The numbers for a 4,000 sqm plot
Everything on this page follows from the Table 1 band the plot falls in. The figures in the right-hand column are the band limits; the areas are our arithmetic on them, indicative and not a sanctioned envelope.
| Rule | On a 4,000 sqm plot | Where it comes from |
|---|---|---|
| Table 1 band | Above 3,500 and up to 4,000 sqm | Regulation 24.1, Table 1 |
| Maximum ground coverage | 40 per cent: about 1,600 sqm (17,222 sq ft) of footprint | Table 1, as transcribed on our regulations page |
| Maximum FAR | 1.00: about 4,000 sqm (43,056 sq ft) across all floors | Table 1 |
| Maximum height | 15 m, counted from the top of the drain to the top of the building | Table 1 and its notes |
| Front setback | 20 m | Table 1 |
| Side open space | A plain side setback of 6 m, and 9 m in front of the ramp | Table 1 and its note on the zonal plan |
| Minimum rear open space | A plain width of 12 m | Table 1 |
| Dwelling units | Up to four dwelling units (the band above 500 sqm) | Regulation 24.1(2) |
| Certificate minimum | About 800 sqm (8,611 sq ft) built, with a working toilet or bath and a kitchen | Regulation 24.1(2)(x): the higher of 40 sqm and 50 per cent of permissible coverage |
Band figures from Regulation 24.1, Table 1 of the YEIDA Building Regulations 2010 (Notification No. 311/77-3-09-8X/09, 20 December 2010), as transcribed on our regulations page and gathered on YEIDA plot construction rules. Table 1 notes that specific setbacks follow the zonal plan, and that where the permissible coverage cannot be reached within the setbacks, the setbacks of the next smaller category may be followed. YEIDA has amended its rules since 2010; your sector zonal plan and the current byelaws govern.
What the FAR buys: floors on a 4,000 sqm plot
FAR 1.00 divided by 40 per cent coverage pays for about 2.5 full-footprint floors. Two full floors use about 3,200 sqm and leave about 800 sqm for a third, roughly 50 per cent of the footprint: a set-back top floor opening onto a terrace, not a third full floor. The Regulations set no fixed floor count; the 15 m cap and the FAR do the limiting. Our build guides plan G+1 or G+2 homes inside the sanctioned FAR, coverage and height.
Stilt parking up to 2.4 m to beam bottom is FAR-free on plots of 112 sqm and above (Regulation 24.1(2)), so a stilt ground floor moves the living floors up without spending FAR. A single basement equal to the ground coverage is excluded from FAR when it is used for parking, services or storage, and balconies up to 1.5 m wide are excluded too; a wider balcony counts one fourth of its area. Enclosing a balcony in any form is prohibited and cannot be compounded (Regulation 24.8(16)). The method behind these figures is worked through on how much can I build on a YEIDA plot.
Setbacks and the buildable rectangle
Coverage says how much of the plot the house may cover. Setbacks say where. On this band the front setback is 20 m. For the side, a plain side setback of 6 m, and 9 m in front of the ramp. The minimum rear open space is a plain width of 12 m. If the setbacks leave a rectangle smaller than 1,600 sqm, the rectangle wins and the coverage percentage is academic.
Two things this page cannot hold: your plot’s frontage and depth, which are on the YEIDA-issued site plan, and your sector’s zonal plan. Bring both to a Council of Architecture registered, YEIDA-empanelled architect and the buildable rectangle is a short calculation. Open vehicle ramps are permitted in the side setback only, which decides where a basement entry can go.
The certificate minimum on this plot
Regulation 24.1(2)(x) sets the floor, not the ceiling: at least 40 sqm, or 50 per cent of the maximum permissible ground coverage, whichever is more, with a functional toilet or bath and a kitchen. On a 4,000 sqm plot at 40 per cent coverage that is about 800 sqm (8,611 sq ft), indicative only. An empty plinth or a bare frame does not count.
The occupancy certificate adds flooring and electrical wiring (fittings not mandatory); plumbing and fittings in at least one toilet and the kitchen; trees per Table 6 or current directions and a number plate; a boundary wall; internal and external finishing (plastering and whitewashing not mandatory); a lockable house with all external doors and windows fitted; and no violation of the Regulations, the Zonal Plan or the Master Plan at the time of the certificate (Regulations 20.1.1 and 20.1.2, as read on our regulations page). For allottees with an executed lease deed, YEIDA’s 87th board meeting extended the no-charge construction window to 31 December 2026, and the certificate itself, not the filing, is what meets it. With under two months left as this page is published, the route our deadline guide sets out is a phased build: the qualifying block built and certified first, the remaining floors finished under the same sanctioned plan. Who issues the certificate, the steps and the documents are on YEIDA completion certificate.
Where 4,000 sqm YEIDA plots are
4,000 sqm is the largest planned size in Sector 20 (300, 500, 1,000, 2,000 and 4,000 sqm), as our Sector 20 page reports, and the top of the RPS-08/2024 residual scheme range (120 to 4,000 sqm across Sectors 16, 18, 20 and 22D) that our Sector 16 page and how much can I build guide report from scheme coverage. Your plot area comes from your allotment letter, not from a scheme brochure or this page.
From allotment to certificate on a 4,000 sqm plot
- Lease deed and dues. Execute and register the lease deed, mutate the plot to your name and clear YEIDA dues on PIMS; a sanction cannot proceed while dues are pending (lease deed guide; BPMS guide).
- Design inside the band. Footprint up to about 1,600 sqm, total area up to about 4,000 sqm, height within 15 m, setbacks per Table 1 and the zonal plan, dwelling units within the cap.
- Map sanction on BPMS. Only an architect registered with the Council of Architecture and with YEIDA can file; Smart-DCR checks the drawing before an officer does; the sanction is valid for 5 years (BPMS guide, drawing requirements).
- Build to the sanctioned plan. Any departure from it is the first ground on which a certificate is refused (completion certificate guide).
- Completion on BPMS. At least about 800 sqm built to the occupancy list, the architect’s certification, YEIDA’s inspection, and the certificate (completion certificate guide).
This page prints no construction price. Plot size, floors, soil and finish level drive the cost; ask the desk for a dated, itemised quote after a free site walk.
- YEIDA plot construction rules: every band of Table 1 on one page.
- How much can I build on a YEIDA plot: the arithmetic for each common size.
- YEIDA building regulations: the notified table against its regulation numbers.
- YEIDA building plan approval: the BPMS route to a sanctioned map.
- YEIDA completion certificate: who issues it, the steps and the documents.
- YEIDA deadline 2026: the countdown and the phased build.
- Other sizes: 60 sqm · 90 sqm · 120 sqm · 162 sqm · 200 sqm · 250 sqm · 290 sqm · 300 sqm · 500 sqm · 1,000 sqm · 2,000 sqm.