Prestige Rosewood FAR (FSI) — the complete guide.
Everything a homebuyer needs to know about Floor Area Ratio (FAR), also called Floor Space Index (FSI) in India — what it means, how it is calculated, how Bangalore (BBMP/BDA) regulates it, and what it tells you about a low-density lakefront project like Prestige Rosewood.
Prestige Rosewood's Floor Area Ratio (FAR / FSI) is 2.97. On the 9-acre Phase 3 plot (3,92,040 sq ft) carrying 11,64,359 sq ft of sanctioned built-up area across 6 towers (B2+G+28) and 660 homes, FAR = built-up ÷ plot = 2.97 — within Bengaluru's permissible band for a wide-road residential plot, while the layout still keeps over 80% of the ground open. The figures are from the project's sanctioned Phase 3 plan, recorded in the Karnataka RERA approval.
What is FAR (Floor Area Ratio)?
Floor Area Ratio (FAR) is the single most important number that decides how much can be built on a piece of land. It is the ratio of a building's total built-up floor area (the sum of every floor) to the area of the plot it stands on. Your city's planning authority fixes the permissible FAR for each zone to control density, traffic, open space and the load on water, power and sewage.
In plain terms: a higher FAR lets a developer build more floor area on the same land; a lower FAR means less construction and, usually, more breathing room. FAR shapes everything from a city's skyline to how open or packed your own apartment complex feels.
- FAR = Total built-up floor area ÷ Plot area.
- It is a ratio (e.g. 1.75, 2.5, 3.25), set by the local authority.
- It caps the maximum floor area — a project can build at or below it.
- Higher FAR → denser; lower FAR → more open space.
FAR vs FSI — are they the same?
Yes — for practical purposes, FAR and FSI mean the same thing in India. Both express the ratio of total built-up area to plot area. FAR (Floor Area Ratio) is the term used most widely across the country, including by Karnataka's BBMP and BDA; FSI (Floor Space Index) is the term used more in Maharashtra. You will see them used interchangeably in brochures, sanction plans and news reports.
One small nuance some sources note: FAR is usually written as a decimal ratio (e.g. 2.0) and FSI sometimes as a percentage (e.g. 200%), but the underlying calculation is identical. Don't let the two acronyms confuse you — they answer the same question: how much floor area is allowed on this plot?
How to calculate FAR (with an example)
The formula is simple:
- FAR = Total built-up floor area ÷ Plot area
- Maximum built-up area = Plot area × permissible FAR
Worked example — a 10,000 sq ft plot with a permissible FAR of 1.8:
| Input | Value |
|---|---|
| Plot area | 10,000 sq ft |
| Permissible FAR | 1.8 |
| Maximum built-up area | 10,000 × 1.8 = 18,000 sq ft across all floors |
| If built on 40% of the plot (footprint) | 4,000 sq ft footprint → 4–5 floors to reach 18,000 sq ft |
Estimate any unit's all-inclusive cost with the price estimator, or see configurations on the floor plans page.
What counts toward FAR (and what doesn't)
Not every square foot is counted in FAR. Authorities exclude certain non-habitable and service areas so that essentials like parking don't eat into the buildable area. Exact inclusions vary by city — here is the broad picture for Bengaluru:
| Usually counted in FAR | Usually excluded from FAR |
|---|---|
| Habitable floor area (bedrooms, living, kitchen) | Basement used purely for parking & utilities |
| Internal & external walls | Balconies up to 2 m deep, open on two or more sides |
| Corridors, lobbies, staircases (per rules) | Lift overrun, mumty, common services (within caps) |
| Basement used for habitable/commercial/storage use | Stilt parking (per the applicable bye-law) |
Indicative only. The precise treatment is set by the BBMP Building Bye-Laws and the sanctioned plan for each project. Most apartment basements are parking, so they typically do not add to FAR.
FAR / FSI regulations in Bangalore
In Bengaluru, FAR is governed by the BBMP (Bruhat Bengaluru Mahanagara Palike) and the BDA (Bangalore Development Authority) under the Revised Master Plan (RMP) 2015 (with RMP 2031 in progress). The permissible FAR is primarily road-width based — a plot facing a wider road can build more than the same plot on a narrow lane — and also depends on the zone, plot size and ring (core / inner / outer urban area).
| Abutting road width | FAR |
|---|---|
| Up to 30 ft (9 m) | 1.75 – 2.25 |
| 40 ft (12 m) | 2.25 – 2.5 |
| Above 60 ft (18 m+) | 3.25 – 4.0 |
| Residential range (overall) | 1.5 – 2.75 (higher with Premium FAR/TDR) |
These are reference figures for residential use. The actual permissible FAR depends on the specific plot's zone, road classification and survey number — always confirm with the BDA or BBMP before relying on a number.
Buying extra FAR: Premium FAR & TDR
Beyond the base FAR, Bengaluru developers can add buildable area two ways:
- Premium FAR: formalised through a February 2025 gazette amendment to the RMP-2015 zonal regulations, this lets a developer purchase additional FAR from the authority by paying a premium charge, granted on roads of a minimum width (from 9 m). It can meaningfully raise the permissible FAR over the base.
- TDR (Transferable Development Rights): development rights generated elsewhere (e.g. from land surrendered for public projects), issued by the BDA and usable to add buildable area on a receiving plot.
Together, Premium FAR and TDR can lift a project's permissible FAR above its base entitlement — which is why two neighbouring plots can have very different densities. For buyers, the takeaway is to look at the actual sanctioned FAR and the resulting open space, not just the base rule.
Why FAR matters to homebuyers
FAR isn't just a planning technicality — it directly shapes how your home and community feel and how they hold value:
- Density & open space: lower effective FAR usually means fewer units per acre and more landscaped open area.
- Light & ventilation: well-spaced towers (lower density) get better daylight, cross-ventilation and privacy.
- Amenities & parking: generous open ground supports clubhouses, greens, sports and ample parking.
- Infrastructure load: very high FAR strains roads, water and sewage and can mean crowding.
- Resale & rentals: low-density, high-open-space projects in prime micro-markets tend to command a premium and hold value well.
High FAR vs low FAR
| Aspect | Higher FAR | Lower FAR |
|---|---|---|
| Density | More units / built-up per acre | Fewer units, more space |
| Open / green area | Typically less | Typically more |
| Light & privacy | Can be tighter | Usually better |
| Pricing per unit | Often more affordable | Often a premium |
| Feel | Urban, compact | Spacious, resort-like |
Neither is "better" in the abstract — it depends on your priorities. Buyers seeking space, greenery and views tend to prefer lower-density developments.
FAR at Prestige Rosewood
Prestige Rosewood is Phase 3 of the 125-acre Prestige Raintree Park township on Varthur Main Road, opposite Varthur Lake. The Phase 3 envelope is a low-density, high-open-space layout: 9 acres with 6 towers (B2+G+28) and 660 residences, keeping over 80% of the ground open as landscape, greens and amenities.
That open-space ratio is the practical signal buyers care about — it reflects a measured use of the permissible FAR rather than maxing out density. Based on the sanctioned Phase 3 specifications, Prestige Rosewood's Floor Area Ratio is 2.97 — a figure consistent with Bengaluru's permissible range for a wide-road residential plot. The calculation:
| Input | Value |
|---|---|
| Plot area (Phase 3) | 9 acres = 3,92,040 sq ft |
| Built form | 6 towers, B2+G+28; 660 homes |
| Total sanctioned built-up area | 11,64,359 sq ft (11.64 lakh sq ft) |
| FAR = built-up ÷ plot | 11,64,359 ÷ 3,92,040 = 2.97 |
These figures are from the project's sanctioned Phase 3 specifications, as recorded in the Karnataka RERA approval and the sanctioned building plan. See the master plan for the layout and open-space breakdown.
- Site: 9 acres, Phase 3 of a 125-acre township.
- Built form: 6 towers, B2+G+28; 660 homes (2, 3 & 4 BHK).
- Open space: 80%+ kept open — a low-density, lakefront character.
- FAR: 2.97 — per the sanctioned Phase 3 plan (Karnataka RERA approval).
How to check any project's FAR
Before you buy, you can verify a project's permissible and sanctioned FAR yourself:
- RERA registration: the Karnataka RERA listing carries approval details and documents.
- Sanctioned building plan: issued by BBMP/BDA — it states the approved FAR and built-up area.
- Commencement & plan-approval certificates: confirm the project is built to the sanctioned plan.
- Cross-check with the authority: confirm permissible FAR for the plot with BBMP or BDA.
See our approvals and RERA pages, or read the pre-launch vs ready-to-move guide for more buyer due-diligence.
FAR / FSI — frequently asked questions
What is FAR in real estate?
FAR (Floor Area Ratio) is the ratio of a building's total built-up floor area to the area of the plot it sits on. A FAR of 2.0 means total construction across all floors can be twice the plot area. It is the main rule controlling how much can be built on a site.
Is FAR the same as FSI?
Yes. In India, FAR and FSI (Floor Space Index) refer to the same ratio of built-up area to plot area. FAR is the more common term nationally; FSI is used more in Maharashtra.
What is the FAR of Prestige Rosewood?
Prestige Rosewood's Floor Area Ratio (FAR / FSI) is 2.97. On the 9-acre Phase 3 plot (3,92,040 sq ft) with 11,64,359 sq ft of sanctioned built-up area across 6 towers and 660 homes, FAR = built-up ÷ plot = 2.97 — within Bengaluru's permissible band, while keeping 80%+ of the ground open. The figures are from the sanctioned Phase 3 plan, recorded in the project's Karnataka RERA approval.
What is the maximum FAR or FSI in Bangalore?
Residential FAR is 1.5 to 2.75, and can reach 3.25 to 4.0 on wider roads (above 60 ft), with Premium FAR and TDR adding more. It is road-width and zone dependent and governed by BBMP/BDA under the Revised Master Plan.
Does higher FAR mean a more crowded project?
Often, yes — a higher FAR permits more built-up area per acre, which can mean denser blocks and less open space, though good design mitigates this. Lower effective FAR with high open space generally feels less crowded.
Does car parking count toward FAR?
Generally no. In Bengaluru, basements used for parking and utilities are excluded from FAR; basements used for habitable, commercial or storage purposes are counted. Most apartment basements are parking, so they do not add to FAR.
What is Premium FAR?
Premium FAR is additional buildable area a developer can purchase from the authority by paying a premium charge. For Bengaluru it was formalised through a February 2025 gazette amendment to the RMP-2015 zonal regulations, granted based on abutting road width.
How do I check a project's FAR?
Check the RERA registration, the sanctioned building plan and plan-approval from BBMP/BDA, and the commencement certificate. Always cross-verify permissible FAR with the local planning authority for the specific plot.
Get Prestige Rosewood's sanctioned plan details.
Our team can walk you through the sanctioned FAR, density, open space and RERA documents — and match you to a 2, 3 or 4 BHK home.