Quick answer: A stilt floor is the open ground level of a building, held up on columns and left without walls so it can be used for parking. In Noida and Delhi a stilt kept to non-habitable height (2.4 m) and used for parking is not counted in FAR. Haryana also leaves an unenclosed parking stilt out of FAR. In all three it still counts towards building height.
A stilt floor is what you see under most new builder floors in Delhi NCR: columns at ground level, cars parked between them, and the first home starting one level up. Authorities allow it, and in some cases expect it, because it moves cars off the street without using up the floor area you are allowed to build.
This guide explains what a stilt floor is, what the bye-laws in Noida, Delhi and Gurgaon say about its height and FAR, and what to plan for when you build one.
What is a stilt floor?
A stilt floor is a ground-level storey that has columns but no enclosing walls. Delhi’s development controls define it as the “non habitable portion of a building above ground level consisting of structural columns supporting the super structure with at least two sides open for the purpose of parking cars, scooters, cycles and landscaping”.
Three things make a floor a stilt and not a ground floor:
- It is open. At least two sides have no walls. Once it is enclosed it becomes a room.
- It is not habitable. Its height is kept low on purpose so it cannot be converted into a flat, shop or office.
- It is used for parking. The staircase, lift and a small services area are normally the only other things on it.
A building described as “S+3” or “S+4” has a stilt with three or four residential floors above it.
What a stilt floor is used for
- Parking. This is the main reason it exists. For bay sizes and turning space, see our guide to car parking size in feet.
- Keeping living floors off the ground. Homes start one level up, away from street noise, dust and waterlogging during the monsoon.
- Services. The lift lobby, meters, pump and underground tank access are easier to reach from an open stilt.
- More built-up area for living. Because a parking stilt is left out of FAR, the permitted floor area goes into the floors above. If FAR is new to you, read what FAR means in construction.
Stilt floor rules in Noida, Delhi and Gurgaon
The rule differs by authority. The table gives what each regulation says; the links go to the text we checked.
| Authority | Stilt height | Counted in FAR? | Counted in building height? |
|---|---|---|---|
| Noida (Noida Building Regulations, 2010) | Up to 2.4 m, measured to the bottom of the beam | No, for plots of 112 sq m and above | Check the height limit for your plot in Table 1 of the regulations |
| Delhi (Master Plan for Delhi 2021, residential plots) | Non-habitable height, stated as less than 2.4 m | No, when used for parking | Yes. The limit is 15 m without stilt parking and 17.5 m with it |
| Gurgaon (Haryana Building Code, 2017) | No separate stilt height is given in the FAR clause | No, if the stilt is unenclosed and used only for parking or a pedestrian plaza | Yes. The Code’s residential table gives 15 m for G+3 or S+4 |
Noida
Regulation 24.1 of the New Okhla Industrial Development Area Building Regulations, 2010 says stilt parking is allowed up to a maximum height of 2.4 m, measured up to the bottom of the beam, free from FAR, for plots of 112 sq m and above. The same clause says that where a stilt is not provided, parking may be allowed in the setbacks.
The number of floors you can build above the stilt depends on your plot size. We cover that in how many floors are allowed in Noida with stilt parking.
Delhi
The DDA’s handbook on development controls for residential development sets out the Master Plan rule for residential plots. If the building has a stilt of non-habitable height (less than 2.4 m) used for parking, the stilt is not included in FAR, but it is counted towards the height of the building. The maximum height is 15 m on plots without stilt parking and 17.5 m on plots with it.
Gurgaon (Haryana)
The Haryana Building Code, 2017 applies across the state, including Gurgaon. Its FAR definition leaves out an unenclosed stilt area that is used only for parking or a pedestrian plaza. The lift well and the staircase that rise from the stilt are counted in FAR once. The Code permits stilts for parking on residential and commercial plots of all sizes, provided the building stays within 15 m.
Haryana has revised its policy on stilt-plus-four-floor houses more than once since the Code was published. Before you plan an S+4 house in Gurgaon, ask your architect for the current Town and Country Planning order for your sector.
What is the same everywhere
- The stilt is exempt from FAR only while it stays open and is used for parking. Enclose it or use it as a room and the exemption goes.
- The stilt adds to the height of the building, so it uses part of your height limit.
- Regulations are amended often. Treat the figures above as the starting point and confirm them against the sanctioned plan for your plot.
Design points for a stilt floor
- Column layout. Fix the parking bays first and then place the columns, so that cars can turn in and doors can open. A grid chosen only for the flats above often leaves a column in the middle of a bay.
- Structure. An open ground storey is weaker against sideways movement than the walled floors above it. In an earthquake zone the columns and beams of the stilt have to be designed for this by a structural engineer. See our note on house design in Delhi NCR’s seismic zone IV and on pillar construction. The frame is built in reinforced concrete.
- Clear height. The height limit is measured to the beam, so beam depth, pipes and lights all have to fit above the cars. Decide the service routes before the slab is cast.
- Floor level and drainage. Keep the stilt floor above road level and slope it towards a drain so rainwater does not stand under the building.
- Access. Everyone enters through the stilt. Plan the staircase, lift and a step-free route from the gate.
- Security and lighting. An open floor needs a gate, lighting and usually cameras.
Limits and costs to keep in mind
- You build one more storey of columns, beams and slab that you cannot live in. Use the cost estimator to see what an extra level adds.
- Residents on every floor depend on the stairs or a lift.
- The columns are exposed to vehicles and weather, and need inspection and repainting from time to time.
- A stilt that is later closed in with walls or shutters can put the building in violation of its sanctioned plan.
Building with a stilt floor in Noida
We design and build stilt-plus-floor houses as part of our work as a construction company in Noida. The stilt, the floors above it and the area statement are checked against the bye-laws before the plan goes for sanction. If you want to see how much you can build on your plot, start with how to calculate built-up area from plot area.
FAQs
What is a stilt floor?
A stilt floor is the ground level of a building left open on columns, without enclosing walls, and used mainly for parking. It is a non-habitable floor. The first home or office starts on the level above it.
Is a stilt floor counted in FAR?
In Noida, Delhi and Haryana a stilt used for parking is left out of FAR, with conditions. Noida exempts it up to 2.4 m to the bottom of the beam on plots of 112 sq m and above. Delhi exempts a non-habitable stilt used for parking. Haryana exempts an unenclosed parking stilt.
What is the height of a stilt floor?
Noida allows stilt parking up to a maximum of 2.4 m, measured to the bottom of the beam. Delhi’s Master Plan describes a non-habitable stilt as less than 2.4 m high. The height is kept low so the floor cannot be turned into living space.
Is a stilt floor counted in building height?
Yes. In Delhi the stilt is counted towards building height, and the limit for residential plots is 15 m without stilt parking and 17.5 m with it. The Haryana Building Code gives 15 m for a house including the stilt.
What is the difference between a stilt floor and a ground floor?
A ground floor is enclosed and habitable, and it counts in FAR. A stilt floor is open on columns, cannot be lived in, is used for parking, and is left out of FAR as long as it stays that way.
Can I close the stilt floor and use it as a room or shop?
No. The FAR exemption applies only to an open stilt used for parking. Enclosing it changes the use of the floor and can put the building in violation of the sanctioned plan.
