaxations in the layout open space, parking and premiums for relaxation in open space as well as staircase premiums
Cons:
- 65% (Island City)/ 50% (Suburbs) of the additional FSI over and above the FSI to be handed over to MCGM for PAP tenements
- For clubbing of plots, the developer has to pay as an unearned income equal to 40% of difference of sale value of shifted built up area of AH/ R&R component
- The offsite infrastructure charges at the rate of 7% of RR for BUA beyond Zonal (basic) FSI shall be payable
LandWise Insight:
Club 33(20B) with 30(A) or 33(7) schemes to optimize the PAP component generated under 33(20B). LandWise’s scheme comparison helps identify optimal combinations for maximum FSI consumption.
Add-on Scheme 33(23): Transit Oriented Development (TOD)
Applicability: For plots partially/ fully within 500m of proposed Metro Rail station/ Monorail Station (currently applicable only on Aqua Line/ Mumbai metro Line 3)
Max FSI: Up to 7.0 subject to plot area and road width (excluding 35% fungible FSI)
Pros:
- Can be used as an add-on to any scheme to increase the overall potential of any plot to 7.0 subject to plot area and road width
- Amenity open space, inclusive housing and development cess are not applicable
Cons:
- Parking in the TOD zone shall be provided up to 50% of the regular parking requirement, thereby reducing the overall parking count.
- In case less than 50% of the plot fall under TOD zone, additional TOD FSI benefits are applicable only on the part of the plot falling under TOD zone
LandWise Insight:
Currently applicable to Metro stations falling Metro Line 3/ ‘Aqua Line’ in Island City as well as suburbs
The LandWise Advantage — Turning Regulation into Real Returns
Instead of manually decoding each clause, LandWise lets you:
- Compare applicable DCPR schemes in minutes.
- Generate FSI statements, approval costs, and financial summaries instantly.
- Visualize sensitivity analysis and profitability across multiple schemes.
Developers using LandWise save weeks of feasibility work — and can now make faster, data-driven decisions before committing to land acquisition or redevelopment negotiations.
Recommended Reading:
Case Study — Shree Amrit Society Redevelopment, Bandra
To see how LandWise can be used to analyze multiple DCPR schemes and select the most profitable path for redevelopment, check out our recent blog on Shree Amrit CHSL’s Redevelopment