Quick answer
Owners of old bungalows in Kothrud, Erandwane, Prabhat Road or Aundh can rebuild a modern bungalow or redevelop into a boutique apartment building and keep several flats. The right choice depends on plot size, road width and family needs.
On this page
Key takeaways
- Check permissible FSI
- Compare rental vs sale value
- Self-develop with a contractor
- Plan for family flats
01FSI, Plot Size and Road Width: What Decides the Choice
The decision between rebuilding a single bungalow and redeveloping into a small apartment building turns on three hard numbers: plot area, the road width fronting it, and the permissible FSI (floor space index) under UDCPR for that zone. On a typical 2,500–4,000 sq.ft. plot in Kothrud or Erandwane with a 9–12 m access road, base FSI is usually in the 1.0–1.1 range, with additional premium FSI and TDR purchasable up to roughly 1.8–2.0 combined, subject to road width slabs and ancillary FSI for balconies, flower-beds and stairs. That headroom is what actually makes apartment conversion financially attractive — without it, a G+1 or G+2 bungalow rebuild at the existing footprint is often the more sensible, lower-risk option.
02Rebuild vs Redevelop: Comparing the Financial Outcome
Financially, the comparison isn't just construction cost per sq.ft.; it's opportunity cost. A rebuilt bungalow serves the family's own use and can fetch rent of ₹25,000–₹60,000/month in these localities, but ties up the full plot value in one asset. Redeveloping into 4–8 boutique flats lets the family retain 2–3 units for personal use (one on each floor is common) while selling or renting the rest, often recovering 60–80% of construction cost through sales of the surplus flats — effectively building the family's own flats nearly free. The catch is RERA registration becomes mandatory once you sell any unit to a third party, which adds compliance, a separate bank account for project funds, and quarterly disclosure obligations.
03Avoiding the Common Feasibility Mistake
The usual mistake is skipping a proper feasibility study before committing. Owners estimate FSI from old DP rules, not current UDCPR, and are later surprised that premium FSI payment (calculated on ready reckoner rate) adds 15–25% to the apparent land cost. Self-developing with a contractor under a joint development or area-sharing arrangement is workable for plots under 5,000 sq.ft.; above that, builders actively approach owners, and getting two or three competing offers compared against a self-build P&L is worth the month it takes. Either way, start with a certified architect's FSI and setback calculation, not a verbal estimate.
04How this applies to your project
Every plot is different — soil, access, approvals and budget change the right answer. PuneConstructions's engineers review your site and drawings and explain the options with costs, so you can decide with confidence.
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Frequently asked questions
How much FSI can I get on an old bungalow plot in Kothrud or Erandwane?
Base FSI on most residential plots in these areas is typically around 1.0–1.1 under UDCPR, but you can buy premium FSI and TDR to reach a combined 1.8–2.0 depending on your road width. The exact figure needs to be confirmed by an architect against current zoning for your specific plot, since old DP-plan numbers are often out of date.
Can I keep a flat for my family if I redevelop into apartments?
Yes — most owners redeveloping a bungalow retain 2–3 units, often one per floor, for personal use while selling or renting the remaining flats. This lets the family effectively build its own flats nearly free by recovering 60–80% of construction cost through the sale of surplus units.
Do I need RERA registration if I redevelop my own bungalow plot?
RERA registration becomes mandatory the moment you sell even one flat to a third party, regardless of how small the project is. That brings in a separate project bank account, quarterly disclosures, and other compliance, so factor this into your decision between self-use rebuilding and apartment redevelopment.
Does PuneConstructions help with this?
Yes. We offer free site visits, feasibility advice and a line-item BOQ across Pune, PCMC, Panchgani, Mahabaleshwar, Bhor and nearby areas.
Where do you work?
Pune city and old peths, PCMC, Chakan–Talegaon, Lonavala, Mulshi, Bhor, Panchgani, Mahabaleshwar and surrounding towns.