What are Far and OSR values?

What is FAR? This is an important concept for homeowners and condo buyers to understand, as it relates to residential development and surrounding areas. Let's learn about FAR and get an update on Bangkok's city planning, which has adjusted the FAR to align with transportation network development, facilitating more residential development.

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What is FAR (Floor Area Ratio)?

First, let's understand what FAR is. In Thailand, the Floor Area Ratio (FAR) is defined as the ratio of building area to land area. Another related term is Open Space Ratio (OSR), which is the ratio of uncovered open space to total building area. How do FAR and OSR relate to land use? Let's look at a simple example.

Suppose there is a plot of land, 1 rai (40 meters wide and 40 meters long), or 1,600 square meters, located in a yellow zone. (Low-density residential area) Zone 4-16 specifies FAR = 3 and OSR = 10. The area can be calculated as follows:

Method for calculating FAR (Floor Area Ratio):

FAR x Land size = Total building area (all floors)
3 x [1,600] = 4,800 square meters

This means the maximum project size that can be developed is 4,800 square meters.

Method for calculating OSR (Open Space Ratio):

Total building area (all floors) x OSR/100 = Open space without covering
4,800 x 10/100 = 480 square meters

This means that the total project area of ​​4,800 square meters must have 480 square meters of open space without covering.

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The new city plan includes increased FAR and FAR Bonus.

In addition to changes in zoning colors, the new city plan also adjusts the Floor Area Ratio (FAR), increasing by 0.5 for each color. The increased floor-to-land ratio will facilitate the development of residential and commercial projects in various zones.

This will also increase the utilization of areas around BTS stations to accommodate increased residential density. At some high-traffic stations, it will be necessary to increase the Floor Area Ratio (FAR) for residential projects, beyond the previous limit of 500 meters.

This will promote development around BTS stations connecting two lines within an 800-meter radius of approximately 50 stations across 10 lines. For other stations, development will be promoted within 500 meters, 650 meters, and 800 meters, depending on the degree of distance adjustment. Previously, the limit was 500 meters, but this aims to increase density around stations and allow for full development of land in nearby streets.

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Furthermore, a FAR Bonus will be added. This measure encourages development by providing exemptions and relaxations for developers to utilize land more extensively. Under the previous city plan, there were five cases:

1. Providing housing for low-income earners.
2. Increasing public open spaces or parks.
3. Providing parking areas around BTS stations.
4. Increasing rainwater harvesting areas.
5. Constructing energy-efficient buildings.

The new city plan adds three more cases for FAR Bonus:

1. Providing space for pedestrian access at mass transit interchanges.
2. Providing open space for public benefit along rivers, canals, and public water sources.
3. Providing space for childcare facilities or daycare for the elderly.

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The new city plan opens up new rights for FAR transfer.

The new city plan also includes additional measures that facilitate the development of large-scale projects and the transfer of development rights, including:

1. Planned Unit Development (PUD) measures.

This will benefit both public and private investment. Areas where large-scale projects are planned, currently restricted by land use regulations in the overall city plan, may lack the integration of quality urban communities.

This measure will help create land use and density plans that align with development potential by adjusting the FAR in new project areas appropriately.

It will also facilitate the creation of coordinated infrastructure plans for transportation, utilities, and public services, both within the project area and connecting to surrounding areas, to maximize investment and economic and social development.

2. Transfer of Development Right (TDR) Measures

This measure aims to create fairness by allowing landowners whose development rights are restricted due to designations for the preservation of valuable buildings or areas under legal protection to transfer or sell their unused Floor Area Ratio (FAR) rights to areas promoted for development, such as around BTS/MRT stations or within the Rattanakosin Island area.

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New City Plan Update Focusing on BTS/MRT Line Development

The draft of the new Bangkok Comprehensive City Plan adjusts the zoning for several locations to promote development along BTS/MRT lines, particularly in the city center. For example:

1. Rama 9 will have its zoning changed from brown (high-density residential) to red (commercial), similar to the Nana and Sukhumvit areas. The Khlong San and Rama 1 areas will also be redesignated as special commercial zones for creative innovation.

2. Areas along new BTS/MRT lines under construction, including the Pink Line (Khaerai-Min Buri), the Yellow Line (Ladprao-Samrong), the Orange Line (Cultural Center-Min Buri), and the Green Line (Mo Chit-Saphan Mai-Kukot and Bearing-Samut Prakan). For example:

– Lat Phrao, Wang Thonglang, Bang Kapi, Bueng Kum, Khan Na Yao, Suan Luang, and Srinakarin areas will be reclassified from yellow zones (low-density residential land) to orange zones (medium-density residential land).
– Along Ramkhamhaeng Road, from the roadside for 500 meters, the area will be reclassified from yellow zones (low-density residential land) to orange zones (medium-density residential land).
– Along Phahonyothin Road, from Lat Phrao Intersection to Ratchayothin Intersection, the area will be expanded to brown zones (high-density residential land).
– Lak Si-Chaeng Wattana Intersection will be expanded to orange zones (medium-density residential land).
– Along the Khlong Prapa canal, the area will be expanded to orange zones (medium-density residential land).
– Along Vibhavadi Rangsit Road, opposite North Park, the area will be reclassified from yellow zones (low-density residential land) to orange zones (medium-density residential land).
– The orange zone (medium-density residential land) will be expanded around Lak Si-Chaeng Wattana Intersection.
– The orange zone (medium-density residential land) will be expanded along the Khlong Prapa canal.
– Along Ramintra Road, the area will be reclassified from yellow zones (low-density residential land) to orange zones (medium-density residential land). Or land designated for medium-density residential development.

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Furthermore, the new city plan's FAR and FAR Bonus not only allows for more flexible residential project development but also aligns with urban expansion along transportation networks.

In addition, the Bangkok city plan incentivizes private sector investment in real estate development, taking advantage of the benefits offered by the new city plan. This will undoubtedly impact residential project development and the purchasing decisions of those looking for houses or condominiums.

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Thank you for the valuable information from DD Property.