If you own a 400 sq yds plot in Hyderabad and are planning to build a house or apartment, one of the most important questions is: how many floors can be constructed on a 400 sq yds plot in Hyderabad? The answer depends on several factors such as the plot location, road width, zoning regulations, and the Floor Area Ratio (FAR) or Floor Space Index (FSI) set by the Hyderabad Metropolitan Development Authority (HMDA) and Greater Hyderabad Municipal Corporation (GHMC). This article will explain everything you need to know in simple, easy-to-understand language.
Understanding Plot Size and Building Rules
A 400 sq yds plot is a common size for residential development in Hyderabad. The number of floors you can build on this plot is not fixed; it depends on the FAR (Floor Area Ratio) or FSI (Floor Space Index) allowed for your area. FAR/FSI is a regulation that determines the total built-up area you can construct on your plot.
What Is FAR/FSI?
FAR (Floor Area Ratio) or FSI (Floor Space Index) is calculated as:FAR/FSI=Total Built-Up Area of All FloorsPlot AreaFAR/FSI=Plot AreaTotal Built-Up Area of All Floors
For example, if your plot is 400 sq yds and the allowed FAR is 2.0, then the total built-up area you can construct is:400×2.0=800 sq yds400×2.0=800 sq yds
If each floor is about 400 sq yds, then you can build two floors. If the FAR is higher, you can build more floors.
How Many Floors Are Allowed on a 400 Sq Yds Plot?
The maximum number of floors you can build on a 400 sq yds plot in Hyderabad is generally three to four floors, depending on the zone, road width, and building type. Here’s a breakdown:
- Residential Plots: Usually, the allowed FAR is between 1.5 and 2.5 in most residential zones. This means you can build up to two or three floors on a 400 sq yds plot.
- Commercial Plots: The FAR can be higher, up to 3.0 or more, allowing for three to four floors.
- Road Width: If your plot abuts a road wider than 12 meters, you may get a higher FAR, allowing more floors.
- Cluster Housing: For cluster or group housing, there are specific rules allowing up to five floors with certain open space requirements.
Real-World Example
Let’s say your 400 sq yds plot is in a typical residential zone with an allowed FAR of 2.0. This means you can build:400×2.0=800 sq yds total built-up area400×2.0=800 sq yds total built-up area
If each floor is 400 sq yds, you can build two floors. If you reduce the floor area per floor, you can build more floors. For example, if each floor is 200 sq yds, you can build four floors.
Key Factors That Affect Floor Count
- Location: Different zones in Hyderabad have different FAR/FSI rules.
- Road Width: Wider roads allow higher FAR and more floors.
- Building Type: Residential, commercial, and mixed-use plots have different FAR limits.
- Setbacks: You must leave a certain distance from the boundary, which affects usable floor area.
- Cluster/Group Housing: Special rules allow more floors if you develop as a group.
How to Check Your Plot’s FAR and Floor Limit
To know the exact number of floors you can build on your 400 sq yds plot, you should:
- Check the zoning regulations for your area.
- Use the TS-bPASS portal to find the FAR/FSI for your plot.
- Consult a registered architect or builder for an accurate plan.
Step-by-Step Guide to Building Approval in Hyderabad
- Check Zoning: Find out if your plot is in a residential, commercial, or mixed-use zone.
- Calculate FAR: Use the formula above to find the total built-up area allowed.
- Design Your Building: Plan the number of floors and their sizes.
- Apply for Permission: Use the TS-bPASS portal to apply for building permission.
- Submit Documents: Provide all required documents and drawings.
- Wait for Approval: Once approved, you can start construction.
Common Mistakes to Avoid
- Ignoring Setbacks: Not leaving enough space from the boundary can lead to rejection.
- Exceeding FAR: Building more than the allowed FAR can result in penalties.
- Wrong Floor Count: Assuming you can build more floors without checking the rules.
Why Follow These Rules?
Following the building rules ensures your construction is legal, safe, and hassle-free. It also helps maintain the city’s infrastructure and quality of life.
FAQs
How many floors can be built on a 400 sq yds plot in Hyderabad?
Generally, you can build up to three or four floors, depending on the FAR/FSI allowed for your plot and location.
What is FAR/FSI?
FAR/FSI is the ratio of the total built-up area of all floors to the plot area. It determines how much you can build on your plot.
How is FAR calculated?
FAR is calculated by dividing the total built-up area of all floors by the plot area.
Does road width affect the number of floors?
Yes, wider roads allow higher FAR, which means you can build more floors.
Can I build more floors if I surrender land for road widening?
Yes, you may get extra floor rights if you surrender land for road widening or other public purposes.
What documents are needed for building permission in Hyderabad?
You need a site plan, building drawings, land documents, and other details as required by TS-bPASS.
Is there a difference between residential and commercial plots?
Yes, commercial plots usually have higher FAR, allowing more floors.
Can I build a basement on my 400 sq yds plot?
Yes, basements are allowed, but they count towards the total built-up area.
What is the minimum setback for a 400 sq yds plot?
Setbacks depend on the zone and road width, but generally, you need to leave 1.5 to 3 meters from the boundary.
Where can I check the FAR for my plot?
You can check the FAR on the TS-bPASS portal or consult a registered architect.
For more information on plots for sale in Hyderabad and expert advice on building rules, visit plotsforsalehyd.in. Karna Raju is a real estate expert with over 5 years of experience in Hyderabad’s property market. He helps buyers find the best plots and guides them through the legal and construction process. His team provides personalized advice, ensuring your investment is safe and profitable.
