The short answer: 3 percent, 5 percent or 7 percent of basic FSI, depending on the rating achieved. Regulation 7.10 is one of the few places in UDCPR where a voluntary standard converts directly into buildable area.

Key takeaways

  • The incentive is calculated on basic FSI, not on total building potential.
  • GRIHA three star, IGBC Silver, LEED Silver or ASSOCHAM GEM equivalent earns 3 percent.
  • GRIHA four star, IGBC Gold, LEED Gold or equivalent earns 5 percent.
  • GRIHA five star, IGBC Platinum, LEED Platinum or equivalent earns 7 percent.
  • The lowest tier is mandatory for Government, Semi-Government, local body and public sector undertaking buildings.
  • Incentive FSI is awarded after pre-certification from an empanelled agency.

The three tiers

Chapter 7, Regulation 7.10, UDCPR as updated 30 January 2025* requires the Authority to strive to promote green building concepts within the municipal area, and within CIDCO as a Planning Authority by virtue of being an NTDA, and permits it to empanel agencies of repute listed or recognised by the State or Central Government.

Incentive FSI on basic FSI by green rating

Banded by rating achieved

  1. 3 percentGRIHA three star, IGBC Silver, LEED Silver, or the ASSOCHAM GEM or equivalent rating
  2. 5 percentGRIHA four star, IGBC Gold, LEED Gold, or the ASSOCHAM GEM or equivalent rating
  3. 7 percentGRIHA five star, IGBC Platinum, LEED Platinum, or the ASSOCHAM GEM or equivalent rating
  4. Mandatory floorThe lowest tier rating is mandatory for all buildings of Government, Semi-Government bodies, local bodies and public sector undertakings

Source: Chapter 7, Regulation 7.10, UDCPR as updated 30 January 2025

What changes the answer

Warning

Two conditions decide whether the incentive is real for a given project.

The base it is calculated on. The incentive is a percentage of basic FSI, not of the total building potential after premium FSI and TDR. On a plot where the basic figure is a small part of what is finally built, 7 percent of it is a modest number, and it is worth computing before the rating strategy is chosen.

The certification step. Regulation 7.10(ii) awards the incentive FSI after pre-certification from the empanelled agency. So the entitlement attaches to a certified rating rather than to an intention, and the sequencing matters to a project programme.

For public bodies the calculation is different again, because the lowest tier is not an incentive at all. It is mandatory, so a Government building achieving GRIHA three star is meeting a requirement rather than earning 3 percent.

The other green obligations are separate

This incentive sits alongside the mandatory environmental provisions in Chapter 13, and the two should not be confused when pricing a scheme. Regulation 13.2 makes solar water heating or rooftop photovoltaic compulsory on plots above 4,000 sq m, committing at least 25 percent of the roof area. Rainwater harvesting is compulsory from 500 sq m, waste treatment from 4,000 sq m of built up area, and grey water recycling on residential layouts of 10,000 sq m or more.

Those are conditions of the permission. Regulation 7.10 is a reward for going beyond them, and a building can satisfy every Chapter 13 obligation without earning a single percent of incentive FSI.

Where the filings come in

MahaRERA does not record a project's green rating, so the certificate itself is the document to ask for, along with the name of the empanelled agency that issued it.

What the register does carry, free, is the filed land area, the buildings and their floors, the promoter's extension history with the reasons given, the certifying professionals, and any complaints or litigation with case numbers, at reragenie.com.

ReraGenie's project analysis, Rs 2,999 for one project, reads the full filing and the documents behind it, and the area consolidated report covers a whole micro-market at Rs 2,999 for the first project and Rs 1,999 per additional one.

Source: Unified Development Control and Promotion Regulations for Maharashtra, UDCPR as updated 30 January 2025. Sanctioned under the Maharashtra Regional and Town Planning Act, 1966.

Evaluating a micro-market or a land parcel?

The ReraGenie project analysis reads every filing in your competitive set: supply, absorption, pricing and promoter records. Rs 2,999 per project, area consolidated reports from Rs 2,999.

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