RemodoFloor space ratio (FSR) and site coverage explained
FSR and site coverage are two of the controls that decide how much house you can fit on a block. They sound technical but the idea is simple — here's how each works.
What floor space ratio (FSR) is
Floor space ratio is the ratio of a building's total gross floor area (GFA) to the site area. You calculate it by dividing the combined floor area of all buildings on the site by the land area.
For example, an FSR of 0.5:1 on a 1,000 m² block allows up to about 500 m² of gross floor area. The higher the FSR, the more floor space (and generally the more intense development) is permitted.
What site coverage is
Site coverage is a separate control that limits the building footprint — roughly, the roofed area of habitable structures as a percentage of the site. Two designs with the same FSR can have very different site coverage depending on how many storeys they use.
Together, FSR caps total floor area while site coverage caps how much of the ground the building occupies, leaving room for open space, landscaping and drainage.
Where the numbers come from
In NSW, the maximum FSR (and how it's calculated, including gross floor area and site area) is set in each council's Local Environmental Plan — typically clause 4.4 and the accompanying FSR map. Some provisions and bonuses can adjust it.
Always read your FSR and site-coverage figures off your council's LEP and controls for your specific property.
Frequently asked
How do I calculate floor space ratio?＋
Divide the total gross floor area of buildings by the site area. For example, 400 m² of floor area on an 800 m² block is an FSR of 0.5:1.
Is FSR the same as site coverage?＋
No. FSR limits total floor area across all storeys; site coverage limits the building footprint on the ground. A property usually has both controls.
Where do I find my block's FSR?＋
In your council's Local Environmental Plan (LEP) and its floor space ratio map — check the NSW Planning Portal or your council.
See it on your own block
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This content is general information only and is not planning, legal or professional advice. While we aim to keep these guides accurate and current, planning laws change frequently and vary by state, council/LGA, zone and site-specific controls (flooding, bushfire, heritage, easements and more). Figures quoted are indicative and may be out of date.
Remodo makes no warranty as to the accuracy, completeness or currency of this information and accepts no liability for any loss arising from reliance on it. Always confirm the requirements for your specific property with your local council or the relevant state planning portal, and seek advice from a qualified planner, certifier or lawyer before making decisions or starting work.