Urban Development Control and Promotion Regulations (UDCPR) govern development across Maharashtra outside Mumbai. For developers operating in growth corridors, Tier 2 cities, industrial belts, and emerging IT clusters, UDCPR schemes are not just regulatory clauses—they are value multipliers.
Much like how Section 33 of DCPR 2034 shapes redevelopment feasibility in Mumbai, Chapters 6 and 7 of UDCPR play a decisive role in determining land potential, permissible FSI, project typology, and overall project viability.
UDCPR covers all Municipal Corporations like Thane (TMC), Kalyan Dombivli (KDMC), Mira Bhayandar (MBMC), Vasai Virar (VVMC), Navi Mumbai(NMMC), Pune (PMC), Pimpri Chinchwad(PCMC), Nashik, Nagpur, Kolhapur, etc (except MCGM,MIDC, NAINA, JNPT, Chikaldhara notified area, Eco sensitive/eco fragile regions), CIDCO areas, all Municipal Councils (except Hill stations and Lonavla), Nagar Panchayats and regional plan areas.
This blog breaks down the most used UDCPR schemes from a feasibility-first perspective—highlighting what each scheme enables, where it works best, and the risks developers must factor in early. With LandWise, developers can now compare all applicable regulations, analyse FSI potential, get approval costs and compute financial feasibility across each of the applicable regulations — in just minutes, not weeks.
Let’s decode some of the key UDCPR 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: 6 | 7(4) | 7(6) | 7(7) | 7(8) | 7(12) | 7(13)
6 (6.1, 6.3): Base UDCPR 2020
Applicability: All plots, maximum potential varies depending on their location, zoning, and road width. This scheme defines base permissible FSI applicable to residential, commercial, and mixed-use developments under UDCPR. This forms the foundation on which all premium FSI, TDR, or incentive FSI is layered. Acts as the starting point for all land feasibility analysis.
Max Permissible FSI: upto 3.00 in congested as well as non-congested areas (including premium FSI and TDR, but excluding 60% – 80% ancillary FSI)
Pros:
- Base regulation applicable for any type of development
- Lower regulatory risk and faster approvals
- Ideal for greenfield projects where existing tenements are not re-accommodated
Cons:
- Limited upside without add-on schemes
- No free of cost incentive for redevelopment, thus sub-optimal for redevelopment/ rehabilitation projects
- May not justify high land acquisition cost in prime zones
LandWise Insight:
For easy reference, we have segregated authority wise FSI details from table no. 6A and table no. 6G and combined congested (C) and non-congested (NC) area in same table as below:
As per 6.14 provision, in case of residential building having height more than 30.0 m., recreational floor of upto 4.5 m and open on all sides may be allowed and shall not be counted in FSI; however, ancillary constructions like changing room, washroom, etc. shall be computed in FSI.
7(4): Development / Redevelopment of MHADA Housing Schemes
Applicability: Applicable for development & redevelopment of notified MHADA layouts. This regulation allows higher development potential for projects undertaken by CHS or lessee or MHADA itself, typically for affordable or rehabilitation housing.
Max FSI: upto 3.00 on gross plot area except amenity reservation area (excluding 60% or 80% ancillary FSI)
Pros:
- Government-backed housing demand
- Often coupled with density-driven planning and standardized unit typologies
- 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 (Table no 7-C)
Cons:
- Strict unit sizing and beneficiary conditions (EWS / LIG, MIG and HIG)
- Administrative delays in layout approvals
- Corpus fund to be created by developer for maintenance of new buildings under Rehab Component
- In case of balance FSI after accounting for rehabilitation & incentive components, up to 70% needs to be shared with MHADA
LandWise Insight:
- Peripheral urban areas with demand for affordable housing
- Infra charge at rate of 7% of RR on FSI over and above basic FSI admissible
7(6): Old Dilapidated/Dangerous Buildings
Applicability: Designed to incentivize redevelopment of structurally unsafe or aging buildings (more than 30 years) – Cooperative housing societies or tenanted buildings
Max FSI: upto 3.00 on gross plot area except amenity reservation area (excluding 60% or 80% ancillary FSI)
Pros:
- Additional entitlement up to 30-50%, subject to min of 300 sq.ft. for existing residential tenements
- Strong social and municipal support
- Improves urban safety and infrastructure
Cons:
- Corpus fund is to be created by developer for maintenance of building for a period of 10 years
- Complex stakeholder management
- Temporary relocation costs
- Phasing challenges
LandWise Insight:
- Core city areas with aging housing stock will suitable for this regulation.
- Joint redevelopment with multiple owners
Click here to read blog on Regulations under Section 33 of DCPR 2034
7(7): EWS / LIG Housing
Applicability: Provides FSI incentives when developers allocate a portion of development to Economically Weaker Section (EWS) or Low-Income Group (LIG) housing.
Max FSI: As per 6 (6.1 or 6.3), depending on road width
Pros:
- Premium and TDR FSI shall be charged at 15% of Land RR
- 10% of basic FSI allowed for commercial use
- Positive ESG and policy alignment, Faster policy clearances
Cons:
- Lower revenue per sq ft
- Monitoring and compliance burden
- Tenements size upto 50 sq.m carpet area only, 40% of such tenements shall have carpet area between 27.88 and 30 sq.m
LandWise Insight:
- Mixed-income housing/township developments
- Works best when land cost is moderate
7(8): IT / ITES Development
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 4.0 subject to road width (excluding 80% ancillary FSI)
Pros:
- Higher FSI than standard commercial, Lower vacancy risk in strong micro-markets
- Infrastructure support from authorities
- No amenity space is required to be left for development
Cons
- High initial capex
- Dependence on IT sector cycles
- Lease-driven cash flows instead of upfront sales
LandWise Insight:
If plot is in Res/Industrial zone, premium is charged at rate of 10% of Land RR; whereas in CBD (commercial business district) at rate pf 25% of Land RR. Best suitable for plots in Peripheral city zones and Transit-connected locations
7(10): Incentive for Green Building
Applicability: Any building within the municipal area, CIDCO as Planning Authority by Virtue of NTDA
Max FSI: 3-7% incentive on basic FSI subject to green rating (GRIHA/ IGBC/ LEED/ the ASSOCHAM GEM)
Pros:
- Pre certification awarded from the empanelled agency
Cons:
- If committed rating is not achieved by final occupancy, a penalty shall be imposed at the rate 2 times of Land RR for the incentive FSI
LandWise Insight:
Should consider precertification and take advantage of incentive FSI if design would be having green building concepts
7(12): Buildings of Smart FinTech Center
Applicability: Plots in Residential / Commercial / Industrial zone which have been approved by the Directorate of Information Technology
Max FSI: Up to 4.0 subject to road width (excluding 80% ancillary FSI)
Pros:
- Encourages high-density, high-value employment zones
- No amenity space is required to be left for development of plot/land up to 2 Ha for Smart Fin Tech Centre
- For additional FSI up to 200% over and above the basic permissible FSI, premium is charged at concessional rate of 20% of Land RR
Cons:
- Minimum 85% of total proposed BUA (excluding parking area) shall be permitted for core business of FinTech
- In case of misuse, 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:
Best suited for Metro-influenced corridors and large master-planned developments
7(13): 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 80% ancillary FSI)
Pros:
- Additional Premium FSI over and above the permissible FSI as per 6(3) up to 5.0 FSI can be availed at 50% of RR
- Provision of Inclusive Housing is not applicable for development in CBD under 7(13)
Cons:
- Residential development under 7(13) is restricted to 30% of the permissible FSI under 6(3).
- No residential development is allowed using the additional Premium FSI availed under 7(13)
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.
14(2): Transit Oriented Development (TOD)
Applicability: For plots partially/ fully within 500m of proposed RTS/ Metro Rail station/ Monorail Station/ BRTS corridors in Pune Municipal Corporation (PMC), Pune Metropolitan Region Development Authority area (PMRDA), Nagpur Metro Rail Corridor (NMRC), BRT Corridor in Pimpri-Chinchwad Municipal Corporation (PCMC)
Max FSI: Up to 4.0 subject to plot area and road width (excluding 60-80% ancillary FSI)
Pros:
- Can be used as an add-on to any scheme to increase the overall potential of any plot, where applicable
- Amenity open space, inclusive housing and development cess are not applicable
- Provision of inclusive housing not applicable in TOD zone
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:
Premium for additional FSI is charged at 30-35% of Land RR, depending on tenement sizes
Why Early Feasibility Matters
Each UDCPR scheme impacts:
- Maximum permissible FSI
- Project typology
- Capital requirement
- Risk profile and returns
Developers who compare schemes early, model multiple scenarios, and test sensitivity on sale prices and costs consistently outperform intuition-led decisions.
Closing Thought
UDCPR is not just a rulebook—it is a strategic framework. Developers who treat regulations as design constraints miss opportunities. Those who treat them as feasibility levers build scalable, resilient portfolios.
Understanding these schemes is the first step. Applying them intelligently is what separates average projects from exceptional ones.
The LandWise Advantage — Turning Regulation into Real Returns
Instead of manually decoding each clause, LandWise lets you:
- Compare applicable UDCPR schemes in minutes.
- Generate FSI statements, approval costs, and financial summaries instantly.
- Visualize sensitivity analysis and profitability across multiple schemes.
- Run multiple iterations for infinite number of projects under consideration
- Take confident go/no-go decisions before committing capital
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 SRK’s Shree Amrit CHSL’s Redevelopment