Understanding Floor Space Index (FSI) and Premium FSI in Tamil Nadu/Chennai: Regulations, Calculations, and Benefits 1

Understanding Floor Space Index (FSI) and Premium FSI in Tamil Nadu/Chennai: Regulations, Calculations, and Benefits

Last Updated on 2 weeks by ChennaiRealties

Floor Space Index

The Tamil Nadu Government has notified the new Development and Building Rules, in 2019. It is applicable for the whole of Tamil Nadu. Its known as Tamilnadu Combined Development and Building Rules, 2019.

Floor Space Index (FSI) is a crucial factor in regulating construction activities in urban areas, governing the maximum permissible construction area on a given plot of land. In Tamil Nadu, the FSI regulations are defined by the Tamil Nadu Combined Development and Building Rules, 2019. . After the enactment of these Rules, FSI norms are the same for the whole of Tamil Nadu

These rules categorize buildings as High Rise and Non-High Rise, with specific FSI limits and exemptions. Understanding FSI and its implications is essential for both property developers and buyers. This article provides insights into the calculation of FSI, exemptions, the influence of achievable FSI on property value, Premium FSI and the benefits of increased FSI in Chennai.

Calculation of Constructable Area:

The FSI determines the maximum floor area that can be constructed on a given plot. In Tamil Nadu, for non-high-rise buildings with a height up to 18.30 meters, the maximum FSI allowed is 2. This means that the total plinth area one can construct is twice the area of the plot. For instance, if the plot area is 2400 square feet, the total plinth area of all floors that can be constructed is up to 4800 square feet. However, achieving the allowed FSI may not always be possible due to factors such as road width, and setback space requirements.

The Definition of FSI:

FSI is a regulatory tool used by the government to control and manage construction activities. In the Tamil Nadu Combined Development and Building Rules, FSI is defined as the quotient obtained by dividing the total covered area on all floors, excluding exempted areas, by the plot area, which includes the exclusive passage. The formula to calculate FSI is as follows:

FSI = Total covered area on all floors / Plot area

Exemptions from FSI norms:

Certain areas are exempted from FSI calculations as per the rules. These include spaces such as staircase rooms, lift rooms, passages to them, architectural features, elevated tanks, and specific WC areas. Additionally, exemptions apply to parking floors, servants’ or drivers’ facilities, watchman booths, and caretaker rooms. These exemptions aim to streamline FSI computations and accommodate necessary amenities without impacting the overall FSI value.

Premium FSI:

Premium FSI is an additional floor space index that can be obtained by paying a premium fee to the government. It encourages vertical growth in metropolitan areas like Chennai, where land scarcity is a significant concern. Premium FSI is determined based on the road width parameter, and higher FSI values can be granted upon payment of the corresponding premium charges.

Rates applicable for computation of Premium FSI charges are as follows:

The charges for Premium FSI are collected at a rate of 50% of the guideline value for the additional FSI area beyond the normally permissible limit for non-high-rise buildings. For high-rise buildings, the charges are collected at a rate of 40% of the guideline value for the excess FSI area. In cases where a site has multiple survey numbers, the maximum guideline value is taken into consideration.

Premium FSI near Metro Lines:

The Tamil Nadu government has announced a 50% discount on premium Floor Space Index (FSI) charges for properties located within 500 meters of the Metro Line projects. The discount was introduced through an amendment to the Tamil Nadu Combined Development and Building Rules. The Comprehensive Mobility Plan proposes an FSI of 2.5 along all the proposed metro corridors. The second phase of the metro rail project will connect various areas of the city, including suburbs in the south and north. Real estate developers welcome the decision, as it is expected to boost real estate activity, reduce project costs, and increase new office space availability and residential projects along the metro corridor. However, experts emphasize the need for proper infrastructure development to support the increased FSI and ensure the quality of life and environmental conditions are not adversely affected.

Benefits of Increased FSI:

Increasing the FSI not only allows for the construction of new buildings with larger floor areas but also facilitates the redevelopment of existing properties. This higher FSI has led to a surge in redevelopment activities, benefiting both property owners and developers. Redeveloping properties constructed under previous FSI norms enables optimal utilization of available space, resulting in improved living standards and increased profitability for stakeholders.

Achievable FSI Affects the Value of the Property:

The achievable FSI on a property can significantly impact its market value. Properties with wider abutting roads and proper shapes offer the potential to achieve higher FSI, thereby allowing the construction of more floor area. Such properties command higher prices due to their greater income potential. Conversely, properties with narrow roads or limited frontage may face limitations in achieving the full FSI, which can impact the profitability and value of the land.


Understanding Floor Space Index (FSI) is crucial for individuals involved in property development and investment in Chennai. The FSI regulations outlined in the Tamil Nadu Combined Development and Building Rules, 2019, play a vital role in determining the maximum constructable area and influencing property values. By considering the exemptions, premium FSI options, and the benefits associated with increased FSI, stakeholders can make informed decisions and navigate the evolving landscape of urban development in Chennai.

Also Read: Setback Spaces: Understanding the Norms for Building Plan Approval in Tamil Nadu

பொறுப்பு துறப்பு:இந்தக் கட்டுரையில் உள்ள விவரங்கள், கல்வி மற்றும் தகவல் நோக்கங்களுக்காக மட்டுமே. இது சட்ட ஆலோசனை அல்லது நிதி ஆலோசனைக்காக தரப்படவில்லை. இதில் உள்ள தகவல்களை அடிப்படையாகக் கொண்டு எந்த முடிவுகளையும் எடுப்பதற்கு முன்பு, வாசகர்கள் தங்கள் சொந்த சுதந்திரமான ஆராய்ச்சியை மேற்கொள்ளவும், நிபுணர்களுடன் கலந்தாலோசிக்கவும் அறிவுறுத்தப்படுகிறார்கள்.-Ed

Disclaimer: The information contained in this article is for educational and informational purposes only. It is not intended to be legal or financial advice. Readers are advised to do their own independent research and consult with professionals before making any decisions based on the information in this article-Edit


30 responses to “Understanding Floor Space Index (FSI) and Premium FSI in Tamil Nadu/Chennai: Regulations, Calculations, and Benefits”

  1. Ganapathi avatar

    Plot are 3600 sq feet, 30 feet road. Annanagar ,Chennai .
    How many floors allowed and what is allowed FSI.

  2. SRIDHARAN avatar

    what is the FSI in Cenatoph Road 2nd Lane? Plot size is 3000 Sqf Ft, front road size is 50ft and side road is 35 ft.
    At present there are 8 flats in 4 floors each having 750 sqft. Is it possible to construct new flat by demolishing this with higher Sqft for each one. (9445002649; ssridharanntpc@gmail.com)

    1. Saravanan c avatar
      Saravanan c

      We have 20ft road already constructed 12 plots in 48240 sqft.its below road now .if we want to go for redevelopment as a joint venture how many floors can be built now.please need some reply

  3. R VASANTHA KUMAR avatar

    What is FSI for Rajakilpakkam,Chennai 73. Plot is on 30 ft wide road.
    This area is coming under Tambaram corporation limit

  4. S.sasikumar avatar

    Hi sir

    Sq 60x 40 …. 30 feet Road Valasaravakkam, Radha avenue, i want details, FSI , How many floor & Height

    Pls Tell me sir

    1. jagadish a avatar
      jagadish a

      2.2 fsi stilt plus 3

  5. Maheswaran avatar

    We have Flat to reconstruct in 120ft ECR Road What will be FSI?

    1. Land 84000 Sq
      Road 60 fit
      How many FSI Allowed regular
      Primium fis?
      How many floors ?
      Floor wise sq?
      Set back?

      1. jagadish a avatar
        jagadish a

        3.25 fsi premium
        architech plans based on can work upto stilt +8

  6. Narayanan avatar

    30×60 =1800 sqft
    20 feet Road
    Residential location
    Old house to be demolished and Re build a new Home ..
    G+2 or G+3 allowed for construction?
    What is the Maximum sqft allowed for construction?.. Plot located at Chennai

  7. VEERAPPAN avatar

    Sir ,
    I have 4000 sq.ft plot area in Kodambakkam Chennai. How much sq.ft allowed to build in that plot . How much FSI allowed and how many sq.ft includes super area like flats. Thanks

    1. based on feet road and frontage. 2fsi is allowable can include extra 12% from 2fst. for avg upto 24feet road

  8. We have an apartment with 4 flats. Two flats are 2bhk and two flats are 3 bhk. On the plot admeasuring around 3700 sq ft with front road of 30 ft in Anna Nagar.
    How much can be FSI and are owners supposed to get new flats having the same carpet area if not more than that?

  9. Thyagarajan avatar

    What is the FSI allowed for a 3600 sqft plot having 20 feet road in front

  10. Ismailgani avatar

    Sir, near my home residence area, Tambaram West, 3000 sqf. area construction going on without spaces to neighbouring home, please advise how many feet space should keep. Thanks

  11. I have a plot measuring 2310 sq ft with 30 feet road at No.14 Tansi Nagar, Velachery Chennai 42. Kindly let me know the permissible FSI

    1. Asbarkhan avatar

      Premium FSI 3.6 eligible for this plot. Further details please call 9962224101 and send me your exact location also..

  12. M.Paramanandan avatar

    I hv a building in 2400 sft plot. I want to leave 15 ft width in ground follow for cark parking.15 x 40 ft. It is a Stilt plus 2 floor building. What could the width of the 2nd floor construction. Present FSI is 1.4 only. Pl.reply.

  13. 24 feet road
    40 feet frontage
    93 feet depth
    total area is 3790 sq.ft.
    what is the FSI limit allowed?

  14. 20 feet road width,infront of plot how many floors building can possible to construct.
    30 feet road width, infront of plot how many floor building can possible to construct.
    40 feet road width, and 60 feet road also.
    approximately plot area 60 ft x 40 ft = 2400 sqft.

  15. I am living in 36, Akbarabad First St and the builder wilfully built a unauthorised 2BHK Flat in the stilt floor and 18′ X 18′ studio flat in the open terrace illegally. Due to illegal construction now the builder lost the concession of stilt floor and the building becomes 4floor apartment.

  16. Tanveer avatar

    sir i am having 1800 sqft with B35 X L 56 Road 23 ft .what is current FSI limit for apartment contruction in Polichallur chennai 600074 india

  17. Karunagaran M avatar
    Karunagaran M

    Sir, I am having a breadth of 22 feet and 100ft in length. Could you suggest the best possible area to utilize the ground floor, first floor and second with setbacks. As my plot breadth is very small how can I arrive the setback area. Please explain.

  18. A Sampath Kumar avatar
    A Sampath Kumar

    Sir…The new building rules doesn’t say anything about exclusion of balcony for FSI calculation

    1. S.Balachandran avatar

      Dear Thiru Sampathkumar,

      balcony is not covered area. It is an open area. Covered area means contents inside are not visible to see from outside. The contents in balcony are visible to any opposite flat residents. Hence balconies are not covered areas and hence they are not to be included in the FSI calculation.

  19. PG .Chandrasekaran avatar
    PG .Chandrasekaran

    13.75 feet road,5000sqf land,how much build sqf

  20. G. Sankaran avatar
    G. Sankaran

    G.Sankaran i am having 2500 SQ.Ft with breath of 35 feet and length in 70 feet road. what current fsi limit for residendial building construction

  21. smt vasantha sundaram avatar
    smt vasantha sundaram

    my aunty having land of 3600 sqft at ramakrishna st, next to sai baba mandir, perambur, the road width is 33 feet, what is the fsi now at present if she goes for construction, upto how many floors, please reply

  22. Ajit Kumar Chordia, president, CREDAI Chennai, says FSI rules need reform and ongoing discussions with government officials are aiming at higher FSI in premium areas.

    1. Shanmugam avatar

      My land size is 95ft length
      35 ft breath. Road width 120 ft.
      How many sq ft and how many floors can be achieved.

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