What is FSI and How is it Calculated in Dholera?
Floor Space Index (FSI) is the mathematical ratio of the total built-up floor area of a building to the physical area of the plot:
$$\text{FSI} = \frac{\text{Total Built-up Floor Area}}{\text{Total Plot Area}}$$
For example, on a commercial plot of 1,000 square yards with an allowed FSI of 3.0, the maximum total floor space you can construct across all levels is 3,000 square yards (excluding basements used for parking or utility rooms).
DSIRDA FSI & Building Height Limits Matrix
The table below outlines the FSI limits, maximum heights, and premium FSI charges across Dholera SIR’s primary development zones:
| Land Use Zone | Base FSI Allowed | Maximum Premium FSI | Maximum Building Height | Setback & Road Width Rules |
|---|---|---|---|---|
| Residential (Low Density) | 1.5 | 1.8 | 15 meters | Minimum 12m road; 3m setbacks |
| Residential (High Density) | 1.8 | 2.5 | 25 meters | Minimum 18m road; 4.5m setbacks |
| Commercial Core (CBD) | 2.5 | 4.0 | 50 meters | Minimum 30m road; 6m setbacks |
| Transit-Oriented Zone (TOD) | 3.0 | 5.0 | 70+ meters | Minimum 45m road; 9m setbacks |
| Industrial Zone | 1.8 | 3.0 | 35 meters | Minimum 30m road; 9m setbacks |
Guide to Purchasing Premium FSI
Developers looking to maximize height and floor area can purchase “Premium FSI” directly from DSIRDA:
- Eligibility check: Premium FSI is only available for plots facing roads of 18 meters or wider in designated zones.
- Application: Submit building blueprints and calculations showing the proposed extension to the DSIRDA online planning portal.
- Payment: Pay the premium charges (calculated as a percentage of the prevailing government jantri rates for the region).
- Clearance: Once approved, the municipal authority issues the revised Commencement Certificate (CC) showing the updated built-up allowance.
This system guarantees that high-density projects are concentrated along wide corridors, preventing municipal congestion.
Frequently Asked Questions
1. Does basement parking count towards the FSI limit?
No. Under DSIRDA building regulations, basements used strictly for parking, mechanical rooms, or utility installations are excluded from FSI calculations.
2. What is the premium charge for purchasing extra FSI?
Premium FSI charges are calculated based on a formula linked to the government jantri rate of the plot. The charge typically ranges from 20% to 40% of the land value for the additional FSI area.
3. Can FSI be transferred from one plot to another in Dholera SIR?
No. FSI is linked directly to the specific plot and its accessing road width. Dholera SIR does not operate a Transferable Development Rights (TDR) market for individual plot transfers.
Disclaimer: This article is published by the editorial team at Dholera Acres for informational purposes only. It does not constitute formal financial, legal, or investment advice. While every effort has been made to verify the town planning regulations, FSI rules, and infrastructure timelines with official DSIRDA and DICDL publications, land investments are subject to market risks. Readers are strongly advised to perform independent legal due diligence and consult certified property advisors before making any transaction in Dholera SIR.
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