Pune runs on the state-wide UDCPR 2020, adopted by PMC Council Resolution in December 2020. Base residential FSI is a flat 1.10 regardless of plot size, but both setbacks and the height formula are keyed to the abutting road's width — and PMC layers on its own overlays (hill-zone, river-belt, gaothan, metro-TOD) that don't exist in the other authorities here.
Pune Municipal Corporation (PMC) · Unified Development Control & Promotion Regulations 2020 (UDCPR), Maharashtra, Reg. 6 · last verified May 2026
What we hold for this sector
Base FSI (non-congested)
1.10 flat, regardless of road width or plot size
UDCPR 2020 Reg. 6.1, Table 6-A (Non-Congested Area)
This is BASE FSI only — the part available without paying premium charges or buying TDR. Premium (+0.50) and TDR are separate, chargeable workflows layered on top, priced at a percentage of the plot's Annual Statement of Rates (ASR/jantri), not modelled as free capacity here.
Ground coverage
50% flat across residential
UDCPR 2020 Reg. 6.1.5
Setbacks (by road width)
3.0/1.5/1.5/1.5m (<12m road) up to 6.0/3.0/3.0/3.0m (≥30m road)
UDCPR 2020 Reg. 6.2.1, Table 6-D (Non-Congested Marginal Distances)
Height formula
1.5 × road width + 3.0m, practical cap 70m before the High-Rise Building regime
UDCPR 2020 Reg. 6.2.4 + Table 6-D
Construction rate
No dedicated Maharashtra/Pune SoR table in White Warp's engine yet
Falls back to CPWD Delhi DSR 2023 as a proxy
HONEST GAP: unlike Delhi, Gurugram, Hyderabad and Bengaluru, Pune does not have its own machine-extracted state PWD rate table wired into the cost engine — projects here are costed off the Delhi CPWD rates, which is a real, stated accuracy gap, not a Pune-specific number.
Worked example
Plot area
250 sq m (≈ 299 sq yd)
Road width
15 m
FAR used
1.1
Buildable area
275 sq m
Ground footprint
125 sq m
A 250 sq m Pune plot fronting a 15m road: base FSI is 1.10 regardless of road width or plot size, coverage is a flat 50%. Buildable area = 250 × 1.10 = 275 sq m; footprint = 250 × 0.50 = 125 sq m. Setbacks fall in the 12–15m road band: front 3.0m, rear 1.5m, sides 1.5m each.
Pune Municipal Corporation (PMC) isn't in the live FSI calculator dropdown yet (it covers Delhi, Gurugram, Noida and Chennai today) — the figures above are the same source-cited tables shown directly.
What's different about Pune
Pune's base FSI (1.10) is deliberately flat — it does not move with plot size OR road width the way every other authority in this set does. What DOES move with road width in Pune is setbacks and the height formula, the reverse pairing from Delhi DDA (where FAR is plot-size-indexed and height is road-width-formula-driven) or Hyderabad (where FAR itself is road-width-driven).
PMC layers locality-specific compliance overlays that have no equivalent in Delhi/Gurugram/Noida/Hyderabad/Bengaluru: a Hill-Top/Hill-Slope regulation dropping FSI to ≤0.5 above the 200m contour, a Mula-Mutha river-belt blue-line/red-line restriction, a Gaothan (congested-area) table lifting base FSI to 1.5–2.0 in the old city peths, and a Metro TOD bonus reaching FSI 4.0 near station corridors — each a real, separately-cited overlay, not a general Pune multiplier.
Frequently asked
1.10 is the BASE, free entitlement under UDCPR 2020 Reg. 6.1. A further +0.50 Premium FSI (priced at 35% of the plot's ASR) and TDR are both available on top for roads ≥9m — this page shows the base figure only, consistent with how the calculator treats every authority's purchasable/premium FAR (shown separately, never folded into the headline number).
Yes — UDCPR 2020 Reg. 6.2's Congested Area table applies in PMC-designated Gaothan localities (Kasba Peth, Shukrawar Peth, Raviwar Peth and similar), lifting base FSI to 1.5–2.0 with reduced setbacks. This page models the Non-Congested table; a Gaothan plot needs the separate congested-area figures.
Not yet in White Warp's engine — Pune projects are currently costed off the Delhi CPWD Schedule of Rates as a proxy, which is a stated accuracy gap rather than a Maharashtra-specific figure.
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