Glossary
The words Citiwise uses, in plain language, with UDCPR's own definition wherever it gives one.
UDCPR defines its own terms in Regulation 1.3, and takes the meaning of any other word from the Acts it names there, among them the Maharashtra Land Revenue Code and the Real Estate (Regulation and Development) Act. Where a word comes from practice rather than a regulation, it says so. Anywhere on Citiwise, a word with a dotted line under it opens its entry.
Land and its papers
- Plot
A piece of land with definite boundaries. In a study it is the land within the boundaries you give.
Plot / Site - means a parcel or piece of land enclosed by definite boundaries.
UDCPR 1.3(100)- 7/12 extract Satbara utara
The record of rights for land under the revenue records, kept by the talathi. Its upper part, Form VII, names the holders and their rights; its lower part, Form XII, records the crops. It is the land record for survey and gat numbers outside the city survey.
Source: Maharashtra Land Revenue Code, 1966, record of rights (Village Forms VII and XII)
In Citiwise: Citiwise takes the plot area as the least of the 7/12 or property card, the measurement sheet and the site, as Proforma I asks.
- Property card City survey card
The land record for a city survey (CTS) number, kept by the City Survey Office of the Land Records Department. In towns that have been city surveyed it takes the place of the 7/12.
Source: Maharashtra Land Revenue Code, 1966, city survey records
- Measurement sheet Measurement plan
The plan of the land as measured by the Land Records Department, with its boundaries and area. UDCPR asks for it with every building proposal.
Original measurement plan / city survey sheet of the land or lands under development proposal issued by Land Record Department.
UDCPR 2.2.3- Guntha
The land measure used across Maharashtra: one fortieth of an acre, 1,089 sq ft or 101.17 m². Forty gunthas make an acre.
In practice: Land measure in use in Maharashtra
- Gaothan
The old settled core of a village or town, as recorded in the revenue records. In a Regional Plan area the gaothan is the congested area.
Congested Area - In case of Regional Plan area, a land included within the gaothan as determined under Maharashtra Land Revenue Code, 1966, and in case of other areas as specifically earmarked in the Development Plan / Planning Proposal. (In case of Nashik Municipal Corporation, congested area is referred to as Core area).
UDCPR 1.3(31)- Congested area
The old, densely built part of a town, shown on the development plan, or the gaothan in a Regional Plan area. It has its own FSI and margins; everywhere else is the non-congested area.
Congested Area - In case of Regional Plan area, a land included within the gaothan as determined under Maharashtra Land Revenue Code, 1966, and in case of other areas as specifically earmarked in the Development Plan / Planning Proposal. (In case of Nashik Municipal Corporation, congested area is referred to as Core area).
UDCPR 1.3(31)- Development plan DP
The sanctioned plan of a planning authority that zones every plot, marks the land reserved for public purposes and the roads to be widened.
Development Plan - means a plan for the development or re-development of the area within the jurisdiction of a Planning Authority and includes revision of a Development Plan and Planning Proposals of a Special Planning Authority for development of land within its jurisdiction.
UDCPR 1.3(42)- DP remark Zone certificate
A certificate from the planning authority, for a survey or CTS number, of what the development plan shows for it: the zone, any reservation and any road widening. These are the three facts a study needs from the plan.
In practice: Issued by the planning authority on application
- Land use zone
The use the development plan gives the land: residential, commercial, industrial, public or semi-public, agricultural and so on. The zone decides which uses may be built and on what road.
Source: UDCPR 4.2
- Reservation
Land the development plan sets aside for a public purpose, such as a school, a garden or a market. It can be handed over for development rights, or developed under the accommodation reservation rules.
Source: UDCPR 11.1
- Road widening
The part of a plot the development plan needs for a wider road. It is deducted from the plot, and when it is handed over it earns development rights, used on the plot as in-situ FSI or sold as TDR.
Source: UDCPR 11.2.4
- Sanctioned layout
A sub-division of land into plots approved by the planning authority, with its roads and open spaces already given. A plot from one needs no further recreational open space.
Source: UDCPR 3.4.1
- Gunthewari
Plots sub-divided and built on without permission and later regularised under the state's Gunthewari Act. UDCPR applies to them with a reduced TDR allowance.
Source: Maharashtra Gunthewari Developments (Regularisation, Upgradation and Control) Act, 2001
Area and FSI
- FSI Floor Space Index
How much floor may be built on a plot, as a multiple of its net area. The floor area allowed is the net plot area times the FSI.
Floor space index (F.S.I.) - means the quotient obtained by dividing the area covered by P line as mentioned in Regulation No.6.6 by the net area of the plot. F.S.I. = Area covered by P line as mentioned in Regulation No.6.6 on all floors / Net Plot area…
UDCPR 1.3(63)- Basic FSI
The FSI a plot carries as of right, without paying a premium or buying TDR. It is set by the road the plot is on.
Basic FSI - means floor Space Index permissible without levy of premium or loading of TDR on any parcel of land as per the provisions of these regulations.
UDCPR 1.3(17)FSI over the basic FSI that the authority grants on payment of a premium, a share of the ready reckoner rate.
“Premium FSI” means the FSI that may be available on payment of premium as may be prescribed under these regulations.
UDCPR 1.3(63)- TDR Transferable Development Rights
FSI earned by handing land to the authority, which can be used elsewhere. It is bought and sold as DRCs, and loaded on a plot up to the limit its road allows.
Transferable Development Rights (TDR) is compensation in the form of Floor Space Index (FSI) or Development Rights which shall entitle the owner for construction of built-up area subject to provisions in this regulation.
UDCPR 11.2.1- DRC Development Right Certificate
The certificate that carries TDR, in square metres of built-up area. Where TDR comes from land with a different ready reckoner rate, the area of DRC needed changes in proportion.
This FSI credit shall be issued in a certificate which shall be called as Development Right Certificate (DRC).
UDCPR 11.2.1- In-situ FSI
Development rights for land handed over, used on the same plot instead of being taken as TDR.
Source: UDCPR 11.2.4
- Ancillary area FSI
Paid built-up area on top of basic FSI, premium FSI and TDR, allowed as a share of the FSI used. It replaced the old free areas such as staircases and lobbies, and can be taken in full or in part.
…ancillary area FSI upto the extent of 60% of the proposed FSI in the development permission (including Basic FSI, Premium FSI, TDR but excluding the area covered in Regulation No.6.8)
UDCPR 6.1.1, note 1 to Table 6-A- Built-up area
The area of a building on all its floors, less the areas UDCPR leaves out of FSI, such as parking floors, lift wells and refuge areas. It is what the FSI controls and what construction is priced on.
Built up Area - means the area covered by a building on all floors including cantilevered portion, mezzanine floors, if any, but excluding the areas specifically exempted from computation of Floor Space Index (F.S.I.) under these Regulations.
UDCPR 1.3(21)- Permissible built-up area
The most built-up area the rules allow on the plot: basic FSI, premium FSI, TDR and the ancillary area together. It is item 14 of the Proforma I area statement.
Source: UDCPR Appendix A, Proforma I
- Carpet area RERA carpet
The usable floor area inside a flat, counting internal walls but not external walls, shafts, or its own balcony and terrace. Flats are sold on it. UDCPR uses the same words as the RERA Act, section 2(k).
Carpet area - means the net usable floor area of an apartment, excluding the area covered by the external walls, areas under services shafts, exclusive balcony or veranda area and exclusive open terrace area, but includes the area covered by the internal partition walls of the apartment.
UDCPR 1.3(25)In Citiwise: The study's sale value is carpet area times your sale rate. Where flat counts are left blank, it takes a share of the built-up as carpet, the ratio you give.
- Net plot area
The plot area less the road widening, the reservations and the amenity space. FSI is worked on it.
Source: UDCPR Appendix A, Proforma I
- Proforma I Area statement
The area statement UDCPR prescribes for every building proposal, from the plot area through deductions, FSI, premium, TDR and ancillary area to the total built-up. The study sets it out line by line.
Source: UDCPR Appendix A, Proforma I
- Amenity space
Land a large layout keeps for public amenities. It applies only above the size UDCPR sets, and land given for it earns in-situ FSI or TDR.
Amenity Space - for the purpose of these regulations, amenity space means a statutory space kept in any layout to be used for any of the amenity such as open spaces, parks recreational grounds, playgrounds, sports complex, gardens, convenience shopping, parking lots…
UDCPR 1.3(7)- Recreational open space
Common open space a layout or group housing must keep, apart from margins and approaches.
Layout Open Space / Recreational Open Space - means a statutory common open space kept in any layout, sub-division or group housing scheme or campus planning exclusive of margins and approaches.
UDCPR 1.3(76)- Inclusive housing
Homes for economically weaker and lower income groups that larger projects in the largest cities must provide, or land given in their place.
Source: UDCPR 3.8.2
The building
- Marginal distance Margin, setback
The open distance a building must keep from each boundary of its plot, front, sides and rear. It grows with the building's height.
Side and Rear Marginal Open Space / Marginal Distance - means a minimum distance required to be left open to sky between the boundary of the building plot and the building line on respective sides.
UDCPR 1.3(85)- Front margin
The open distance between the plot's boundary on the road and the building. A plot on two roads fronts both.
Front Open Space / Margin / Setback - means the distance between the boundary line of plot abutting the means of access / road / street and the building line. In case of plots facing two or more means of accesses / roads / streets, the plot shall be deemed to front on all such means of accesses / roads / streets.
UDCPR 1.3(66)- Building line
The line up to which a building may come on the road side of a plot.
Building Line - means the line up to which the plinth of a building adjoining a street or an extension of a street or on a future street may lawfully extend.
UDCPR 1.3(22)- Floor plate
The largest floor a building can have on the plot, inside the margins its height needs.
In practice: Citiwise works it from the plot and the margins
- Building height
Measured from the average ground level around the building to its terrace, leaving out parapets, water tanks and staircase rooms.
Building Height - means the vertical distance measured in the case of flat roofs, from the average level of the ground around and contiguous to the building or as decided by the Authority to the terrace of last floor of the building adjacent to the external walls; to the highest point of the building and in the case of pitched roofs, up to the point where the external surface of the outer wall intersects the finished surface of the sloping roof; and in the case of gable facing road, the mid-point between the eaves level and the ridge.
UDCPR 1.3(23)- High-rise building
A tall building, measured from the average ground level around it, with stricter fire and access requirements.
High-rise Building - means a building having a height of 24 m. or more above the average surrounding ground level.
UDCPR 1.3(74)- Special building
A building that needs the fire service's clearance: tall buildings, and some other uses by their floor area. Special buildings take wider margins and need a wider road.
Special Building means - i) any multi-storeyed building which is more than 24 m. in height measured from ground level…
UDCPR 1.3(93)(xiv)- Stilt
A ground floor left open on columns, mainly for parking. It is not counted in FSI.
Stilts or Stilt Floor - means the portion of a building above ground level consisting of structural columns supporting the super-structure with at least two sides open and without any enclosures and used for the purpose of parking vehicles like cars, scooters, cycles, etc. and other services as may be permitted under these Regulations.
UDCPR 1.3(128)- Basement
A storey below or partly below the ground, with one or more levels, usually for parking and services.
Basement / Cellar - means the lower storey of a building below or partly below the ground level with one or more than one levels.
UDCPR 1.3(18)- Podium
A floor that extends beyond the building line, used for parking, open space and services.
Podium - means a floor of a building extending beyond building line/s and used for parking, recreational open space, recreation, fire and building services / utilities and incidental purposes, as specified in these regulations.
UDCPR 1.3(103)- Refuge area
Open, fire-safe floor space in a tall building where people gather to be evacuated. It is not counted in FSI.
Refuge Area - means an unenclosed space in a multi-storied building specifically provided to serve as fire-proof space to gather easily for evacuation of the occupants.
UDCPR 1.3(105)- Fire lift
A lift the fire service can take over in an emergency, required in taller buildings.
Source: UDCPR 9.29.8
- Road width
The width of the road between its boundaries as the development plan or city survey lays it down, not just the paved part. FSI, height and margins are read from it.
Road width or Width of road/street - means the whole extent of space within the boundaries of a road when applied to a new road / street, as laid down in the city survey or development plan or prescribed road lines by any act or law and measured at right angles to the course or intended course or direction of such road.
UDCPR 1.3(109)- Tenement Dwelling unit
A home with its own living, cooking and sanitary facilities. Parking and water are worked per tenement.
Dwelling Unit / Tenement - means an independent housing unit with separate facilities for living, cooking and sanitary requirements.
UDCPR 1.3(44)
Approvals and charges
- Ready reckoner rate ASR
The government's rate for land and property in each area, published each year in the Annual Statement of Rates. UDCPR prices premiums and charges as shares of its rate for open land.
Annual Statements of Rates - means the Annual Statements of Rates (ASR) published by the Inspector General of Registration, Maharashtra State, Pune.
UDCPR 1.3(8)What the authority charges for premium FSI and the ancillary area, as a share of the ready reckoner rate. It can be paid in instalments with interest.
Source: UDCPR 2.2.14
- Scrutiny fee
The fee paid with a building proposal for the authority to examine it, by the area proposed.
Source: UDCPR 2.2.12
- Development charges
The charge on development under the Town Planning Act, paid before permission or commencement.
Development charges as required under Section 124 A (1) to 124 L of the Maharashtra Regional and Town Planning Act, 1966 shall be deposited with the Authority before issue of development permission / commencement certificate.
UDCPR 2.2.13- Commencement certificate CC
The permission to begin building, issued with the development permission.
Source: UDCPR 2.7.1
- Plinth checking
The authority's check of the work once it reaches plinth level, on notice from the owner, before building goes higher.
The owner shall give intimation in the prescribed form in Appendix - F to the Authority after the completion of work upto plinth level.
UDCPR 2.8.4- Occupancy certificate OC
The certificate that a finished building may be occupied. Flats are handed over on it.
Source: UDCPR 2.10
- NOC No objection certificate
Clearance from another department, such as the fire service, civil aviation or the railways, that some buildings need before permission.
Source: UDCPR 2.2.11
- BPMS
The online system through which planning authorities in Maharashtra receive building proposals, scrutinise them under UDCPR and issue permissions, commencement and occupancy certificates.
In practice: Online building permission system of the planning authorities
- RERA
The Real Estate (Regulation and Development) Act, 2016. A project above its size limits must be registered with MahaRERA before it is advertised or sold, and flats are sold on RERA carpet area.
Source: Real Estate (Regulation and Development) Act, 2016
The money and the deal
- Sale rate
The rate a flat sells at, in rupees a sq ft of RERA carpet area. It is your figure; Citiwise does not hold market rates.
In practice: Your rate
- Construction cost
What it costs to build, in rupees a sq ft of built-up area. The stilt can be given its own, lower rate.
In practice: Your rate
- What the land carries Most to pay for the land
Sales less every cost and your profit margin: the most the land can be bought for at your rates, or its equal in flats.
In practice: Worked by Citiwise from your rates
- Joint development Landowner's share
A deal where the landowner gives the land and takes a share of the finished flats instead of a price, and the developer bears the cost of building. The study shows the share the plot carries at your rates.
In practice: Development agreement in use in Maharashtra
- BHK
Bedrooms, hall and kitchen: a 2 BHK flat has two bedrooms, a living room and a kitchen.
In practice: Usage in the Indian market