Chennai setback rules, FSI & height limits
Rules as published in TNCDBR 2019, Rule 35(1)(a) (non-high-rise residential, CMA) · Last reviewed
In Chennai (CMA-R), a non-high-rise house under TNCDBR 2019 Rule 35(1)(a) needs 1.5 m side and 1.5 m rear setbacks and a front setback set by the road width — 1.5 m on roads under 30 ft (under 9 m), 3 m on roads 30–59 ft (9–18 m), 4.5 m on roads 60–100 ft (18–30.5 m), 6 m on roads over 100 ft (30.5 m+) — with FSI 2.0 and a 12 m height cap. On a 30×40 ft plot on a 30 ft road (9–18 m band) that leaves a buildable footprint of about 20.2×25.2 ft (~509 ft² per floor), 4 floors and up to 2,400 ft² of built-up area.
For a normal house plot in the Chennai Metropolitan Area, three numbers decide what you may build: the setbacks (open strips you must leave around the building), the FSI (how much total floor area the plot allows), and the height cap. All three come from the Tamil Nadu Combined Development and Building Rules, 2019 — Rule 35(1)(a) for non-high-rise residential buildings.
Try it on your plot
Three taps — the drawing shows these rules applied to your plot as you answer. Nothing is generated here; the button takes your answers to the planner.
about 509 ft² per floor after the required open strips
The drawing updates as you answer.
What size is the plot?
Which side does the road touch?
How wide is that road?
Not answered yet, so assumed: plot size 30×40 ft; east-facing (road on the east side); 30 ft road.
Front setback depends on your road
The width of the road your plot faces sets the front setback. Side and rear setbacks stay 1.5 m each (for buildings 7–12 m tall), FSI stays 2.0 and the height cap stays 12 m across all bands.
| Road width | Front setback | Side setbacks | Rear setback | FSI | Max height |
|---|---|---|---|---|---|
| Under 30 ft (under 9 m) | 1.5 m (4.9 ft) | 1.5 m (4.9 ft) each | 1.5 m (4.9 ft) | 2 | 12 m |
| 30–59 ft (9–18 m) | 3 m (9.8 ft) | 1.5 m (4.9 ft) each | 1.5 m (4.9 ft) | 2 | 12 m |
| 60–100 ft (18–30.5 m) | 4.5 m (14.8 ft) | 1.5 m (4.9 ft) each | 1.5 m (4.9 ft) | 2 | 12 m |
| Over 100 ft (30.5 m+) | 6 m (19.7 ft) | 1.5 m (4.9 ft) each | 1.5 m (4.9 ft) | 2 | 12 m |
Source: Tamil Nadu Combined Development and Building Rules, 2019. Road width is the full width of the road (including berms), not just the paved strip — a “30 ft road” in a layout plan usually means the 9 m band.
What the numbers mean in practice
Setbacks shrink your buildable footprint on every floor. On a 30×40 ft plot facing a 30 ft road, the 3 m front plus 1.5 m side and rear setbacks leave roughly a 20.2×25.2 ft footprint — about 509 ft² per floor.
FSI 2.0 caps the whole building: total built-up area across all floors may not exceed twice the plot area. A 1,200 ft² plot allows up to 2,400 ft² of construction in total, however you stack it.
The 12 m height cap keeps the building non-high-rise — about four floors at a 3 m floor height. Cross it and an entirely different (and much stricter) high-rise rule set applies.
Frequently asked questions
What is the front setback for a house in Chennai?
Under TNCDBR 2019 Rule 35(1)(a), the front setback for a non-high-rise residential building depends on the road width: 1.5 m on roads under 9 m, 3 m on 9–18 m roads, 4.5 m on 18–30.5 m roads, and 6 m on roads wider than 30.5 m.
What are the side and rear setbacks for residential buildings in Chennai?
For buildings between 7 m and 12 m in height, TNCDBR 2019 requires 1.5 m on each side and 1.5 m at the rear, in addition to the road-width-based front setback.
What is the FSI for residential plots in Chennai?
The FSI (Floor Space Index) for non-high-rise residential buildings in the Chennai Metropolitan Area is 2.0 — total built-up area across all floors may be up to twice the plot area, subject to setbacks and the height cap.
How tall can I build a house in Chennai?
Non-high-rise residential buildings are capped at 12 m under TNCDBR 2019 — about four floors at a typical 3 m floor height. Anything taller is treated as a high-rise with a different rule set.
See it on a real plot size
- 20×30 ft plot
- 20×40 ft plot
- 24×36 ft plot
- 25×40 ft plot
- 30×40 ft plot
- 30×50 ft plot
- 30×60 ft plot
- 40×40 ft plot
- 40×60 ft plot
- 50×80 ft plot
Or skip the tables: the free generator applies these rules to your exact plot and drafts a validated floor plan, and the feasibility report adds construction cost and a plot score.