Chapter 10 runs to seventeen entries and some of them go on for pages. The Vasai-Virar entry is a heading, two sentences and a table with one surviving row.
Key takeaways
- Regulation 10.6 applies only to the low intensity development areas in Vasai Virar City Municipal Corporation, and only to one land use zone.
- Table 10-A gives the Low Density Residential Zone a base FSI of 0.3, a further 0.2 on payment of premium, and a maximum permissible FSI of 0.5.
- The admissible TDR column on that row is a dash, so TDR loading is not a route to the ceiling there.
- 0.5 is the lowest FSI figure named anywhere in Chapter 10. The highest, 4.00 for regularised development in Ulhasnagar, is in the same chapter.
- The city as a whole builds nothing like that. On ReraGenie's registry copy captured 11 August 2026, Vasai taluka's median project tops out at 9 floors and 26 percent file a tallest building of 17 floors or more.
The whole entry
Chapter 10, Regulation 10.0, UDCPR as updated 30 January 2025 applies city specific regulations notwithstanding anything else in UDCPR. Chapter 10, Regulation 10.6, Vasai-Virar City Municipal Corporation then opens by narrowing itself twice in a single sentence: the regulations that follow apply for the low intensity development areas in the Corporation, and what follows is the basic and total permissible FSI with DR or TDR on the plot.
| Land use zone | Base FSI | Additional FSI on payment of premium | Admissible TDR including road widening FSI if any | Maximum permissible FSI |
|---|---|---|---|---|
| Low Density Residential Zone | 0.3 | 0.2 | None | 0.5 |
That is Table 10-A in full, and it is the entire city specific regulation for Vasai-Virar.
Two features of the row matter more than the headline number.
The ceiling is reached by premium alone. The admissible TDR column, which expressly includes road widening FSI if any, carries a dash. Elsewhere in the code a plot works up from base FSI through TDR loading and premium together. Here there is one route, and a developer holding TDR has nowhere to put it on a Low Density Residential Zone plot.
The scope is a zone, not the city. The table names one land use zone inside one category of area. Everything outside the low intensity development areas, and every subject the table does not address, falls to the general chapters, with permissible FSI coming from Chapter 6, Regulation 6.3, Permissible FSI* in the ordinary way.
Regulation 10.6 applies to the low intensity development areas but does not define or map them, and it does not say which zones sit inside them beyond naming the one it regulates. That mapping lives in the sanctioned Development Plan of the Corporation.
So the useful question about a Vasai-Virar plot is not what UDCPR says, it is what zone the Development Plan puts the plot in. Get that answer first: it decides whether the parcel is working to a maximum FSI of 0.5 or to the general chapters, and no reading of Chapter 10 can settle it.
What the table used to have
The row above is not all the table ever carried. As printed in the 30 January 2025 consolidation, Table 10-A shows one live row and a struck out entry beneath it, with two footnotes recording what was removed.
- Notification No. C.R.121/21 dated 27 October 2021 deleted the land use zone and base FSI of the second entry.
- Corrigendum and Addendum No. CR.121/21 dated 2 December 2021 deleted Sr.No.(ii).
The second of those is one of the most far reaching instruments in the whole document: the same corrigendum is footnoted at more than fifty places across the consolidation, including the one that took NMRDA's ring road provision off the cessation list in Regulation 10.15. The first is the opposite. A search of the consolidation finds the 27 October 2021 notification cited exactly once, here.
This is worth knowing for a practical reason rather than a historical one. Anyone working from a pre-October 2021 copy of UDCPR, or from a summary written against one, will find a Vasai-Virar table with entries the current edition no longer has. The table shrank twice inside six weeks, and the printed version is the short one.
The two ends of Chapter 10
| Entry | What the figure applies to | FSI |
|---|---|---|
| 10.6 Vasai-Virar | Low Density Residential Zone in low intensity development areas, maximum permissible | 0.5 |
| 10.10.1 Navi Mumbai | Business or mercantile use, plots below 1000 sq m, basic | 1.00 |
| 10.9.1 Kolhapur | Most of the 42 characteristic specified areas, basic | 1.1 |
| 10.3.4 Nagpur | Residential plots of 1000 sq m and above, basic | 1.25 |
| 10.14.2 CIDCO | Land Compensation Scheme Component I | 2.5 |
| 10.8.2 Ulhasnagar | Regularised development under the 2006 Act, permissible ceiling | 4.00 |
The figure at the far end of that range is the one most often misread, and Ulhasnagar's own entry explains why: 4.00 is not an entitlement to build, it is how far the regularisation statute reaches backwards, and anything above it must be demolished before a structure is regularised.
These figures are not interchangeable, and the third column of that table is doing real work: some are basic FSI, some are ceilings, and each is scoped to a particular use, plot size or category of land. Read as a set, though, they show the range Chapter 10 covers. The same chapter that lets regularised Ulhasnagar structures reach 4.00 caps a Vasai-Virar low density plot at 0.5, and both are city specific decisions made under the same power in Chapter 10, Regulation 10.0.
The city around the carve-out
Source: ReraGenie analysis of the MahaRERA project registry, 1,645 of 1,652 published Vasai taluka projects filing building floor counts, captured 11 August 2026
The median project's tallest building is 9 floors, the 90th percentile is 23, and 26 percent file a tallest building of 17 floors or more. That is a taller profile than Nagpur, Nashik or Kolhapur, and close to Panvel.
Which is the point of the carve-out. A maximum FSI of 0.5 does not describe Vasai-Virar; it describes a category of area inside it that the Development Plan holds at low intensity while the rest of the corporation registers towers. The register and the regulation are not in conflict here, they are describing different ground.
Floor coverage in this taluka is unusually complete, at 1,645 of 1,652 projects, so the distribution is close to the whole picture rather than to the subset that filed. The usual boundary caveat still applies: Vasai taluka is not the same as the Corporation area, and Palghar district's other 1,539 published projects sit largely in Palghar taluka.
What to check for a Vasai-Virar parcel
- Get the Development Plan zone before anything else. Whether Chapter 10, Regulation 10.6 reaches the plot at all is a zoning question the code does not answer.
- If Table 10-A applies, model 0.5 as the ceiling, and do not add TDR to it.
- Establish the premium terms for the 0.2, since that is the only route above the 0.3 base.
- If the plot is outside the low intensity development areas, read the general chapters directly, beginning with the UDCPR FSI rulebook.
- Check the edition you are reading. Table 10-A lost two entries in late 2021, so an older copy will show provisions that are no longer there.
Where the filings come in
The regulation says how much may be built on a low density plot. The register says what was declared and delivered across the whole city. ReraGenie's project analysis, Rs 2,999 for one project, reads a Vasai-Virar project's full MahaRERA filing: the promoter's extension history with their stated reasons, the slip between original and current completion dates against the median for the same pincode, construction progress against the eleven activity checklist building by building, and complaints and litigation with case numbers. The area consolidated report covers a whole micro-market at Rs 2,999 for the first project and Rs 1,999 per additional one.
Vasai-Virar's projects are on the Palghar district page, free to browse, and the question that comes before all of this is which rulebook governs your plot.
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.
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