Knowledge Base
FSI rules, feasibility analysis, market data — written for plot buyers who want facts, not broker opinions.
A typical Delhi NCR feasibility report from a brand-name consultancy has zero source citations. We just shipped one with 8 footnotes, a 7-appendix audit trail, and a SHA-stamped engine fingerprint. Here's why open methodology matters for a $60T market.
FSI — Floor Space Index — is the number that decides how much you can build on any Delhi NCR plot. Getting it wrong by 0.25 points can cost ₹30–60 lakh. Here's how it works.
Most Delhi NCR plot buyers commit ₹2–5 crore based on a broker's word. A proper feasibility check takes 10 minutes and answers the questions a broker won't.
Wrong FSI, unverified title, broker selling rates, ignored timelines, no feasibility check. These five mistakes are avoidable — if you know what to look for.
Noida uses FAR 1.80 for individual residential plots (GNIDA Building Regulations 2010). Group housing on large developer plots gets FAR 3.0. Here's the complete guide for Noida, Greater Noida West, and YEIDA.
Gurugram uses DTCP Haryana Building Code 2017, not Delhi MCD. Base FAR is 1.45 for 100–250 sqm plots (plot-size-driven, not road-width). From DLF 5 to Sector 65 — here's the honest breakdown of where the margin is in 2026.
Three different markets, three different risk profiles. Dwarka has Metro premium, Rohini has volume, L-zone has upside with caveats. Here's what the FSI and margin math actually looks like in 2026.
YEIDA controls the Yamuna Expressway corridor — home to the new Noida International Airport at Jewar. FAR norms, sector rates, and a clear-eyed look at the airport premium and its real risks.
A full walkthrough of every section in a White Warp report — FSI breakdown, construction cost model, 50,000-scenario Monte Carlo, sensitivity tornado, and the PROCEED/RECONSIDER verdict.
DDA plots use plot-size FSI (200 sqm → FSI 3.0). MCD plots use road-width FSI (12m road → FSI 2.5). Getting this wrong can misstate your buildable area by 2×. Here's how to tell which rules apply.
Construction costs in Delhi NCR have risen 20–30% since 2022. Mid-spec is now ₹1,800–₹2,200/sqft. Here's the full breakdown by cost head, spec level, and market — and what's changed.
Faridabad plots follow Haryana Building Code 2017 (DTCP rules) — not Delhi MCD. FAR is plot-size-driven (200 sqm → FAR 1.45). Entry costs are 40–60% below Gurugram, with purchasable FAR up to 3.0× available from DTCP.
FAR in Noida is 1.80 for individual residential plots under GNIDA Building Regulations 2010 — not 2.5, which applies only to group housing. Using the wrong number overstates buildable area by 140 sqm on a 200 sqm plot.
Chennai runs on TNCDBR 2019 (CMDA), not Delhi MCD rules. Base FSI is 2.0 on standard 9–12m roads. CRZ restrictions, stamp duty at 11%, and approval timelines are the variables most buyers miss. Here's what the numbers actually say.
FAR in Noida is plot-size driven (1.80 for individual residential plots up to 500 sqm) — not road-width driven like Delhi. Sector 71 to Greater Noida West: here's the honest sector-by-sector breakdown of what FAR 1.80 means for your margins.
Mid-spec construction in Delhi NCR is ₹1,800–2,200/sqft in 2026 — up 20–30% from 2022. DSR rates, what's included vs excluded in contractor quotes, and a full cost model showing why ₹1,500/sqft feasibility estimates are wrong.
NRI plot investment in India is legal and often attractive — but frequently mispriced. At ₹1 crore land cost in Noida at FAR 1.80, the development economics only work at optimistic selling rates. Here's the honest feasibility picture.
FSI in Delhi depends on which rulebook governs your plot. MCD bye-laws use road width; the DDA Handbook uses plot size. Here's how to tell which applies, and how to calculate the buildable area either way.
Noida, Greater Noida, and YEIDA are three separate authorities with three separate FSI tables. Individual residential FSI under GNIDA Building Regulations 2010 is 1.80 — not the higher group-housing figure buyers often quote by mistake.
Gurugram runs on the Haryana Building Code 2017 under DTCP, not Delhi's MCD rules. FAR, ground coverage, and setbacks are three separate limits that interact — and the interaction, not any single number, decides your floor count.
Selling price is set by the market through comparable transactions, not by working backward from your construction cost and a target margin. Here's the method, with a 12-unit worked example.
Land, construction, GST, approvals, financing, and selling costs all sit between gross sale revenue and real profit. A worked example on a 300 sqm redevelopment that lands closer to breakeven than most back-of-envelope math suggests.
IRR accounts for when money goes out and comes back, not just how much. A full periodic cash-flow method for a small residential project, with a 4-unit worked example.
A feasibility study combines what you can legally build, what it costs, and what the market will pay. Here's what a real one contains, what it costs in India, and what it is not a substitute for.
Regulatory entitlement and financial margin both have to clear, and so do title, access, and utilities. A 10-point check with a worked example that intentionally shows a plot failing the numbers.
A per-sqft figure quoted without a specification level is close to meaningless. Specification, material prices, labour rates, and site conditions are the real drivers — here's how each one moves the number.
TNCDBR 2019 consolidated Tamil Nadu's building rules, replacing the old CMDA-era system. Here's how to identify the governing zone, road-width band, and CRZ exposure for a Chennai plot — without guessing a bylaw number.
Buildable entitlement doesn't change with residency status — what's genuinely harder is confirming rules, cost, and market data, and supervising construction, from abroad. Here's the remote-friendly way to do each.
As-is sale value versus development profit, compared net-to-net, not gross-to-gross. A worked example on a 250 sqm plot where development, on the given assumptions, actually loses to the as-is sale.
Engine Changelog
Every rule change, data source addition, and methodology revision — logged publicly. SHA-locked methodology fingerprint on every report.
DDA Unified Building Bye-Laws 2016 (as amended 2024) FAR table wired into the engine — plot-size-driven FSI for 7 categories (A1 100sqm → A7 >2000sqm) from 1.20 to 3.50, road-width override for 24m+ arterial roads. Circle rates from IGRS Delhi: 22 localities Cat A-H (doris.delhigovt.nic.in). Previously hardcoded; now adapter-driven with stale-badge when cached.
Haryana Building Code 2017 Chapter 5 — plot-size-driven FAR for Gurugram and Faridabad: 100–250 sqm → FAR 1.45, 251–500 sqm → FAR 1.75, purchasable FAR cap 3.0× via DTCP Transfer of Development Rights. Circle rates from jamabandi.nic.in: 18 Gurugram + Faridabad localities. Golf Course Road and DLF Phase 1-5 corrected to ₹1,27,000/sqm (was ₹80,000).
GNIDA Building Regulations 2010 Chapter 6 — FAR 1.80 for individual residential plots up to 500 sqm, FAR 3.0 for group housing above 4000 sqm. Circle rates from igrsup.gov.in: 13 Noida, Greater Noida, and YEIDA sectors. Common error corrected: FAR 2.5 applies only to group housing, not individual plots.
Per-trade cost decomposition (9 CSI divisions) + CPWD DSR 2025 driver loadings. Live commodity feeds: SAIL TMT steel, OPC cement, M-sand, MCX copper/aluminium, Reliance PVC, IOC diesel, MGNREGA state wages. Factor history auto-upgrades drift → log-linear at 6+ observations.
All 7 methodology appendices (Basis of Preparation, Assumptions, Formulas, Jurisdiction Rules, Monte Carlo, Factor Model, Limitations) embedded in Climate and Expert reports. Every PDF carries a SHA-7 fingerprint tied to the exact analytics version used to generate it.
Public back-test framework at /calibration/stats. 13 NCR projects (DLF, Signature Global, M3M, Emaar, Tata) loaded. IRR error-band claim will activate when n ≥ 10 FULL-tier realised-outcome datasets. Current defensible claim: timeline + selling-rate validated on n=13.
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