TL;DR
- FSI (Floor Space Index) is the ratio of total built-up area to plot area; Karnataka's statutes use the term FAR (Floor Area Ratio).
- Bangalore residential FAR ranges from 1.75 to 3.25 depending on road width and zone under the Zonal Regulations of RMP-2015.
- The Premium FAR scheme (gazetted 21 February 2025) lets owners buy additional FAR by paying a premium charge linked to guidance value.
- The Karnataka High Court upheld the constitutional validity of the Premium FAR scheme on 15 June 2026.
- FSI/FAR is codified in Zonal Regulations, not a standalone act; verify with your city corporation under GBA before construction.
- Balconies under 2m projection and stilt parking are typically FAR-exempt; enclosed parking counts toward FAR.
What is FSI in Real Estate India?
FSI, or Floor Space Index, is the ratio of a building's total covered floor area across all storeys to the area of the plot on which it stands. In Karnataka, the statutory term is FAR (Floor Area Ratio), and the two mean the same thing. In most Indian metros the permissible ratio is above 1, which is why multi-storey construction exists rather than single-storey buildings covering the entire plot, though several cities still set base ratios at or close to 1.
Full Form and Basic Definition
Floor Space Index is the official full form. In practical terms, FSI tells you how much built-up area a plot is legally allowed to support. A plot with an FSI of 2.5 can have a total built-up area 2.5 times its land area spread across multiple floors.
What counts toward FSI varies by jurisdiction. Balconies are generally exempt from FSI calculations up to roughly 2 metres of projection, provided they are open on at least two sides. Stilt parking is typically FSI-exempt if it meets the local stilt height definition, commonly under approximately 2.4 metres clear height. Enclosed above-ground parking structures not meeting the stilt definition are typically FSI-counted.
Why FSI Matters for Property Owners
FSI directly affects your property's development potential and resale value. A plot with higher permissible FSI can support more floors, more units, or larger commercial space, which translates to higher revenue in a redevelopment scenario. Conversely, if your building was constructed decades ago at a lower FSI than the plot now permits, you may have redevelopment upside.
Many owners illegally enclose exempt balconies or convert stilt parking into rooms after occupancy, which violates FSI rules and can trigger enforcement action. If you are buying a resale flat, verify that the building's sanctioned plan matches the current bye-laws; older buildings may have been constructed under outdated FSI norms.
How is FSI Calculated in Bangalore?
FSI Calculation Formula
The formula is straightforward: FSI equals Total Built-up Area divided by Plot Area. If your plot is 1,000 square metres and the building has a total built-up area of 2,500 square metres across all floors, the FSI is 2.5.
What counts as "built-up area" is where complexity enters. FSI calculation treatment of basements, balconies, staircases, and parking is jurisdiction-specific. In Bangalore, the permissible FAR bands themselves come from the Zonal Regulations accompanying RMP-2015, while definitional matters such as built-up area, setbacks, and stilt height draw on the Bangalore Mahanagara Palike Building Bye-Laws, 2003. Where the two conflict, Karnataka courts have held that the Revised Master Plan-2015 and the Zoning Regulations effective 25 June 2007 take precedence for plans sanctioned after that date. Always verify exemption caps and definitions with the relevant city corporation or a registered architect, because exemption definitions can change between notifications.
Practical Examples for Bangalore Properties
Residential FSI in Bangalore is road-width-driven, not simply zone-driven. Here are the indicative base FAR bands under the Zonal Regulations of RMP-2015:
| Abutting road width | Indicative base FAR | Approx. ground coverage |
|---|---|---|
| Less than 12 metres | 1.75 | 60% |
| 12 to 18 metres | 2.25 | 60% |
| 18 to 24 metres | 2.50 | 55% |
| 24 to 30 metres | 2.75 | 55% |
| Above 30 metres | 3.25 | 50% |
Commercial properties follow broadly similar road-width slabs and are often loaded with Premium FAR, while mixed-use corridors receive additional relaxation. General industrial plots carry an indicative base FAR of approximately 1.0 to 1.5. Confirm the exact band for a specific survey number with the town-planning wing of the relevant city corporation, since overlays can override the table above.
How Much FSI is Allowed in Bangalore?
Permissible FSI for a specific survey number depends on road width, zone classification, and any overlay (heritage, lake buffer, CRZ, airport height-restriction zone) affecting that plot. The base FAR ranges from 1.75 on narrow roads to 3.25 on roads over 30 metres for residential use, which is the maximum permissible base FAR under the current Bengaluru master plan.
Transit-Oriented Development (TOD) zones along Namma Metro corridors allow higher ratios, reported at up to approximately 4.0 FAR; confirm the applicable figure against the current TOD policy notification for your corridor. Beyond the base band, owners can purchase additional FAR through the Premium FAR scheme, gazetted in February 2025.
FSI Rules and Regulations in Bangalore 2026
Current FSI Norms by Zone
FSI/FAR in Bangalore is codified through the Zonal Regulations that accompany Bengaluru's master plan, issued under the Karnataka Town and Country Planning Act, 1961 (KTCP Act). There is no separate FSI Act; the concept is codified through the Zonal Regulations.
The Revised Master Plan (RMP)-2015 was prepared by the Bangalore Development Authority and sanctioned by the Government of Karnataka in 2007, with its Zoning Regulations effective from 25 June 2007. The "2015" in the name refers to the plan's horizon year, not the year of approval. RMP-2015 remains the legally operative master plan.
RMP-2031 is not merely awaiting approval. The state government withdrew its provisional approval in July 2020, and BDA scrapped the draft entirely in November 2020 to begin the exercise afresh, invalidating the 13,046 public objections filed against the earlier version. No successor master plan has been notified as of 2026.
In September 2025, BBMP was dissolved and replaced by the Greater Bengaluru Authority (GBA), an apex coordinating body chaired by the Chief Minister. GBA was established on 15 May 2025 and became fully operational on 2 September 2025, with a jurisdictional area of roughly 712 square kilometres. Five city corporations (North, South, East, West and Central Bengaluru) now handle day-to-day civic functions, including Khata, property tax, and local approvals.
FSI/FAR is administered via the relevant city corporation's town-planning wing under GBA oversight, following the same RMP-2015 bands plus the 2025 Premium FAR overlay. Older documents and many current articles still refer to BBMP out of habit despite the administrative transition.
What Changed in 2025 and 2026
The Premium FAR scheme was gazetted on 21 February 2025 under Gazette Notification No. UDD 78 MNJ 2024 (E), inserting a new chapter into the Zonal Regulations of RMP-2015 after Chapter 10. It operates under Section 15 of the KTCP Act, 1961.
The scheme was challenged in the Karnataka High Court. On 15 June 2026, a Division Bench upheld its constitutional validity, holding that the state has the authority under the KTCP Act to implement Premium FAR and that the scheme does not offend Article 14 or Article 300A. Following the judgment, the scheme applies across the five city corporations under GBA and elsewhere in the state.
A further amendment effective 5 February 2026 extended TDR benefits to plots abutting roads between nine metres and under 12 metres, a band previously excluded.
What Does FSI Mean in Practice?
The premium charge for purchasing additional FAR is calculated as 50% of the guidance value of the developed site for the additional notional sital area, subject to a floor: the charge per square metre of additional built-up area must not be less than 28% of the developed-site guidance value per square metre. Guidance value is the government's notified minimum property valuation used for stamp duty, taken as on the date the Utilisation Certificate is issued.
Premium FAR is capped and cannot exceed 40% of the permissible FAR, with a further 20% available through TDR. The additional FAR available varies by road width, with wider roads attracting higher entitlement. Upon premium payment, owners receive a revised sanctioned plan reflecting the enhanced FAR.
Actual outlay therefore scales with guidance value and the FAR increment sought, and can run into tens of lakhs or more for an individual plot. Ask the city corporation for a written assessment for your specific survey number rather than relying on published ballpark figures.
What This Means for You
Before you buy, build, or redevelop, verify FSI/FAR figures with your city corporation under GBA, with BDA, or with a registered architect. Do not rely on a seller's claim or an old sanctioned plan. A plot's frontage road width matters more than whether it is labelled residential or commercial on paper.
If you own an ageing apartment complex, redevelopment may be worth exploring, particularly for buildings 35 to 40 years old or more. Karnataka has proposed a Flat (Ownership and Management) Bill covering redevelopment consent thresholds; confirm its current status and the applicable consent percentage before acting on it, as the bill was still proposed rather than enacted at the time of writing. Compensation or redeveloped-unit entitlement in demolition or redevelopment scenarios is generally calculated proportionate to UDS (Undivided Share).
Buyers should check the current bye-law text rather than assume FSI exemption numbers are frozen. Regulations evolve, and what was exempt five years ago may now count toward FSI.
