Short answer
What is FAR, and what is the difference from FSI? FAR, floor area ratio, is the total covered area on all floors of a building divided by the plot area. The Model Building Bye-Laws 2016 use FAR and do not define FSI. Many Indian sources use FSI for the same idea. The limit for your plot is set by the master plan or zonal plan of your state or city, so check it with your local authority.
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FAR and FSI appear on almost every plot plan and in almost every article about building rules. The two names are often used as if they were one thing. This page explains what the model rules say, what they leave out, and who sets the limit for your plot. It gives no FAR or FSI values, no city limits and no plot sizes.
What is FAR?
FAR stands for floor area ratio. The Model Building Bye-Laws 2016 define it in clause 1.1: it is “the quotient obtained by dividing the combined covered area (plinth area) of all floors, excepting areas specifically exempted under these regulations, by the total area of the plot.” In short:
FAR = total covered area on all floors ÷ plot area
| Term | What the model text says | Where it is defined |
|---|---|---|
| FAR (floor area ratio) | Total covered area on all floors divided by plot area | Clause 1.1 |
| Covered area | Ground area covered immediately above plinth level, less some spaces | Clause 1.1 |
| FSI (floor space index) | Not defined in the model text | Not in clause 1.1 |
Two parts of that definition need explaining.
- Covered area is “the ground area covered immediately above the plinth level covered by the building”. The definition then leaves out some spaces, such as a garden, a tank, drainage fittings such as a gutter or chamber, a compound wall, a gate, a canopy, and an uncovered staircase open on at least three sides and to the sky. The full list is in the clause.
- Plot area is the area of the plot. The model text defines a plot as “a parcel or piece of land enclosed by definite boundaries.”
The ratio is a way of saying how much floor a building may have for a given plot. A ratio of one means the total floor area equals the plot area. The number that applies to your plot is not in the model text. It comes from the rules for your place, as explained below.
What is FSI?
FSI stands for floor space index. The Model Building Bye-Laws 2016 do not define FSI. They use FAR only. Many Indian sources use FSI for the same idea, and some websites say the two names mean the same thing and only differ in how the number is written. Others describe them as different. This page does not settle that question. If your plan or your rules use one term, read how it is defined in those rules before you use it.
Who sets the limit for my plot?
The model text says that the limit comes from the master plan or zonal plan. Clause 1.0 says that “All mandatory Master Plan/Zonal Plan regulations regarding use, land use, coverage, FAR, set-back, open space, height, number of stories” apply to the building bye-laws. Clause 1.1 defines a master plan as one “approved and notified by the State Government.” The model text also says that the authority can be an urban local body, an urban development authority or another body “as notified by the State Government.”
So the model text does not give a FAR value for any city. States and cities set it, and it can change when their plans are amended. Ask your local authority for the current figure for your plot, and for the zone it falls in.
A worked example (concept, not a figure)
Suppose a plot of 1,000 sq ft and a building with a plinth area of 600 sq ft on the ground floor and 600 sq ft on the first floor. The covered area on all floors is 1,200 sq ft. The FAR is 1,200 ÷ 1,000 = 1.2. This figure counts all covered area. Any area exempted under the rules would lower it, and the limit for the plot must be checked. The example shows how the ratio works. It is not a rule for any place.
What mistakes should I avoid?
These points are practice, not code rules.
- Using a FAR from a website. Commercial pages quote numbers for cities that change. Get the figure from the authority.
- Counting the plot area wrongly. Plot area is the land inside the boundaries, not the built-up area on the plot.
- Forgetting the exempted spaces. The exemptions are in the rules for your place. Ask the authority which spaces are not counted.
- Assuming FAR and FSI always mean the same thing. Check the definition in your own rules.
Frequently asked questions
Is FAR the same as FSI?
The model rules use FAR and do not define FSI. Many Indian sources use the two names for the same ratio. Check the definition in your city’s rules before you rely on it.
Who gives me the FAR for my plot?
Your local authority, under the master plan or zonal plan. The model text leaves the value to the state and city.
Does a balcony or a parking space count in FAR?
That depends on the rules for your place. The model text excludes some spaces from covered area, but the full list and the conditions are in the rules. Ask the authority.
How do I convert a plot in cents or gaj into sq ft?
Use the land area units page. It gives the conversion for each unit. The FAR is then worked out on the plot area in square feet or square metres.
Related guides
- Building plan approval for a house: steps and documents
- Land area units in India: cent, guntha, gaj, marla, kanal, acre
This guide is general information. Read the disclaimer. Your local authority decides the FAR for your plot and whether your plan is approved.
Sources
General information only. It is not a structural design or professional advice. Ask a licensed structural engineer or architect to check your plans and site.