Dhaka’s skyward shift: Floor area ratio in some areas to double with DAP amendment

Infograph: TBS

The government is set to amend Dhaka's Detailed Area Plan (DAP), doubling the floor area ratio (FAR) for many residential and area-based buildings.

This will allow the construction of taller buildings across the city.

Under the amended plan, Dhaka will be divided into 65 population-density blocks to determine FAR levels.

Sources at Rajdhani Unnayan Kartripakkha (Rajuk) confirmed that both the amendment and the Dhaka Building Construction Rules-2025 will be finalised tomorrow, followed by a gazette notification.

A final draft was prepared after consultations with the Real Estate and Housing Association of Bangladesh (REHAB), Bangladesh Institute of Planners, Rajuk, and the Advisory Council.

The final decision was tabled at a meeting chaired by Housing Adviser Adilur Rahman Khan on 3 August, but it is expected to be finalised tomorrow.

Officials said the changes address demands from landowners and developers, while also preparing for future housing needs.

By allowing more floor space on less land, developers can build on smaller plots, which may lower flat prices.

Urban planners, however, warn that the amendments favour real estate interests at the cost of the city's long-term sustainability. Experts said policymaking should not be influenced by beneficiaries.

FAR measures how much of a plot can be used for building. For example, a 1,000 sq ft plot with a FAR of 1.5 allows a total of 1,500 sq ft of construction. FAR directly controls density and building height.

The amended DAP will keep the "setback area" requirement—25% to 40% of a plot left open—unchanged.

Rajuk is also considering a 72° angular distance between adjacent buildings for light and air.

Planners say 45° is the ideal, but developers argue it would cut Dhaka's housing capacity in half.

The current DAP (2022–2035) took effect in August 2022, but developers and landowners have pushed for changes ever since. 

Following the fall of the Awami League government, they renewed their demands with the interim administration.

In May, the Dhaka City Land Owners Association even threatened to shut down Rajuk if amendments were not made.

Six building categories have been created based on ownership and use—from single-family homes to affordable housing. FAR will vary by category and location.

Area-based changes

The maximum FAR for a residential unit will be 2.3, set for areas like Rampura, Badda, Tejgaon, Tarabo Municipality, Hemayetpur, Savar Municipality, and Tongi. The lowest will be 1.6.

For area-based calculations, the highest FAR will be 5.5 in Gulshan and Banani; the lowest, 2.0.

Notable adjustments have been made to FAR across several areas.

While Bashundhara's area-based FAR remains at 4.1, its residential unit FAR has increased from 1.9 to 2.0.

In Baridhara, the area-based FAR has risen from 4.0 to 4.7, but the residential FAR has seen a slight drop from 1.8 to 1.7. 

Both Gulshan and Banani have experienced a slight decrease in area-based FAR from 5.7 to 5.5, while their residential FAR has been raised from 1.7 to 2.0.

In other parts of the city, Dhanmondi's residential FAR has increased from 1.7 to 2.1. Jalshiri saw a significant jump from 1.6 to 2.1, and Khilkhet's area-based FAR surged from 1.4 to 4.2, with its residential FAR rising from 1.2 to 2.0. Mirpur's residential FAR has grown from 1.7 to 2.0, and its area-based FAR increased from 2.8 to 3.4.

Increases were also noted in Narayanganj Center, which climbed from 1.2 to 2.1, and in Rampura, which rose from 1.4 to 2.3.

Other areas affected by these changes include Uttara, Panthapath, Mohakhali, Banasree, Green Model Town, Purbachal, Jhilmil, and Savar. 

The FAR for the airport area is still pending a decision.

Key provisions in new construction rules

Several new requirements are being introduced in the Dhaka Building Construction Rules 2025.

Under the new plan, apartment buildings or block-based developments in any location within the authority's jurisdiction will require approval from urban planners.

For developments on 70% of a plot or 42.43 kathas to under 1.5 acres, approval must be obtained from urban planners.

For projects on over 1.5 acres, approval from the authority's chief urban planner will be required.

Additionally, clearance from agencies such as the Civil Aviation Authority of Bangladesh, the Roads and Highways Department, Bangladesh Inland Water Transport Authority, KPI, heritage authorities, and the Department of Environment will be mandatory.

The rules also specify that in the case of sloped roofs, the highest point will be considered the building's height. Atriums, large multi-storey internal spaces, will be allowed.

For projects in riverine or flood-prone areas, assessments must determine whether the development will block floodwater flow, alter its height or speed, or harm rainwater drainage.

If land is acquired for road widening, owners will be entitled to triple compensation.

Developers push for higher FAR

Abdul Latif, vice-president of the Real Estate and Housing Association of Bangladesh (REHAB) and managing director of Basic Builders Limited, said that Dhaka's high population demands taller buildings to ensure safe, decent housing.

He argued that, given land prices, developers cannot operate viably unless a building is at least seven storeys.

"If the minimum area FAR in Dhaka were set at 3.5 to 4.0, we could build eight-storey buildings even after leaving 40% of the area as a setback. The government is not doing that. Increasing the FAR, even modestly, will not harm the city; rather, it will help build a healthier one," he said.

A REHAB official alleged that a syndicate involving Rajuk officials, architects, and urban planners exploits the system to extract money from developers.

The official claimed that Rajuk says it is impossible to control such a large sector without involving all professionals, but in practice, they are adding architects and planners in ways that create opportunities for collecting money.

Urban planners warn of risks

Adil Mohammad Khan, president of the Bangladesh Institute of Planners, said the DAP amendment would primarily benefit developers.

He stressed that Dhaka's population, infrastructure, and settlement patterns require stricter regulations for long-term urban protection.

"Instead of that, the government is taking business-friendly measures that will push infrastructure even further. The new FAR will trigger a wave of tall buildings, blocking light and air and harming the environment. Many buildings will be deprived of sunlight, and from some, the sky will not be visible," he warned.

Adil argued that the current FAR is adequate.

"When the height limit in Dhanmondi was six storeys, the area was liveable. After FAR changes, nine-storey buildings appeared. Now, even taller buildings will be constructed, creating structural chaos."