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How many PAP tenements (DCPR 2034 Reg. 30(A) + 33(20)(B)) or PTC tenements (Reg. 33(11)) a Mumbai plot gives — from its plot area, its location and the road it fronts.
2,000 m² · 21,528 ft² of built-up area, handed to MCGM.
- 30(A) · road 18 m – 27 m
- 1.00 + 0.50 + 0.90 = 2.40
- 30(A) built-up area
- 6,000 m²
- 33(20)(B) cap · road 18 m+
- 4.00
- 33(20)(B) FSI · cap − 30(A)
- 4.00 − 2.40 = 1.60
- Tenements · 50% of 33(20)(B)
- 2,000 m²
- Sale · 50% of 33(20)(B)
- 2,000 m²
- Total on the plot
- 10,000 m²
An estimate: each tenement counts 33.45 m² of built-up area (27.88 m² carpet × 1.2), without fungible FSI. The original notifications and your approval prevail. Read the 33(20)(B) guide
How it's worked out
PAP · 30(A) + 33(20)(B) — on the gross plot
- 130(A) first: zonal + premium + TDR for the road width (Table 12, beside).
- 2The 33(20)(B) cap: 3.0 from a 12 m road, 4.0 from an 18 m road.
- 333(20)(B) FSI = the cap − the 30(A) FSI.
- 4That × the gross plot; 63% (Island City) or 50% (suburbs) goes to the tenements; ÷ 33.45 m² = tenements.
PTC · 33(11) — on the net plot
- 1The cap: 3.0 from a 12 m road, 4.0 from an 18 m road.
- 2Additional FSI = the cap − the zonal FSI (1.33 Island City, 1.00 suburbs).
- 3That × the net plot; 63% or 50% goes to the tenements; ÷ 33.45 m² = tenements.
Regulation 30(A) · Table 12
Residential / commercial FSI by road width: zonal + additional on payment of premium + admissible TDR.
| Road | Zonal | Premium | TDR | 30(A) FSI |
|---|---|---|---|---|
| 27 m and above | 1.33 | 0.84 | 0.83 | 3.00 |
| 18 m – 27 m | 1.33 | 0.73 | 0.64 | 2.70 |
| 12 m – 18 m | 1.33 | 0.62 | 0.45 | 2.40 |
| 9 m – 12 m | 1.33 | 0.50 | 0.17 | 2.00 |
| under 9 m | 1.33 | 0.00 | 0.00 | 1.33 |
| Road | Zonal | Premium | TDR | 30(A) FSI |
|---|---|---|---|---|
| 27 m and above | 1.00 | 0.50 | 1.00 | 2.50 |
| 18 m – 27 m | 1.00 | 0.50 | 0.90 | 2.40 |
| 12 m – 18 m | 1.00 | 0.50 | 0.70 | 2.20 |
| 9 m – 12 m | 1.00 | 0.50 | 0.50 | 2.00 |
| under 9 m | 1.00 | 0.00 | 0.00 | 1.00 |
The 33(20)(B) and 33(11) cap is 3.0 from a 12 m road and 4.0 from an 18 m road. Neither scheme applies where the zonal FSI is below 1.00 or in Special Development / Green Zones; 33(11) also excludes reserved land. Read the 33(20)(B) and 33(11) guides for the full rules.
Questions, answered
- How are PAP tenements worked out with 30(A) + 33(20)(B)?
- On the gross plot area. Regulation 30(A) Table 12 gives the plot its FSI for the road it fronts — zonal FSI + additional FSI on payment of premium + admissible TDR. 33(20)(B) takes it up to its cap (3.0 on a 12 m road, 4.0 on an 18 m road): its FSI is the cap minus the 30(A) FSI, shared 63% / 37% (Island City) or 50% / 50% (suburbs) between the tenements and sale.
- How are PTC tenements worked out under 33(11)?
- On the net plot area (the plot less land handed over for reservations, amenities, DP roads and regular lines). The plot may use FSI up to 3.0 on a 12 m road or 4.0 on an 18 m road; the FSI above the zonal FSI (1.33 Island City, 1.00 suburbs) is shared 63% / 37% or 50% / 50% between the tenements and sale.
- What road width does a plot need?
- At least 12 m for either scheme. On a road of 18 m or more the cap rises from 3.0 to 4.0.
- Is the result exact?
- No — it is an estimate. Each tenement counts 33.45 m² of built-up area (27.88 m² carpet × 1.2), without fungible FSI. The government may change the premium / TDR split of 30(A); the original notifications and your approvals prevail.
Find PAP‑PTC near your plot
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