UDCPR Land Feasibility Desk

A liaison architect's first-cut feasibility for any land in Maharashtra under UDCPR 2020: buildable potential, FSI loading plan, stamp duty on acquisition, and government challans.

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Land and project particulars

1. Jurisdiction
UDCPR does not apply in Greater Mumbai, MIDC, NAINA, hill stations and Lonavala.
2. Land
Nala, HT line strip, flood line
Used for PMC's water line charge
3. Proposed use and FSI loading
4. Rates
Open land rate from the IGR ready reckoner
For labour cess; PMC sheet figure
Residential is 1%
Not on PMC's tentative challan sheet. Enter 100 if your challan shows the charge doubled.
Residential is 1. Industrial is taken at 1.5.
Development charge rates are residential rates as levied by the sanctioning authority. The defaults match PMC's tentative challan sheet: land 0.5% residential and 1% commercial, building 2% residential and 4% commercial. Replace them if your authority's latest challan differs.
Market assumption, per sq m of TDR
Fire, water, drainage, NA tax, deposits
5. Acquisition
Rates in sections 4 and 5 reset to the usual defaults when you change the planning authority. Edit them if your sub-registrar or authority uses a different figure.

    FSI loading plan

    BasicPremiumTDRAncillary

    Inclusive housing

    UDCPR Regulation 3.8

    Government challans

    Payable to the planning authority and the State

    Acquisition cost

    Stamp duty is charged on the higher of agreed value and ASR value

    Total outlay before construction

    Approvals and liaison checklist

    Ticks are saved in this browser
    Rules and sources used
    • FSI by road width. UDCPR 2020 Table 6-G (non-congested) and Table 6-A (congested), as consolidated to January 2023. Municipal corporations use the 0.50 premium column; all other areas use 0.30.
    • Net and gross area. Reg. 3.9 and note (xiv) under Table 6-G: basic FSI on net plot after DP road, reservation and amenity space; premium FSI on the entire plot; TDR on gross plot less reservation (Reg. 11.2.7).
    • Amenity space. Reg. 3.5.1: nil up to 4,000 sq m; 5% of the area above 4,000 sq m up to 10,000 sq m; plus 10% of the area above 10,000 sq m. Area is taken after DP roads and reservations.
    • Recreational open space. Reg. 3.4.1: 10% where the area after roads and reservations is 0.4 ha or more.
    • Inclusive housing. Reg. 3.8: in corporations of 10 lakh population or more, group housing on 4,000 sq m or more builds EWS/LIG tenements equal to 20% of basic FSI, over and above the permissible FSI.
    • TDR. Reg. 11.2: 30% to 50% of the TDR loaded must be slum, urban renewal or amenity TDR where available; utilisation X = (Rg / Rr) × Y; no infrastructure improvement charge (Reg. 11.2.11).
    • Industrial. Table 6-H: basic FSI 1.00, premium FSI 0.40, no TDR, ancillary up to 80% of basic + premium.
    • Premium FSI. 35% of the ASR land rate per sq m of premium FSI area.
    • Ancillary FSI. Up to 60% (residential) or 80% (non-residential) of basic + premium + TDR. Premium 15% of ASR in Pune and Thane corporations, 10% elsewhere.
    • Development charges. MRTP Act s.124B, Second Schedule: statutory rates are 0.5% of ASR on the land area and 2% of ASR on built-up area for residential, and the Act allows a 100% increase where a metro project is notified. The rates are editable in section 4 so they can match what PMC, PCMC or PMRDA actually levies. The commercial and industrial multiples are assumptions to confirm with the authority.
    • Scrutiny fee. UDCPR Reg. 2.2.12: ₹5, ₹4 or ₹2 per sq m of built-up area by class of authority.
    • PMC tentative challan sheet. For PMC the land and building development charges, construction cost (₹24,200 residential, ₹36,300 commercial per sq m) and cess (1% residential, 1.5% commercial) follow PMC's AutoDCR calculation sheet. PMC's scrutiny circular of 29.01.2021 fixes the scrutiny fee under UDCPR at ₹5 per sq m of built-up area for every use, with no minimum or maximum, so the older ₹10 commercial rate and the ₹30,000 cap are not applied. PMC's Premium and Other Charges list adds industrial rates at one and a half times residential, and the water line charge of ₹3,640 per metre on a quarter of the plot perimeter. The balcony, staircase, passage, lift and terrace premiums on both documents are not used, because UDCPR counts those areas in FSI and replaces those premiums with ancillary FSI. PMC's LBT by floor is also left out; add it under other charges if it is billed.
    • Stamp duty. Maharashtra Stamp Act, Art. 25 conveyance; development agreements under Art. 5(g-a) carry the same rate. Registration fee 1%, capped at ₹30,000.
    • Not modelled. TOD and metro corridor FSI, Chapter 10 city-specific rules, redevelopment and SRA schemes, in-situ FSI for surrendered land, marginal distances, height and parking. These can raise or cut the buildable area.

    This is a first-cut estimate for deciding whether a land parcel deserves a detailed study. Regulations and rates are amended often. Have a licensed architect and the planning authority confirm every figure before you commit money.