Ashmitha Enous
July 1, 2025: In Mumbai’s vertical race for real estate, taller buildings are often mistaken for signs of success. The prevailing belief is simple: maximise Floor Space Index (FSI), pack in more units, and increase profits. But at a recent industry panel, an uncomfortable question surfaced—how much is too much?
“When I looked at the original plan, I asked myself—am I building a vertical charm or a vertical slum?” said Dominic Romell, Managing Director of Romell Group and President of CREDAI-MCHI, at the recent Design POV forum. In a rare move, Romell voluntarily reduced the approved FSI of a luxury project from 4 to just 1.33.
FSI, or Floor Space Index, is a formula used by city authorities to determine how much construction is allowed on a given plot. If the FSI is 2, a developer can build twice the land area; with an FSI of 4, that number doubles. In Mumbai, especially in redevelopment zones, builders can receive FSI of 4 or more through incentives and schemes. On paper, this seems like a logical response to urban land scarcity. But in practice, it has led to overcrowded buildings, inadequate ventilation, shrinking open spaces, and increased stress on civic infrastructure.
This was the core issue discussed at the Design POV forum, where developers and architects questioned the unchecked pursuit of high FSI and its consequences for how people live. The most striking moment came from Romell’s disclosure. “You can install air-conditioners and marble floors, but real luxury is light, ventilation, and peace of mind. If the customer is happy, I’m successful.”
Romell’s move is rare. Most builders use every bit of allowable FSI to maximise returns. In redevelopment-heavy areas like Lower Parel or Andheri, 40- to 60-storey towers have become the norm. As of mid-2024, Mumbai had approved over 3,500 redevelopment projects, with 25,000+ buildings across the region eligible under various schemes — representing a Rs 30,000 cr redevelopment opportunity. These high-FSI projects often promise luxury, but in reality, bring crowded lifts, internal traffic, and minimal usable open space.
This is where the conversation must shift — from how much we can build to how people actually live in what we build.
That connection was reinforced by Umang Kuwadia, Joint Managing Director at Happy Home Group, who explained their alternative approach in Ghatkopar. Instead of replicating amenities in each tower — a practice that eats into livable space — they strategically distributed them: a gym and club in one tower, a banquet hall in another, and a community centre in a third, all linked through smart access cards. “It gave residents with 800 sq. ft. homes access to 10,000 sq. ft. of lifestyle spaces,” Kuwadia said. “We need to design smart, not just big.”
According to ANAROCK, Mumbai’s average loading — the portion of space used for common areas — is now 43%, meaning buyers often get just 57% carpet area for what they pay. Meanwhile, reports say that low-density developments built on base FSI command 50–100% price premiums over conventional high-rise projects. Buyers are voting with their wallets — for quality over quantity.
The urgency is even greater in a post-pandemic world. Homebuyers now want more than walls and windows — they want sunlight, cross-ventilation, green views, and breathing space. Yet, outdated civic norms continue to limit amenity space to just 2% of the total project area, a cap many in the industry now call impractical.
Romell also raised environmental concerns. His commercial project, Arctic Park, which houses over 7,000 employees, runs entirely without water tankers thanks to in-house sewage treatment and water recycling systems. His residential buildings are IGBC Platinum-certified, setting a sustainability benchmark few others meet. “You can’t build endlessly without asking how the earth will support it. STPs, rainwater harvesting — these should be the norm, not the exception,” he said.
If Mumbai keeps measuring success only in terms of height and square footage, it risks creating vertical cities with horizontal living standards. Developers like Romell and Kuwadia remind us that buildings are not just structures, they’re ecosystems. What we build today will shape how millions live tomorrow. And in that future, light, air, and dignity may matter far more than just floor count.
