Mumbai Buildings Get Higher FSI Boost for Fitness Spaces

The Maharashtra government has approved changes to Mumbai’s Development Control and Promotion Regulations (DCPR)-2034, including a bigger floor space index (FSI) exemption for exercise, meditation, and recreational amenities in residential and commercial buildings.

The new guidelines raise the FSI-free built-up area allotment for such amenities from 2% to 4% of the total built-up area (BUA) of buildings.

On May 6, the Urban Development Department issued a notification to amend Regulations 31(1)(xvii) and 37(28) under Section 37(2) of the Maharashtra Regional and Town Planning Act, 1966.

Previously, only a fitness center or Yogalaya for cooperative housing societies and apartment owners’ associations were eligible for FSI exemption. The modified regulation broadens the scope to include meditation centers and recreational activity areas.

Furthermore, the new laws will now apply not just to cooperative housing societies and apartment owners’ organizations, but also to condos, commercial cooperative societies, and commercial property owners’ groups.

The notification follows a proposal presented by the Brihanmumbai Municipal Corporation in December 2025 in response to submissions from industry associations PEATA and CREDAI calling for broader amenity provisions in residential and commercial developments.

Under the modified regulation, covered swimming pools can be authorized free of FSI under the 4% cap if they are part of fitness center services. Any built-up area above the permitted limit will be considered in FSI calculations.

New provisions for commercial buildings.

The state government has also added a new sub-clause, Regulation 37(28A), which allows yoga studios, fitness centers, meditation spaces, and recreational amenities in office and commercial buildings.

Such facilities in commercial buildings will be granted free of FSI up to 4% of total built-up area in exchange for a premium equal to 100% of the land rate as per the Annual Statement of Rates (ASR). Additional built-up area beyond the 4% level will incur FSI charges.

The notification states that these amenities must be utilized exclusively by members or owners of the relevant society, condominium, or commercial association and cannot be used for any other commercial reasons.

The government has also set a minimum area of 30 square metres for such facilities.

In bigger layouts where a clubhouse already exists under Regulation 27, additional fitness or recreational facilities within individual buildings will only be eligible for FSI exemption after calculating the clubhouse’s built-up area against the 4% permitted cap.

The amendments take effect from the date the notification is published in the official gazette.