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December 2023
<aside> <img src="https://prod-files-secure.s3.us-west-2.amazonaws.com/2df93aac-bfa8-4407-8a0f-fb03db36f6b4/29d84082-dc2a-4d48-81f0-43ca59d4f080/317750_linkedin_icon_(1).png" alt="https://prod-files-secure.s3.us-west-2.amazonaws.com/2df93aac-bfa8-4407-8a0f-fb03db36f6b4/29d84082-dc2a-4d48-81f0-43ca59d4f080/317750_linkedin_icon_(1).png" width="40px" /> Viswateja Krottapalli
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I recently attended one of my friend daughter’s birthday party at his home in Hyderabad. Its a 4 year old expensive apartment in one of the top floors of a high rise society with 1200+ flats spread across multiple towers and a laundry list of amenities. I was amazed by the level of facilities which are inside the compound, but then my friend highlighted the catch. Despite the impressive amenities, they were consistently overcrowded due to the high number of residents. This situation highlighted the overlooked aspect of real estate decision-making: the sufficiency of facilities and open spaces in proportion to the number of people living in the society.
Story sounds familiar ? Many of us often compare criteria such as location, size, amenities, and SFT price while buying a flat and don’t pay a lot of attention to sufficiency of facilities and open space for the number people living in the society. Knowing this would help the buyer make right purchase decision. Floor Space index(FSI) is one such metric which is useful to measure ratio of constructed space to open space.
FSI, or Floor Space Index, quantifies the ratio of the total built-up area of a building to the total area of the plot on which the building stands. Simply put, it determines the maximum permissible area that can be constructed on a specific piece of land. This metric plays a significant role in urban planning as it directly impacts the density of the built environment. A higher FSI allows for more development on a given plot of land, which can result in increased density and potential congestion.
$$ FSI = Total Built up Area / Total Plot Area $$
From : https://www.proptiger.com/guide/post/fsi-in-10-cities-of-india. Floor Area Ratio(FAR) and Floor Space Index(FSI) are one and the same
Across different cities, FSI limits typically range from 2 to 4, and it is a regulated metric often governed by local municipal corporations to balance vertical development and open space.
Hyderabad stands out with no fixed FSI. Unlike other cities in India, where FSI is regulated and capped, Hyderabad allows developers to construct buildings without any limitations on FSI.
This unique policy has both advantages and concerns. On one hand, unlimited FSI promotes vertical growth, enabling high-rise buildings with significantly higher FSIs to accommodate more people and businesses within a smaller land area. This efficient utilization of land can potentially help address housing shortages in densely populated areas. However, the unlimited FSI policy also presents challenges. The strain it puts on existing infrastructure, such as roads, water, and sewage systems, can lead to congestion and reduced quality of life for residents.
Furthermore, unlimited FSI can compromise the overall quality of life for residents by leading to overcrowding, limited open spaces, and reduced access to sunlight and ventilation. These factors directly impact the physical and mental well-being of residents, raising significant questions about the livability of the premises.
Planning to buy or already bought a property in RERA registered residential society in Hyderabad ?
check the interactive visualization below to find FSI of your society
https://public.tableau.com/views/Hyderabad_FSI/FSIStory?:language=en-US&publish=yes&:display_count=n&:origin=viz_share_link
<aside> 📌 For the techno buff in you, all the data for the visualization is scraped from Telangana RERA website using Python Requests library. You can find the code from GitHub. The visualization is created using Tableau public service. The data is subjected to the correctness of source i.e. Telangana RERA website
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Analyzing data from the Telangana Real Estate Regulatory Authority (RERA) website provides valuable insights into the reality on the ground. This Interactive visualizations on FSI distribution by different areas in Telangana reveal that Hyderabad and surrounding districts such as Medchal, Ranga Reddy, and Sanga Reddy host multiple residential complexes with FSIs exceeding 4. Notably, many societies built by reputed builders like Aparna and My Home also exhibit FSI greater than 4.
Hyderabad, Medchal, Ranga Reddy & Sanga Reddy top the list with multiple building with FSI more than 5
FSI details from one of the most reputed builders in Hyderabad — Aparna Constructions
FSI details from one of the most reputed builders in Hyderabad — My Home
Considering FSI alongside other parameters when making a purchase decision for a flat is crucial. When all other factors stack up equally, a lower FSI should be preferred. By taking FSI into account, buyers can ensure that the living environment is balanced and conducive to a high quality of life.