Published: August 2026 | White Warp | whitewarp.in
FSI for an individual residential plot under the Noida Authority is 1.80 of plot area, under the GNIDA Building Regulations 2010 for Greater Noida. Noida Authority uses the same plot-size table for its own sectors. YEIDA, which governs the Yamuna Expressway corridor including sectors near Jewar airport, uses its own norms and should be checked separately before assuming the Noida figure applies. Multiply plot area by the applicable FSI to get total permissible floor area, then apply ground coverage and setbacks to see how it distributes across floors.
Quick Answer
- Three separate development authorities operate in the Noida region: Noida Authority (New Okhla Industrial Development Authority), GNIDA (Greater Noida Industrial Development Authority), and YEIDA (Yamuna Expressway Industrial Development Authority). Confirm which one your plot falls under before reading off an FSI number.
- FSI for individual residential plots under GNIDA Building Regulations 2010 is 1.80. This applies to standalone plots, not group housing.
- Group housing plots, allotted directly by the authority to a developer, get a materially higher FSI, commonly cited around 2.5 to 3.0 depending on the scheme. This number does not apply to an individual residential plot and should never be quoted for one.
- YEIDA plot norms are set separately from Noida and Greater Noida. A plot in a YEIDA sector must be checked against YEIDA's own regulations, not the GNIDA figure, even though the areas sit close together on a map.
- Buildable floor area = plot area x applicable FSI. Ground coverage and setback rules then decide how that floor area is distributed across levels.
- Always verify the exact figure against the current regulation in force for the specific authority and plot category. A number quoted for group housing or for a different authority is a common source of overstatement.
Step 1: Identify the Governing Authority
This is the step that decides every number after it. Noida, Greater Noida, and the Yamuna Expressway corridor are governed by three different authorities, and each publishes its own building regulations.
Check your allotment letter, sector name, and the authority named on your property documents. Noida sectors (roughly Sector 1 to Sector 168) fall under Noida Authority. Greater Noida and Greater Noida West sectors fall under GNIDA. Sectors along the Yamuna Expressway, including those near the upcoming Noida International Airport at Jewar, fall under YEIDA. The three authorities do not automatically share the same FSI table, so a figure correct for one is not safe to assume for another.
Step 2: Confirm Whether the Plot Is Individual Residential or Group Housing
FSI differs sharply between an individual residential plot bought and built on by one owner, and a group housing plot allotted to a developer for a multi-unit project. The 1.80 figure under GNIDA Building Regulations 2010 applies to individual residential plots. Group housing carries a separate, higher FSI under a different scheme. Confirm your plot's allotment category on the allotment letter before using either number.
Step 3: Get the Exact Plot Area
Plot area is fixed on the allotment paperwork issued by the relevant authority. Use the figure from that document rather than an approximate figure from a broker listing, since small discrepancies compound once multiplied by FSI.
Step 4: Multiply Plot Area by FSI
Permissible floor area = plot area x FSI. This is the total buildable area across all floors combined, not the area of any single floor.
Step 5: Apply Ground Coverage
Ground coverage caps how much of the plot footprint can be built on at ground level, independent of the FSI number. It is typically set as a percentage of plot area under the applicable authority's regulations and varies by plot size band. Confirm the exact percentage for your plot's size category before assuming a floor count, since a tight coverage limit forces the same FSI entitlement across more floors.
Step 6: Apply Setbacks
Front, rear, and side setback requirements reduce usable footprint below the raw coverage percentage. These scale with plot size and, in some authority tables, with road width. Confirm the exact setback distances for your plot before finalizing a floor plan.
Step 7: Distribute Floor Area Within the Height Cap
Divide total permissible floor area by the coverage-limited footprint per floor to estimate roughly how many floors are needed to use the full entitlement, and check that figure against the height cap for your plot category.
Step 8: Deduct for Non-Sellable Area
Wall thickness, staircase, and shared circulation typically take 12% to 15% off gross floor area before arriving at net sellable or usable area. Quoting gross FSI as if it were sellable area is a common overstatement in back-of-envelope math.
Worked Example: 200 sqm Individual Residential Plot, Greater Noida West, Under GNIDA
Plot area: 200 sqm Governing authority: GNIDA (Greater Noida West sector, individual residential allotment) Applicable FSI: 1.80 per GNIDA Building Regulations 2010
Step 4: FSI 1.80 x 200 sqm = 360 sqm permissible floor area
Step 5: Assuming a ground coverage of roughly 50% for this plot size category (verify the exact figure for the specific sector and plot type), ground footprint is about 100 sqm.
Step 7: At roughly 100 sqm of usable coverage per floor, the 360 sqm entitlement plays out over about three-and-a-half floors, which in practice usually means ground plus three floors of varying size within the height cap. Confirm the exact height cap for your plot category before finalizing the floor count.
Step 8: After a 13% deduction for walls and circulation, net sellable area is approximately 313 sqm, or about 3,370 sqft.
This is the figure that belongs in a revenue or margin calculation, not the raw 360 sqm FSI entitlement.
Common Mistakes
Quoting the group housing FSI for an individual plot. The higher FSI figure that circulates for Noida and Greater Noida almost always refers to a developer's group housing allotment, not a standalone residential plot. Using it for an individual plot overstates buildable area substantially.
Treating Noida, GNIDA, and YEIDA as one system. They are three separate authorities with separate regulation documents. A figure correct for a Noida Authority sector is not automatically correct for a GNIDA or YEIDA sector nearby.
Reading FSI off a broker listing or an old brochure. Building regulations get amended. Confirm against the current regulation document, not a figure forwarded a few years ago.
Treating FSI and ground coverage as the same number. They are independent limits that apply simultaneously. Generous FSI does not help if the coverage percentage forces most of the entitlement into upper floors within a tight height cap.
Not confirming the plot's allotment category. A plot originally allotted under one scheme category can have different norms from a plot next door under another category, even at the same size.
FAQ
Is FSI the same as FAR in Noida? Yes. FSI (Floor Space Index) and FAR (Floor Area Ratio) describe the same ratio of permissible built-up area to plot area. GNIDA and Noida Authority documents commonly use the term FAR. The calculation method is the same regardless of which term the document uses.
Does the 1.80 figure apply to Noida Authority sectors too, or only GNIDA? Noida Authority publishes its own building regulations for Noida sectors, and individual residential plot norms there are broadly similar in structure to GNIDA's, but the exact FSI figure should be confirmed against the Noida Authority document for the specific sector rather than assumed from the GNIDA figure.
What FSI applies to a plot in a YEIDA sector near Jewar airport? YEIDA sets its own norms for the Yamuna Expressway corridor, separate from GNIDA and Noida Authority. Do not apply the 1.80 GNIDA figure to a YEIDA plot without checking YEIDA's own regulation document for that sector.
Can I buy additional FSI in Noida or Greater Noida? Some schemes allow purchasable additional FAR in specific zones or plot categories, but this is not available to every plot as a default option. Confirm with the relevant authority whether your specific plot and category qualify before assuming extra FSI can be bought.
How do I confirm which authority governs my plot? The allotment letter or the authority named on your property registration documents states this directly. If in doubt, the sector number and location can usually be cross-checked against each authority's published jurisdiction maps.
White Warp computes the exact FSI, coverage, setbacks, and sellable area for a specific Noida, Greater Noida, or YEIDA plot, and runs the full margin model on top of it. Check your plot →