FAR Calculation of RAJUK Dhaka-Floor Area Ratio in New DAP

FAR Calculation of RAJUK Dhaka-New DAP: 2022-2035

What is Floor Area Ratio(FAR)?

FAR Calculation of RAJUK Dhaka per the new DAP-2035. The term FAR refers to the “Floor Area Ratio”. Sometimes this term seems complicated to the landowners. We are SHELLMARK LIMITED is here to make it as simple as possible. It can be calculated using two areas of a project.
1. The total area of land in Square Feet. Say the land is 5 Katha. So, the total area of land is 5×720=3600 square feet
2. The Total Area of Building in square feet. Say, the total cumulative floor area of the building is 14400 square feet.
Once the above two terms are calculated. The FAR Calculation becomes very easy using the below formula:
FAR=Cumulative Floor Area of the Building/Total Land Area
Using the data of the above two, FAR=14400/3600=4.0
Generally, the Detailed Area Plan (DAP) of Dhaka City has a chart of these FAR values. You have to calculate the total cumulative floor area using the table. Hence, you can calculate the area of each floor, maximum ground coverage, and number of story heights. Still, seems complicated to you? Don’t worry, we will explain it as much as possible. Also, give a detailed calculation example to make it clearer.

Types of FAR in New DAP-2035: FAR Calculation of RAJUK Dhaka

There are basically 2 Types of FAR in New DAP-2035.
1. Plot FAR
2. Area FAR
There is a special type of Bonus FAR called Incentive FAR
These types of FAR are described below:

1. Plot FAR

You can calculate the Plot FAR according to the Apendix-3.5, Page-462, Volume-1 of New DAP. The Plot FAR depends on the connecting road width. The wider the road, more the plot FAR. As per new DAP, minimum road with for permissible plot FAR is 6 feet. Plot FAR=1.5 for A3 type building beside 6 feet wide road. Hence, Plot FAR=4.5 for A3 Type building beside 80 feet wide road. The above calculation is for land under central Dhaka.

There are 15 major segments on plot FAR Calculation:

1. A: Residential Building (Central Dhaka)
2. A: Residential Building (Outside Central Dhaka)
3. A: Residential Building (Other City Area)
4. B: Educational Institution
5. C: Institutional Building
6. D: Healthcare Building
7. E: Business Centre
8. F: Mercantile
9. G: Industrial Building
10. H: Storage Building
11. I: Assembly Building
12. J: Hazardous Building
13. K: Others Building
14. L: Utility Building
15. M: Miscellaneous Use
There are another 6 Sub-categories based on dwelling size:
1. Single Family Residence (Type-A1)
2. Two Family Residence (Type-A2)
3. Flat or Apartment Building (Type-A3)
4. Mess, Boarding, Dormitory and Hostel (Type-A4)
5. Hotel, Motel, Guest House & Service Apartment (Type-A5)
6. Low-Cost Housing (Type-A6)

Plot FAR Table: Appendix-3.5, DAP: 2022-2035

2. Area FAR

According to New DAP: 2022-2035, several administrative areas exist. The area is divided based on the City Corporation Ward Number. FAR values are changed according to Ward number. There are also classifications based on planning areas and unplanned areas. Government housing areas, RAJUK plot areas, and RAJUK-approved private housing are called planned areas. Individual lands are termed unplanned land or spontaneous areas. You will find the following information from the Area FAR Table:
1. Maximum Permissible Area FAR Values
2. Desirable Density (Number of Flats per Katha of Land)
3. Functional Net Habitable Area (Maximum Ground Coverage-MGC)
4. Density Block (The administrative location of your plot.)
5. Total administrative area name under that Ward Number.
6. Gross to Net Ratio of that area.

Area FAR Table: Appendix-3.6, DAP: 2022-2035

3. Bonus FAR on Incentive FAR

Bonus FAR or Incentive FAR is a special type of FAR in New DAP. There are several criteria to achieve Bonus FAR. There is also a term “Base FAR”. The smallest value of Plot FAR and Area FAR is considered as Base FAR. So, Total FAR= Base FAR+ Bonus FAR. But total FAR never be more than Plot FAR or Area FAR. The following Bonus FAR can be achieved with specific conditions listed below:
1. Government or RAJUK Approved Housing Plot=0.5
2. School, College, University=0.25
3. Open for all Play Ground or Park=0.25
4. Low-Cost Abashon(A6) with 5 Residential Units=0.75
5. Transit Oriented Development(TOD)=0.5
6. Where Area FAR is less than 2.0, can add Incentive FAR=0.5

FAR Calculation of RAJUK Dhaka: Step by Step Calculation process

Example-01: 4 Katha, 25 Feet Road, 8 Storied

Land Locatin= DNCC-Ext-Ward: 43P
Land Type= RAJUK Approved Housing Land(Bashundhara R/A, N Block)
Land Size=4 Katha
Road Width=25 Feet
Land Surrendered for Road Widening: No
Land Area in Square Feet=4*720=2880 SFT
Plot FAR According to DAP:2022-2035, Appendix-3.5=3.02 for 25 feet road
Area FAR According to DAP: 2022-2035, Appendix-3.6=4.10
Base FAR =3.02 (Minimum of Plot FAR & Area FAR as per latest DAP)
Incentive FAR as per DAP Revised on 24 September-2024=0.5
Total Usable FAR=3.02+0.5=3.52
Number of Base Dwelling Unit/Katha=1.9
Total DU as per DAP Sarani 3.6=1.9*4=7.60 Nos
Extra 30% DU for Bashundhara R/A=2.28
Nos Total usable DU=7.60+2.28=9.88 Nos
Cumulative Floor Area According to FAR=3.52*2880=10138 Sft
Ground Floor Lift, Lobby Stair=275 Sft
Net Usable Floor Area 1st Floor to above=10138-275=9863 Sft
For G+7= 9863 /7=1409 Sft
Extra Balconies=70 Sft/Floor(30% of Front or 2.5% of Floor Space)
Extra Planter Box (Green Area/Floor)=50 Sft
Floor Area=1409+70+50=1529 Sft
Total Slab Area/Floor for 8 Storied Building=1529 Sft

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September 8, 2023
11:03 am

Example-02: 4 Katha, 40 Feet Road, 9 Storied

Land Locatin= DNCC-Ext-Ward: 43P
Land Type= RAJUK Approved Housing Land(Bashundhara R/A, N Block)
Land Size=4 Katha
Road Width=40 Feet
Land Surrendered for Road Widening: No
Land Area in Square Feet=4*720=2880 SFT
Plot FAR According to DAP:2022-2035, Appendix-3.5=3.5 for 40 feet road
Area FAR According to DAP: 2022-2035, Appendix-3.6=4.10
Base FAR =3.50 (Minimum of Plot FAR & Area FAR as per latest DAP)
Incentive FAR as per DAP Revised on 24 September-2024=0.5
Total Usable FAR=3.5+0.5=4.0
Number of Base Dwelling Unit/Katha=1.9
Total DU as per DAP Sarani 3.6=1.9*4=7.60 Nos
Extra 30% DU for Bashundhara R/A=2.28
Nos Total usable DU=7.60+2.28=9.88 Nos
Cumulative Floor Area According to FAR=4*2880=11520 Sft
Ground Floor Lift, Lobby Stair=275 Sft
Net Usable Floor Area 1st Floor to above=11520-275=11245 Sft
For G+8= 11245 /8=1405 Sft
Extra Balconies=70 Sft/Floor(30% of Front or 2.5% of Floor Space)
Extra Planter Box (Green Area/Floor)=50 Sft
Floor Area=1405+70+50=1525 Sft
Total Slab Area/Floor for 9 Storied Building=1525 Sft