Floor Area Ratio

Floor Area Ratio (FAR) measures how much total floor space may be built relative to the area of a land parcel. It is the quotient of the counted floor area on all storeys and the plot area, making it a key measure of development intensity in urban land-use regulation. It is also commonly called Floor Space Index.

How it is calculated

FAR is calculated by dividing the floor area counted across all storeys by the plot area. If expressed as a ratio, an FAR of 2.0 permits counted floor space equal to twice the plot area; some bye-laws express the same value as 200 per cent.

• The precise treatment of basements, balconies, parking and service areas depends on the applicable local building bye-laws.

What it regulates

By fixing the permissible built floor space on a plot, FAR controls the broad intensity of land development. Higher FAR can accommodate more housing or commercial space on the same land and support compact, transit-oriented growth, provided infrastructure and public services can carry the resulting load.

• FAR works alongside zoning, setbacks, open-space requirements, parking norms and permissible land use.
• FAR does not directly determine population density because occupancy and dwelling size may vary.

Distinction from related controls

FAR is not the same as ground coverage, which measures the building footprint relative to the plot. It is also distinct from building height: the same FAR may be arranged as a low, broad building or a taller building covering less ground.

• FAR alone cannot ensure adequate roads, water supply, sewerage, ventilation or public spaces; it must be coordinated with infrastructure capacity and urban design.