Do not apply one rulebook across all three markets.
City name is only the first filter. Plot-level authority and project facts still control the final calculation.
Mumbai
Greater Mumbai starting route: MCGM / DCPR 2034, subject to special authorities and project-specific provisions.
Open city guide →Navi Mumbai
Authority first: NMMC / CIDCO / Panvel / NAINA / other applicable route.
Open city guide →Thane
Confirm TMC / other planning authority and current UDCPR / local development controls.
Open city guide →Identify the planning authority
Do not infer authority only from postal address. Verify the parcel and any land-owning / special planning authority.
Establish the reckonable plot
Start from verified plot / lease / property records, then identify road widening, reservations, surrender, access or other conditions that affect calculation.
Build the development-right stack
Use only components actually permitted for that plot and scheme: base FSI, premium FSI, TDR, incentive / scheme entitlement and separately permissible components.
Calculate rehabilitation burden
Eligible existing area + additional entitlement / negotiated area + common / Society requirements form the rehab burden before sale inventory is estimated.
Check physical consumability
Theoretical FSI may not be physically consumable because of access, setbacks, open spaces, height, fire, parking, aviation, CRZ, reservation, plot shape or other constraints.
Run developer economics
Revenue must be tested against land / rights, construction, premiums / TDR, approvals, rent, corpus, finance, taxes, contingency, professional fees and programme.