FAR in Gurgaon: FSI rules, plot slabs, group housing (2026)
Floor Area Ratio (FAR), called FSI in other states, controls how much built-up area you can construct on a plot in Gurgaon. This is the full rulebook under HBC 2017 - the applicable slabs by plot size, group housing norms, basement and stilt exemptions, and how to calculate buildable area.
In Gurgaon, residential plot FAR under HBC 2017 is 2.00 for plots up to 300 sq yd, 1.80 for 301-420 sq yd, 1.70 for 421-600 sq yd and 1.60 above 600 sq yd. Group housing FAR ranges 1.75 to 2.50. Basement for parking/services and one stilt floor are exempt from FAR calculation.
Residential plot FAR in Gurgaon (HBC 2017)
| Plot size | Permissible FAR |
|---|---|
| Up to 250 sq m (approx 300 sq yd) | 2.00 |
| 251 to 350 sq m (approx 300 to 420 sq yd) | 1.80 |
| 351 to 500 sq m (approx 420 to 600 sq yd) | 1.70 |
| Above 500 sq m (above 600 sq yd) | 1.60 |
How to calculate buildable area
Formula: Buildable area (sq yd) = Plot area (sq yd) × permissible FAR.
Buildable area: 500 × 1.70 = 850 sq yd (approx 7,650 sq ft)
Typical configuration: Stilt (parking, FAR-exempt) + 4 habitable floors of ~2,000 sq ft each, plus terrace.
What counts and does not count toward FAR
Counts toward FAR:
- All habitable floors (ground + upper floors)
- Habitable basement (home office, gym for rent, guest room)
- Mezzanine floors
- Enclosed balconies above 2 metres depth
- Habitable terrace rooms (barsati) beyond permitted limits
Does NOT count toward FAR:
- Basement used for parking, services or storage
- One stilt floor used for parking
- Mumty (stair cover), lift room, water tank at terrace
- Open balconies within prescribed projection limits
- Open-to-sky courtyards
- Porticos and porches within setback-permitted dimensions
Group housing FAR in Gurgaon
Group housing projects licensed by DTCP typically carry FAR between 1.75 and 2.50 depending on the licence density band. Additional bonus FAR is available for:
- Green-building-certified projects (5-15% bonus under IGBC/GRIHA)
- Projects providing EWS/affordable housing components
- Projects on major corridors (Golf Course Road, Golf Course Ext Road, Dwarka Expressway)
Final permissible FAR is specified in the project licence conditions and the approved building plans. Buyers should independently verify FAR consumed against FAR permitted before taking possession or paying registration charges.
Related buyer guides
FAR Gurgaon · frequently asked
FAR (Floor Area Ratio) is the ratio of total built-up area to the plot area. If your plot is 500 sq yd and the permissible FAR is 1.80, you can construct 500 x 1.80 = 900 sq yd (or 8,100 sq ft) of built-up floor area across all floors. FAR is set by Haryana Department of Town and Country Planning (DTCP) and the HBC 2017 (Haryana Building Code).
For residential plots under HBC 2017, permissible FAR scales with plot size. Up to 250 sq m (300 sq yd): FAR 2.00. 251-350 sq m: FAR 1.80. 351-500 sq m: FAR 1.70. Above 500 sq m: FAR 1.60. These assume compliant setbacks, basement rules and ground coverage.
Group housing projects in Gurgaon typically have a FAR of 1.75 to 2.50 depending on licensable density, with additional FAR available for green buildings, EWS components, and projects along major corridors. Final permissible FAR is specified in the licence conditions issued by DTCP.
FAR (Floor Area Ratio) and FSI (Floor Space Index) refer to the same concept - the ratio of total built-up floor area to plot area. FAR is the term used in Haryana DTCP regulations; FSI is more commonly used in Maharashtra. In Gurgaon the applicable term is FAR.
Under HBC 2017, basement area used only for parking, services, or storage does NOT count toward FAR. Basement area used for habitable purposes (such as a home office, gym for rent, or guest room) does count. One stilt floor used for parking is also FAR-exempt.
A 500 sq yd (approximately 420 sq m) residential plot has permissible FAR of 1.70, allowing roughly 850 sq yd (7,650 sq ft) of built-up area. With a 65-70% ground coverage, this typically translates to Stilt + 4 habitable floors, each roughly 2,000-2,100 sq ft, plus a terrace room. Independent builder floors in DLF Phases 2-4 commonly follow this configuration.
Residential plots in Gurgaon typically have 65% to 70% ground coverage - the ratio of ground-floor built-up area to plot area. Group housing projects have lower ground coverage (often 25-35%) with the remaining area for landscaped open space, driveways and parking.
Haryana Department of Town and Country Planning (DTCP) and the Municipal Corporation of Gurugram (MCG) jointly approve FAR, building plans and setbacks. For private colonies, HSVP (Haryana Shahari Vikas Pradhikaran) and the colony license conditions apply. Any construction beyond approved FAR is treated as an unauthorised construction and attracts penalties.
Yes - DTCP offers paid FAR enhancements for certain plot categories subject to policy. Green-building-certified projects can claim bonus FAR of 5-15% under HBC 2017. Transferable Development Rights (TDR) are not currently commonly used in Gurgaon.
Construction beyond permissible FAR is unauthorised. Consequences include demolition order from DTCP/MCG, cash penalty, inability to obtain Occupancy Certificate (OC), blocked registration of sale, and in extreme cases attachment of the property. Buyers should verify approved building plans against actual built-up area before purchase.