Regulation 33(20)(B): PAP (AH/R&R) tenements on private land

FSI: up to 4.0, split between tenements and sale

The plot's FSI may go up to 4.0 when the owner builds AH/R&R tenements on non-reserved, non-designated land and hands them to MCGM. The additional FSI above the zonal (basic) FSI is divided between the tenements and a sale component:

• Worked on the plot area excluding land handed over for reservations, existing amenities, DP roads and regular lines.
• Not available where the zonal FSI is below 1.00, or in Special Development Zones / Green Zones.
• Applies to already-developed plots too, and can be combined with Regulations 30(A), 33(6), 33(7), 33(7)(A) and 33(7)(B) — within the maximum FSI of the combination.

The tenements

• Carpet area: at least 27.88 m² each (or as the Government decides), sized for EWS / LIG / MIG; the Municipal Commissioner may allow larger tenements within the Housing Department's limits.
• Built-up area is taken as 1.2 × carpet area, including amenities and facilities.
• The plans must mark them “to be handed over to MCGM”, and the owner declares the intention at the start.
• Where shifted, at least 10 tenements go in one building, and completed tenements handed over must be no more than 7 years old (from their commencement certificate).

When the sale FSI is released

• Additional FSI is released in step with the tenements' built-up area — in proportion 1 sale : 1 AH/R&R area — and the full sale area only after every tenement is handed over.
• Alternatively, TDR can be issued for the unused sale component, with 20% of it held back until the tenements are handed over.
• The Occupation Certificate for the sale portion follows the free handover of the tenements to MCGM.
• Off-site infrastructure charges: 7% of the ASR land rate (for FSI 1.0) on built-up area beyond the zonal FSI.

Clubbing and shifting the tenements

The tenement component doesn't have to stay on the plot that earned it. It can be built on another plot in the same municipal ward, an adjoining ward, or within 5 km — either by clubbing schemes (all right holders apply jointly) or, for PAP tenements, with the Municipal Commissioner's permission to shift them.

• Clubbing: several plots (one or many owners) apply jointly and put the AH/R&R component on one plot, moving the sale component and base FSI to the others — only if the result is an independent plot, building or wing handed to the planning authority.
• Shifting (with the Municipal Commissioner's permission): either pay unearned income of 40% of the difference in sale value of the shifted built-up area at ASR, or hand over built-up area of equal ASR value at the new plot.
• Equal value is worked out as: BUA at plot B = BUA at plot A × (Ready Reckoner rate at A ÷ Ready Reckoner rate at B).
• Premium is paid in two stages: 50% at the IOA and 50% at the commencement certificate for the incentive FSI — or settled by surrendering equivalent sale BUA valued at ASR.

Note

This is a plain-English summary of the regulation as amended to 30 June 2026, not legal advice. The original notifications prevail — check them, and your approvals, before relying on any figure.

Questions, answered

What is the maximum FSI under Regulation 33(20)(B)?

Up to 4.0 on plots on roads of 18 m or more (3.0 on 12 m roads), when AH/R&R tenements are handed over to MCGM free of cost.

How is the additional FSI split under 33(20)(B)?

In the Island City, 63% for the tenements and 37% for sale; in the suburbs and extended suburbs, 50% each.

What is the minimum size of a PAP tenement?

A carpet area of 27.88 m² (about 300 ft²), or as decided by the Government; built-up area is taken as 1.2 times the carpet area.

Can PAP tenements be provided on another plot?

Yes — in the same ward, an adjoining ward or within 5 km, by clubbing schemes or by shifting with the Municipal Commissioner's permission, paying 40% of the difference in ASR sale value as unearned income or handing over built-up area of equal value.