4/28/2019 How to calculate undivided share of land or UDS

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How to calculate undivided share of land or UDS What kind of residential real
estate can get you higher
Editor | February 23, 2016 @ 03:20 PM rental return on investment?
Find out
It seems money is not enough when it comes to buying property. A buyer should also know some
important terms which are directly or indirectly related to the buying process and the Builder-Buyer
Ansals API's under lens for
Agreement. One of such terms is the Undivided Share or UDS which has a major role to play when it fund diversion
comes to buying an apartment in a residential complex or a township. Here’s why-

What is UDS?

UDS or Undivided Share of Land is a part of the plot given to the owner of the flat in an apartment
complex on which the entire structure is built. This share of land has no defined boundaries and Take Our Poll
each and every flat built on that particular plot will have associated UDS.
What will you do in case of delay in
Why is it important? possession of your flat?
Wait for possession
When you buy an apartment, it usually includes two components - cost of land and cost of the
Claim Refund
structure. This land component is the undivided share of land in any apartment complex. During File RERA complaint
redevelopment or in case of government acquisition, if a building is brought down, then the buyer
will get compensation on the basis of UDS i.e. the share of land which a buyer has on his name. Vote

“Price appreciation in real estate is actually the appreciation of land prices because technically the
building depreciates over time. This is the reason that the amount of land you own would matter,”
says Surabhi Arora, associate director, Colliers International.

While the land on which the building is built appreciates, the building itself depreciates in value.
Therefore, an informed buyer or investor would definitely look at the UDS.

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4/28/2019 How to calculate undivided share of land or UDS
An allotted car park is a very prized possession for the same reason. If you have a car park, your
UDS becomes UDS calculated + car park land in sq ft. Thus, it is important to ensure that the
developer documents the car park in your name.

Raise a red flag if-

- A builder is reluctant to show the agreement copy and shows some other agreement during
visits

- If the figures promised and mentioned in the sales agreement are different. Check before the
registering the agreement

- If the mentioned figure is different than the entitled UDS

- In some cities, particularly southern cities such as Chennai and Bengaluru, one needs to
register a separate agreement for UDS

How is the UDS calculated?

Theoretically, UDS is the ratio of the size of a single apartment to the total built-up area of all the
apartments while mathematically, it is calculated through the following formula:

To explain this, here’s an example: If 4 flats of 900 sq ft each built on a land parcel of 2400 sq ft. The
UDS will be calculated as per the formula above. Must Reads Most Viewed Most Discussed

Therefore, the next time you visit a builder’s office, do ask about the UDS and the share of land you Bullet train: Bids invited for India's first undersea
will be getting as this would be one of the major deciding factors determining the future selling price tunnel

of the property. When is the next Aqua Line train arriving? It is

anybody's guess
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Readers' opinions (6) Post a Comment

Venkatarama N (Salem)
December 25, 2018 (01:14 PM)
Thanks Team MB, Very helpful information.
Reply

DAKSHINAMOORTHY (Chennai)
October 1, 2018 (09:08 PM)
This is one way of cheating the flat owners by the builder / developer. The
surplus land available is kept with the builder and he makes use of it for
construction of additional unapproved flats and then sell the same to those
who are willing to buy such flats. In course of time, such unapproved flats are
also regularised by the corporation by one way or the other. This particular
builder is little reasonable and he has distributed 90.90 % of the total land and
retained the balance only. But I will narrate my case. This builder in Chennai
in a prime area has developed an area of around 10 grounds with ground plus
three floors. The total no. of approved flats to be constructed is only 18 plus
18 (two blocks) with different sizes, along with covered car parking area of the
entire ground floor of both the blocks. But, he has constructed one
unapproved pent house at fourth floor of a block and five flats in the ground
floor which area was earmarked for covered car parking. HE HAS ALLOTED
ONLY 40 % OF THE TOTAL LAND AREA TO ALL THE FLAT OWNERS AND
STILL OWNS THE REMAINING UNDIVIDED SHARE OF LAND IN HIS
NAME, BY KEEPING THREE UNAPPROVED FLATS IN HIS NAME. EVEN
AFTER FORMATION OF A REGISTERED ASSOCIATION, THE SURPLUS
UDS LAND IS NOT TRANSFERRED TO THE ASSOCIATION FOR ONE
REASON OR THE OTHER. THIS IS THE WAY THE BUILDER HAS

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4/28/2019 How to calculate undivided share of land or UDS
TRANSFERED THE UDS AND CHEATED THE OWNERS OF THE FLATS IN
THAT COMPLEX.
Reply

ashwini (ahmedabad)
August 25, 2018 (04:26 PM)
Dear Sir, In Mumbai, we have got Agreement for sale where in the undivisible
portion of land is not transacted to the purchaser. Only the saleable area is
transacted. Later on the land is sold to the society formed by deed of
confirmation. Want to understand the legality of such tranactions.
Reply

V.R.Kathare (Hubballi)
June 11, 2018 (08:07 PM)
What about common areas like lift;staircase,lobby area in calculation of UDS
please comment sir.
Reply

Capt. Charles (Goa)

September 12, 2017 (01:07 PM)
The question is whether the Transfer of Property Act 1882 recognise the
concept of UDS? Can mutations, divisions or partitions be done in the land
survey records OR will the UDS be just a notional transfer, whilst the builder
retains title of land? Also, if the property has to be redeveloped, how can we
proceed even if a single such owner objects? In apartment complexes, it is
best that the land is conveyed to the Society or Association. Would appreciate
your feedback especially with implementation of RERA. Thanks.
Reply

narasimha reddy (kadapa)

April 13, 2017 (02:37 PM)
Dear Sir I have purchased a flat in an apartment in kadapa A.P. In the
apartment there are only 20 flats. As the builders are known to me we have
not gone for any registered agreement. at the time of registration in April
2012, I could see that the UDS of land is 1/22 of the total land. I questioned
that I Should get 1/20 of the land but not 1/22. He told me that it is like this
only Kadapa. I could not stop registration as I have paid the total amount. Is it
possible for me to get 1/20 of the land to my share if I proceed legally stating
that he has cheated me? The difference of land between 1/20 and 1/22 costs
around Rs. 3.00 Lakhs. I will be grateful to you if you could kindly reply me at
the earliest. Narasimha Reddy, Kadapa.
Reply

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