Maharashtra TDR, premium FSI & fungible/ancillary cost calculator
In Mumbai (under DCPR 2034) and across Thane, Pune, Navi Mumbai, Kalyan-Dombivli, Nashik and Nagpur (under UDCPR 2020), a project's buildable area is stacked across Basic FSI, Paid Premium FSI, TDR loading and 35% to 60% Fungible or Ancillary FSI. Because municipal FSI premiums and TDR acquisition must be paid before plinth and upper-floor Commencement Certificates (CC), sizing this outlay — and how much your construction lender will fund — is critical before signing a development agreement.
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How this is calculated
Sub-total BUA = Plot Area × (Basic FSI + Premium FSI + TDR FSI)
Total BUA = Sub-total BUA × (1 + Fungible/Ancillary %)
Total Outlay = (Premium Area × ASR × Premium %) + (TDR Area × ASR × TDR %) + (Fungible Area × ASR × Fungible %) + Other Charges
- FSI Stacking: Basic FSI, Paid Premium FSI and TDR FSI are multiplied by the net plot area (in sq.m) to arrive at the base built-up area, on top of which Ancillary/Fungible FSI (%) is calculated.
- Conversion: Total built-up area in sq.m is multiplied by 10.7639 to show total buildable sq.ft and approval cost per sq.ft.
- Lender vs Promoter Split: Shows how much upfront promoter equity is required when a Construction Finance lender funds 50% to 70% of statutory premiums and DRC purchases.
Not a credit decision or tax/legal opinion. Figures are indicative and based on your inputs; confirm final sanction terms, tax applicability and statutory notifications with your lender, insurer or Chartered Accountant.
Questions people ask
How are Paid Premium FSI and Fungible/Ancillary FSI priced in Maharashtra?
Both are priced as a percentage of the Ready Reckoner (Annual Statement of Rates — ASR) land rate per sq. metre. Under UDCPR 2020, Paid Premium FSI is typically charged at 35% of the ASR land rate, while in Mumbai under DCPR 2034 residential Fungible FSI is charged at 50% (and 60% for commercial).
Do banks and NBFCs fund TDR purchase and municipal FSI premiums?
Specialized real estate NBFCs and project finance banks fund 50% to 75% of approved municipal FSI premium instalments and registered TDR (DRC) purchases as part of the sanctioned project cost, once promoter equity margin and title clearances are in place.
How is sq. metres converted to sq. feet?
1 sq. metre equals 10.7639 sq. feet.
Need construction finance covering FSI premiums & TDR?
We structure construction and redevelopment finance (₹5 crore to ₹500 crore) with milestone disbursements aligned to municipal premium instalments and DRC transfers.
FSI caps, road-width slabs, premium percentages of ASR and ancillary/fungible rules depend on the specific planning authority, zone and scheme under UDCPR 2020 or DCPR 2034. Lenders, regulators and government offices apply their own rules and may round or calculate differently; their figures prevail. Biz Corp Solutions arranges funding through partner banks, NBFCs and financial institutions, and lenders decide sanction, rates and terms. Last reviewed 23 October 2026.