# TDR and FSI: potential is not permission | NXS48

The difference between a development calculation, rights certificate and sanctioned use on a receiving site.

Canonical: https://nxs48.com/knowledge/tdr-fsi-explained/

Landowners

The difference between a development calculation, rights certificate and sanctioned use on a receiving site.

[NXS48 editorial](/editorial-policy/) · Owner-approved for publicationLast reviewed 2026-10-24

## On this page

1.  [What is the difference between FSI and TDR?](https://nxs48.com/knowledge/tdr-fsi-explained/#what-is-the-difference-between-fsi-and-tdr)
2.  [What should a technical and legal review verify?](https://nxs48.com/knowledge/tdr-fsi-explained/#what-should-a-technical-and-legal-review-verify)
3.  [Related reading](https://nxs48.com/knowledge/tdr-fsi-explained/#section-related-reading)
4.  [Related service guides](https://nxs48.com/knowledge/tdr-fsi-explained/#section-related-service-guides)
5.  [Contact us for a tailored proposal](https://nxs48.com/knowledge/tdr-fsi-explained/#section-contact-us-for-a-tailored-proposal)

## What is the difference between FSI and TDR?

FSI expresses the relationship used under applicable planning regulations to assess development against plot area. TDR concerns transferable development rights subject to their governing instruments and rules. Neither a theoretical calculation nor possession of a certificate alone establishes permission for a particular scheme. The planning jurisdiction, date, land inputs and conditions must be identified.

Reconcile gross and net plot area, deductions, existing consumption and proposed components. Do not treat FSI area as identical to saleable carpet area or investment value.

## What should a technical and legal review verify?

Check the applicable regulations, sanctioned plans, rights certificate, transfers, utilisation balance and receiving-site eligibility. Access, reservations, restrictions and approval conditions can affect loading. Every material assumption should be traceable to an official record or clearly labelled as pending; a neighbouring project’s calculation does not establish the entitlement of the subject parcel.

The output should separate verified facts, conditional scenarios and approvals still needed. Tax, valuation and purchase of rights are separate scopes. No universal FSI ratio is published here because the governing rules vary.

### Official sources

-   [Maharashtra Directorate of Town Planning and Valuation](https://dtp.maharashtra.gov.in/)
-   [India Code: Maharashtra Regional and Town Planning Act, 1966](https://www.indiacode.nic.in/)

See [TDR and FSI review](/services/landowner-joint-development/tdr-fsi-audit/) and [zoning checks](/services/title-search-due-diligence/development-plan-zoning-check/).

Editorial source check: 2026-10-24. Owner-approved for publication. No independent professional legal review or named professional authorship is claimed. “Last reviewed” records an editorial update, not legal sign-off. Check applicable amendments, orders and case-specific law before reliance.

General information, not legal advice. [Authorship and review policy](/editorial-policy/).

## Related reading

-   [JDA essentials: sharing, control and co-promoter questions](/knowledge/joint-development-agreements/)
-   [7/12, mutation entries and CTS property cards explained](/knowledge/712-and-cts-records/)

## Related service guides

-   [Land Demarcation & CTS Plan Matching](/services/title-search-due-diligence/land-demarcation-cts-matching/)
-   [Development Plan (DP) & Zoning Check](/services/title-search-due-diligence/development-plan-zoning-check/)
-   [TDR & FSI Audit](/services/landowner-joint-development/tdr-fsi-audit/)

[Maharashtra regulatory context](/states/maharera/) · [All 25 explainers](/knowledge/)

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