Built-up area rules in Hyderabad
HMDA · GO 168 / 145 / 16 / 95
This calculator applies HMDA's building rules to your plot — GO Ms. No. 168 of 2012 and the orders that amend it. Enter the plot width, depth and the road it faces, and you get the built-up area, floor count, permissible height, footprint, setbacks and tot lot together.
Hyderabad is the odd one out among the cities here: HMDA prescribes no FSI or FAR, so there is no ratio to look up. The rules work through setbacks and height instead, and the effective FSI is an output rather than an input.
Why Hyderabad has no FSI number
GO 168 fixes minimum setbacks, permissible height, cellar and stilt provisions by plot size and road width; the permissible coverage simply follows from those setbacks. So the question "what is the FSI here" has no table to answer it — the envelope does. GO 145 of 2024 adds Table III(C) for commercial development.
TDR, height and open space
GO 16 of 2026 allows TDR against FTL, MFL and buffer land, and GO 95 of 2026 rationalises it while setting the high-rise threshold at 21 m. The two TDR relaxations this calculator offers work differently — one buys height, the other eases setbacks — and both are shown as the extra built-up area they actually produce on your plot.
Worked example: 30 × 40 ft plot on a 30 ft road
What this calculator returns for a 30 × 40 ft (1,200 sft) residential plot on a 30 ft road, with no TDR relaxation. The figures are computed by the same Hyderabad rules the tool runs on, so they are what you would see on screen for the same inputs.
| Plot | 30 × 40 ft (133 sq yd) |
|---|---|
| Road width | 30 ft |
| Built-up area | 2,236 sft |
| FSI | 1.86 |
| Floors | 3 within 10.0 m |
| Ground floor footprint | 745 sft |
| Setbacks | front 4.9 ft, sides and rear 3.3 ft |
| Tot lot | Not applicable — plot ≤ 750 sqm |
Hyderabad FSI questions
What is the FSI in Hyderabad?
- HMDA's building rules prescribe no FSI or FAR at all. Nothing caps the ratio of floor area to plot area directly — what you can build is decided by the minimum setbacks, the width of the road your plot faces and the permissible height. This calculator still reports an effective FSI (built-up area ÷ plot area) so a Hyderabad plot can be compared with a Pune or Bengaluru one. For a 30 × 40 ft (1,200 sft) residential plot on a 30 ft road, with no TDR relaxation, that comes to 2,236 sft of built-up area over 3 floors within 10.0 m — an effective FSI of 1.86.
Is FSI unlimited in Hyderabad?
- In the sense that GO 168 fixes no ratio, yes — but in practice the setbacks, the road width and the height rules bind what fits on the plot, and a taller building needs proportionally larger setbacks. The limit is the envelope, not a ratio.
What setbacks apply to a Hyderabad plot?
- GO Ms. No. 168 sets them from the plot size and the road width, and they grow with the height of the building — which is why the front setback on a small plot is what usually decides the footprint. On the example plot they are 4.9 ft at the front and 3.3 ft at the sides and rear.
When is a building high-rise in Hyderabad?
- At 21 m and above, following the threshold in GO Ms. No. 95 (21.03.2026). Crossing it brings in larger setbacks, fire requirements and a 10% organised open space instead of 5%.
What is a tot lot, and when is it required?
- Organised open space set aside within the plot: 5% for plots over 750 sq m, and 10% for high-rise development. It is deducted before the footprint is worked out, so the calculator shows it as its own figure rather than folding it into the setbacks.
Is this Hyderabad FSI calculator free?
- Yes. The calculation runs in your browser and needs no login — results appear as you type the plot dimensions.