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Mumbai Makeover: The Redevelopment Handbook
The city of Mumbai is undergoing one of its most significant transformations ever—and at the heart of this change is the conversation around redevelopment. Mumbai Makeover is committed to being the definitive platform where policymakers, developers, architects, and society stakeholders come together to engage, exchange, and empower.
With visionary architects like Hafeez Contractor and Reza Kabul, forward-thinking developers, and senior bureaucrats such as Mr Bhushan Gagrani of BMC and Mr Sanjeev Jaiswal of MHADA driving the change, the landscape of urban renewal in Mumbai is accelerating like never before. From new infrastructure like the Coastal Road and Atal Setu to transformative policy interventions such as the Maharashtra Housing Policy 2025, the foundations are firmly in place.
Today, redevelopment is no longer an abstract idea—it is an urgent need. With RERA, digitisation, and greater transparency, there is now both public awareness and policy alignment. What’s required is a shared platform where all voices can converge. That’s exactly what Mumbai Makeover offers: a space for structured, insightful dialogue on the future of the city’s built environment.
Through this handbook and our digital ecosystem—comprising talk shows, podcasts, interviews, and research-backed content—we aim to make redevelopment in Mumbai better understood, better executed, and better celebrated.
We are also currently planning the next edition of the Mumbai Makeover Redevelopment Handbook 2026. If you’re a developer, policymaker, or housing society representative who wishes to contribute, please write to us at mumbaimakeover26@gmail.com or wilfredf@youngistancreatives.com.
You can also visit us at www.mumbaimakeover.com, subscribe to our YouTube channel (https://www.youtube.com/@ mumbaimakeover-rdvt), or follow us on Instagram (@mumbaimakeover_25) to stay updated and be a part of this ongoing movement.
Redeveloping Cities. Reviving Lives.
Raju Kane
Menka Shivdasani Consulting Editor Editor
Wilfred Fernandes Publisher
The Big Picture
Redevelopment as State Responsibility: The work ahead remains large in scale, but systems are in place, says Sanjeev Jaiswal, CEO, MHADA
Mumbai in Minutes: MMRDA’s vision is for MMR to emerge as India’s gateway to the global economy, says Dr Sanjay Mukherjee
A Revolution in Housing: The Maharashtra State Housing Policy, 2025, is set to change the face of the housing sector in Maharashtra
Transformative Vision: The MMR Growth Hub Economic Master Plan is an ambitious vision to transform the MMR region, says Raju Kane
A Holistic View: A sustainable housing solution requires significant transformation in the urban planning framework, says Gautam Chatterjee
The Redevelopment Renaissance: Dr Niranjan Hiranandani on how redevelopment has become smoother, transparent, and promising
A Historic Transformation: Sandeep Sadh takes a closer look at the unprecedented infrastructure renaissance in Mumbai
‘Mumbai Is Rebuilding Itself’: Manoj Nihalani, Founder and CEO, Pacific Estates, on the redevelopment wave and how consumer behaviour is reshaping the market
Injecting New Life: Venus Grandeur, the Bandukwala redevelopment by Raj Builders, is taking shape near the J J Hospital in South Mumbai
Safeguarding the Legacy: Ar. Qutub Mandviwala’s remarkable reimagining of Bhendi Bazaar keeps its cultural fabric intact, says Menka Shivdasani
‘It’s all about FSI’: Maximising FSI is what counts today, says Ar. Shabbir H Lilamwala
Redevelopment in Mumbai: Ar. Reza Kabul believes that redevelopment, when executed thoughtfully and supported by infrastructure and planning, has the power to revitalise cities.
The Way Forward for Urban Renewal: Cluster redevelopment paves the way for urban regeneration with infrastructure, safety, and integrated spaces, says Menka Shivdasani
A Role Model for Redevelopment: Dr Rajendra Chaturvedi’s Shreepati Group is a pioneer in the field
The Long-Term View: Ar. Nishant Gupta has some thoughts on the need for a holistic vision for redevelopment
A City in Transition: Raju Kane explores Mumbai’s micro-markets and finds that almost every location is undergoing a transformation
116 72 76
124 26 84 40
Airport-Led Development: The Navi Mumbai International Airport is acting as a catalyst for the country’s most ambitious urban development project, says Raju Kane
Earth Matters: Sustainability principles must be considered when redeveloping a project. Prashant Wagh tells us more 07 18 34 94 58
128 29 54
EVENTS: CREDAI-MCHI’s Ease of Doing Redevelopment expos; Builders’ Association of India’s seminar on GST, funding and other key issues
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New Landmarks at Ghatkopar (E) and Matunga (CR): Jade Gardens in Ghatkopar (E), from the Happy Home Group, is recognised as the Iconic Redevelopment Project of the Year
Making an IMPACT: The Shree Krishna Group has played a transformational role in redeveloping Chembur, and other locations such as Khar and Thane
Navigating The Challenges
Redevelopment – An Imperative: The developer search procedure should be individualised, adaptable, transparent, and compliant with the guidelines, says Anuj Puri
DCPR 2034 Decoded: Ar. Manasi Bhide unpacks the redevelopment regulations in the Development Control and Promotion Regulations
Make an Informed Decision: CA Ramesh Prabhu offers a comprehensive comparison of self-redevelopment vs developer-led projects
Get the Right Consultant: Housing societies undergoing redevelopment have little cause to worry so long as they receive the right guidance, says Er Abhijit Mehta
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‘There is Greater Awareness today’: Architect Ketan Vaidya offers some insights from the ground
Follow the Process: Adv Ameet Mehta articulates step-by-step procedures to navigate the legal, regulatory, and procedural complexities of redevelopment
191 186 150 182
Understanding Redevelopment: Dilip Shah addresses some frequently asked questions about the redevelopment of cooperative housing societies
The 79A Guidelines: Section 79A empowers the government to facilitate the smooth redevelopment of cooperative housing societies, says Advocate Uma Kshirsagar-Wagle
Navigating the Legal Landscape: Rohit Jain and Gourav Sogani of Economic Laws Practice explore four key legislations that govern redevelopment projects
198 134 176 168
Some Definitions Common Terms Explained
195 204 206
The Big Picture
SANJEEV JAISWAL Vice-President and Chief Executive Officer, MHADA
Redevelopment as State Responsibility: Delivering Urban Safety, Stability and Scale in Mumbai
The work ahead remains large in scale, but it is guided by systems that are already in place, says Sanjeev Jaiswal, Vice-President and Chief Executive Officer, Maharashtra Housing and Area Development Authority (MHADA)
Mumbai’s housing stock has always carried a dual character. On one side, it reflects the dynamism of a growing metropolis. On the other, it includes thousands of ageing structures that have long exceeded their intended lifespan. These are not isolated buildings. They represent entire neighbourhoods occupied under formal tenancy but weakened by time, neglect and limited financial feasibility for maintenance. This responsibility is implemented through the Maharashtra Housing and Area Development Authority, with the Mumbai Building Repairs and Reconstruction Board as the designated authority for older cessed buildings.
FOUNDATIONS IN ORDER: THE FRAMEWORK THAT GOVERNS ACTION
The legal basis for this work was established through the Mumbai Building Repairs and Reconstruction Act of 1969, later integrated into the Maharashtra Housing and Area Development Act in 1977. The Board was constituted in 1992 to carry out this mandate with dedicated focus. Its jurisdiction spans Municipal Wards A to G. It is authorised to undertake repairs up to ₹4,000 per square metre of built-up area. Where costs exceed this ceiling and occupants cannot contribute
further, the building is declared beyond economical repair and acquired under Section 88(3) for reconstruction.
SECTION 88(3) IN PRACTICE: WHERE RECONSTRUCTION REPLACES RISK
The acquisition and redevelopment of buildings under Section 88(3) follows a clear process. Technical assessments determine structural viability. Residents are shifted to transit accommodation. Buildings are redeveloped as per approved norms and the eligible occupants are allotted new permanent tenements.
To date, 941 buildings have been declared under Section 88(3). Of these, 454 have already been reconstructed. Through this, 36,386 residents have received permanent and legally allotted homes. Other projects are in progress, with technical and legal approvals at various stages. In certain cases, a group of buildings within a premises is taken up under a common Draft Scheme under Section 88(3)(B). This allows for combined redevelopment of multiple adjoining structures, subject to feasibility and planning approval.
ENABLING TRANSITIONS: THE ROLE OF TRANSIT HOUSING
Redevelopment requires the temporary relocation of residents to safe and habitable accommodation. MHADA has created a substantial network of transit tenements to ensure this is handled systematically.
There are 20,493 transit tenements constructed across 37 locations. As of now, 381 units are vacant and ready for
allotment. An additional 706 tenements have been approved for transfer to MHADA from Shivsahi Punarvasan Prakalp as per the Government Resolution issued on January 18, 2023.
Another 3,259 units, constructed on mill lands, are reserved for the redevelopment of BDD Chawls. These tenements are rented to eligible residents and maintained by MHADA. Repairs and upkeep are carried out regularly to ensure minimum disruption to families relocated during redevelopment.
VERIFYING ELIGIBILITY: POLICY EXECUTION THROUGH BIOMETRIC TRANSPARENCY
In order to prevent misuse and ensure that transit housing benefits only eligible occupants, the Government of Maharashtra has issued a policy, formalised through a Government Resolution dated 13 September 2019. This policy introduces a classification system for transit camp residents based on their eligibility and mode of occupancy. ● Category A includes original tenants who are eligible for rehabilitation without payment.
MHADA’s redevelopment programme is not an emergency intervention. It is an institutional framework carried out with legal backing and procedural discipline
● Category B includes those who have purchased tenancy rights and are required to bear construction and infrastructure costs.
● Category C includes unauthorised occupants who are eligible for rehabilitation upon payment of the full cost along with an additional penalty.
To implement this policy transparently, a biometric survey of all transit tenements has been undertaken. So far, 12053 units have been surveyed. The classification of residents under the appropriate category is in progress and forms the basis for future allotments.
PRIVATE REDEVELOPMENT WITH STATE OVERSIGHT: THE DCR 33(7) CHANNEL
While MHADA leads redevelopment through acquisition, another parallel mechanism functions under Development Control Regulation 33(7). Here, landlords, co-operative housing societies, or developers carry out redevelopment, subject to clear eligibility norms and permissions granted by the Mumbai Building Repairs and Reconstruction Board.
At present, 2,455 redevelopment permissions have been issued. Of these, 974 projects have been completed. A further 1,398 projects are under construction or in progress. These initiatives cover a total of 4,189 buildings and benefit more than 80,000 tenants.
Tenants are eligible for a minimum of 300 square feet of carpet area or the area previously occupied, whichever is higher. The maximum entitlement is capped as per policy. Non-residential occupants are provided space equal to their earlier commercial use. These projects are executed using the permitted Floor Space Index and follow rehabilitation design standards.
STRENGTH THROUGH CONTINUITY: REDEVELOPMENT AS A PUBLIC ASSURANCE
MHADA’s redevelopment programme is not an emergency intervention. It is an institutional framework carried out with legal backing and procedural discipline. It addresses public risk by delivering structural safety. It protects tenancy rights by ensuring permanent and fair housing to eligible residents. It supports planning goals by replacing unplanned density with regulated redevelopment.
IMPLEMENTATION OF CLUSTER REDEVELOPMENT UNDER REGULATION 33(9)
In parts of Mumbai where multiple ageing structures stand adjacent to each other, with limited access and poor infrastructure, individual building redevelopment offers limited long-term solutions. These locations require coordinated intervention. Through Regulation 33(9) of the Development Control and Promotion Regulations, the Government of Maharashtra has made provisions for cluster redevelopment of such areas.
MHADA is empowered to initiate these schemes either independently or in partnership with the Municipal Corporation, co-operative housing societies, or developers. These schemes allow for improved layouts, development of internal roads, provision of open spaces, and proper planning of services.
As of today, 19 cluster redevelopment schemes have been approved under this regulation. These cover 168 buildings and approximately 5,646 tenements. Of these, 16 projects are under implementation, one is complete, and two are at an advanced planning stage. All schemes are taken up after technical evaluation, occupancy verification, and approval of layout proposals.
MHAD
(AMENDMENT) BILL, 2020 (L.A. BILL NO. XLI OF 2020) PASSED BY THE MAHARASHTRA LEGISLATIVE ASSEMBLY ON 07.09.2020 AND FINALLY PUBLISHED BY THE GOVERNMENT ON 02.12.2022. NEW SECTION 79-A:
As on today, there are about 13,091 old and dilapidated cessed buildings in the Island City of Mumbai, which are constructed during the period prior to 1940 to 1969. Though these buildings are owned by private owners, as per the provisions of Chapter VIII of the MHAD Act, 1976, it is the responsibility of MHADA to carry out the structural repairs and redevelopment of cessed buildings as per the availability of funds.
The Government of Maharashtra, in order to carry out speedy redevelopment of these old cessed buildings, has amended the D.C. Regulations 33(7), due to which owners can redevelop their buildings with 51% consent of the tenants/occupants by availing additional FSI.
Redevelopment is not a campaign but a continuous public responsibility. MHADA’s work, as authorised by the State Government, is structured to ensure lawful occupancy, structural safety, and access to basic civic amenities for every eligible household
It is observed by MHADA that despite cessed buildings being declared dangerous by MCGM under Section 354 of the MMC Act or by the Board, the owners of the buildings do not come forward to carry out redevelopment, even though the tenants/ occupants are ready for redevelopment, due to their malafide intentions to dispossess the tenants/occupants.
Hence, Section 79(A) has been newly introduced in the proposed amendments. In the proposed amendments, the first chance for redevelopment has been given to the owners. If the owner fails to submit the proposal, then the second chance is given to the tenants/occupants for carrying out redevelopment. If both of them fail to submit the proposal, then only shall MHADA acquire the building/land and carry out redevelopment.
NEW SECTION 91(A)
MHADA / MBRRB issues NOC for redevelopment of old and dilapidated cessed buildings to the owners or developers appointed by the owners, as per the provisions of amended DCR 33(7). The owners/developers, after obtaining NOC from MHADA, have obtained approval of IOD / plans from MCGM and demolished the old cessed building by providing monthly rent to the tenants/occupants for temporary alternate accommodation.
However, the owners/developers, after starting the work of the new building, have left the work incomplete and also stopped providing monthly rent to the tenants/occupants due to their financial issues / bankruptcy, etc. Due to these reasons, the tenants/occupants are homeless and facing financial problems.
As on today, notices under Section 91(A) are issued to 91 schemes, out of which NOC holders of 43 schemes have started the redevelopment work. Now, there are about 48 schemes which are left incomplete, and about 3,330 tenants/occupants (families) are homeless and also not getting monthly rent towards temporary alternate accommodation.
Due to this reason, a new Section 91(A) has been introduced so that the property of such owners/developers can be acquired by MHADA in order to complete the redevelopment scheme and rehabilitate the homeless tenants/occupants.
COMPENSATION TO THE OWNERS
All the cessed buildings are situated on plots owned by
private owners and occupied by tenants/occupants, who are required to be rehabilitated after redevelopment free of cost on ownership basis. All the plots are encumbered and not vacant. Hence, considering the liability of rehabilitation, it is proposed to provide compensation to the owners/landlords at the rate of 25% of the amount of Ready Reckoner rates or 15% of the built-up area of sale component, whichever is higher, towards the land cost.
REDEVELOPMENT OF KAMATHIPURA: GOVERNMENT-APPROVED CLUSTER SCHEME
The cluster redevelopment of Kamathipura, approved through Government Resolution dated January 12, 2023, is one of the most significant city-led interventions in a high-density urban zone. MHADA has been appointed as the nodal agency for the project covering lanes 1 to 15.
This redevelopment includes 734 buildings. Out of these, 475 are cessed, 163 are non-cessed, 15 have reconstructed buildings, and 52 buildings had been demolished earlier. Twenty-nine other structures like school buildings, government offices, and religious structures. More than 7400 residential and commercial tenements are included under this scheme.
The project covers a gross plot area of around 1.39 lakh square metres. After accounting for reservations and setbacks, the net planning area is over 73,000 square metres. Fifteen appointed architects completed site surveys and identified tentative numbers of tenants/occupants. As per the approved policy, each eligible residential tenant will receive a minimum of 500 sq. ft. carpet area. Landowner compensation has been sanctioned through Government Resolution dated July 2, 2024, with slabs linked to existing land size.
Now for the appointment of the developer (CD&A), the tender has been published on June 12, 2025.
HOUSING INFRASTRUCTURE FOR POLICE PERSONNEL UNDER REGULATION 33(5)
The redevelopment of police housing in Mumbai is being carried out by MHADA following a decision taken in a meeting chaired by the Principal Secretary on September 13, 2022. Fifteen locations have been identified across the city, including
● Regulation 33(5): For institutional housing including police quarters.
These sites collectively span 26 acres. A total of 4725 quarters will be constructed. Of these, 4225 will be 45 sq.m. units and 500 will be 60 sq.m. units. The rehabilitation construction is estimated to cost approximately ₹3,000 crore, while the freesale component is projected at ₹5,057 crore.
Development is to be carried out under Regulation 33(5) of the Development Control and Promotion Regulations. Multiple execution models are under evaluation, including selfdevelopment, public-private partnerships, and revenue-sharing formats.
STATUTORY MECHANISMS FOR REDEVELOPMENT EXECUTION
MHADA operates under a multi-channel legal structure to implement different categories of redevelopment:
● Section 88(3) of the MHADA Act: For acquisition and reconstruction of cessed buildings declared beyond economical repair
● Regulation 33(7): For redevelopment through landlords, societies or developers, with MHADA facilitation
● Regulation 33(9): For cluster-based redevelopment led by MHADA or joint ventures
● Regulation 33(24): For redevelopment of reconstructed (RT) buildings.
Each mechanism is governed by specific guidelines. Eligibility is verified through biometric surveys. Transit housing is allotted where necessary. All approvals follow the required administrative hierarchy. These statutory provisions ensure that redevelopment remains both accountable and consistent.
ONGOING RESPONSIBILITY UNDER STATE HOUSING POLICY
Redevelopment is not a campaign but a continuous public responsibility. MHADA’s work, as authorised by the State Government, is structured to ensure lawful occupancy, structural safety, and access to basic civic amenities for every eligible household.
Each project delivered under these regulations represents more than a construction milestone. It reflects the role of the State in maintaining urban stability and social confidence. MHADA continues to execute this mandate through procedural clarity, financial diligence, and institutional discipline.
The work ahead remains large in scale, but it is guided by systems that are already in place. Through policy continuity and administrative coordination, MHADA will continue to address the housing needs of Mumbai’s older areas with focus, capacity and legal precision.
Sanjeev Jaiswal is Vice-President and Chief Executive Officer, Maharashtra Housing and Area Development Authority (MHADA). A member of the 1996 Indian Administrative Service (IAS) batch, he has been instrumental in driving initiatives at MHADA that prioritise affordable housing and sustainable urban development. His numerous awards at the state, national and international level include the Prime Minister Award for Excellency in Administration (NREGA, 2009-10), the International Earth Hour City Challenge Award (World Wide Fund for Nature, 2016-17) and the Data Integration, Capacity Building Initiatives, Generation of Public Awareness and Publicity (Ministry of Jal Shakti, Govt. of India, 2023) (Website): https://www.mhada.gov.in/en
MHADA CEO Mr Sanjeev Jaiswal, announces Redevelopment NOCs to be issued within six weeks under the Right to Service Act
Mr Sanjeev Jaiswal, MHADA CEO, is clearly a man with a mission. On April 28, 2025, the Vice President and Chief Executive Officer of Maharashtra Housing and Area Development Authority addressed a large gathering of prominent industry leaders at the second Redevelopment Conference and Investors Summit.
Mr Jaiswal announced a landmark decision to fast-track old cessed buildings redevelopment approvals received from tenants under 79A(1b). Under the new directive, redevelopment proposals of old cessed buildings submitted under Section 79A (1a)or 79A(1b) accompanied by 51% consent of residents, shall receive a No Objection Certificate (NOC) within six weeks. This approval process would now be governed under the Right to Service Act, he said. In the event of any delay beyond the stipulated period, the NOC would be treated as deemed approved.
Mr Jaiswal stated that if all stakeholders honour their commitment, the goal of constructing eight lakh affordable houses in the Mumbai Metropolitan Region (MMR) over the next five years can be met. MHADA’s projected investment stands at ₹30,000 crore (in five years), with developers contributing
an estimated ₹2.50 lakh crore. Redevelopment projects at GTB Nagar, Abhyudaya Nagar, Motilal Nagar, BDD Chawls, Bandra Reclamation, Adarsh Nagar, SVP Nagar and Versova were highlighted as immediate priorities.
Key policy reforms discussed at the summit include the provision of FSI 3.00 or rehab + incentive ranging from 75 to 100% FSI for both cessed and non-cessed structures and the use of surplus tenements received in 33(9) for transit accommodation without the need for prior offers to MCGM or MMRDA. Premiums on clubbed schemes are to be calculated based on the smaller plot area, and financial relief measures such as a 13% reduction in interest rates, instalment-based premium payments, and GST relaxation for rehabilitation components were also proposed.
Further, MHADA shall act as the nodal agency for affordable rental housing. Proposals include a Rental Housing Index, 100% income tax exemption on rental income for ten years, and use of unused MHADA land for rental projects. Inclusive housing provisions were also reviewed, with fixed tenement costs at 125% of DSR and land management protocols ensuring plots below 4000 sq.m. are not subdivided.
The MMR Growth Hub initiative aims to develop 7.82 lakh housing units, based on a 60% sale and 40% free rehabilitation model, with an average cost of ₹50 lakh per unit. Approximately 13,000 cessed buildings have been identified for redevelopment.
Mr Jaiswal appealed to all stakeholders to take a pledge that whichever project they undertake, it must be completed on time, houses must be delivered as per the committed schedule, and there should be no injustice to the rehabilitation component under any circumstances.
The summit, held at MIG Club, Bandra (East), was attended by prominent industry leaders including Mr Boman R. Irani, President, CREDAI National and Chairman and Managing Director, Rustomjee Group; Mr Domnic Romell, President, CREDAIMCHI and Managing Director, Romell Group; Mr Gautam Chatterjee, Former Chairman, MahaRERA and Former Housing Secretary, Government of Maharashtra; Dr Niranjan Hiranandani, Co-Founder and Managing Director, Hiranandani Group and Chairman, NAREDCO; Mr Prashant Sharma, President, NAREDCO Maharashtra; Mr Rajan Bandelkar, President, NAREDCO India and Director, Raunak Group, along with several other key stakeholders.
Sanjeev Jaiswal, VP and CEO of MHADA, Dr Niranjan Hiranandani, Chairman, NAREDCO, Boman Irani, President, CREDAI National, and Domnic Romell, President of CREDAI-MCHI, were among the many prominent developers at the MHADA Redevelopment Conference and Investors Meet
Awareness Circular
As part of awareness efforts led by Mr Sanjeev Jaiswal, IAS, VP and CEO, MHADA, a circular went out to housing societies on the redevelopment of cessed buildings under Section 79A.
The redevelopment of cessed buildings identified as structurally unsafe within the jurisdiction of the Mumbai Building Repairs and Reconstruction Board continues to be a matter of serious concern. Out of the 13,091 such buildings, several are not fit for habitation and pose safety risks, particularly in the monsoon. MHADA has initiated structural
inspections of these buildings and launched an awareness campaign to inform societies of the redevelopment framework now available under Section 79A of the MHADA Act. Circulars have been issued to the concerned housing societies as part of this effort.
Mr Sanjeev Jaiswal, IAS, Vice President and Chief Executive Officer of MHADA, had directed structural inspections of 500 cessed buildings earlier this year. Of the 555 buildings surveyed so far, structural reports have been received for 540. Mr Jaiswal stated that timely repair and redevelopment of buildings found unsafe through these inspections can help avoid potential structural failures and safeguard life and property. He has instructed that the audit process be expedited and completed for all 13,091 cessed buildings within a year.
Following an amendment to the MHADA Act, the Government of Maharashtra has implemented Section
79A, which introduces a time-bound process for the redevelopment of such buildings. As per the provision, the landlord is given six months to submit a redevelopment proposal along with the irrevocable consent of 51 % of the tenants or occupants. If this is not done, the cooperative housing society formed by the residents may submit a proposal within the next six months with the required consent. If no proposal is submitted within the total timeframe, the Mumbai Building Repairs and Reconstruction Board is empowered to acquire the building and land and undertake redevelopment directly.
All landlords, cooperative housing societies, and residents of old cessed buildings in south Mumbai are urged to take the initiative and avail the FSI incentives available under Development Control Regulation 33(7) and 33(9). Societies have also been advised to contact the concerned Executive Engineers for further guidance.
MHADA inaugurates Citizen Facilitation Centre
In a landmark move towards transparency and citizen-centric governance, Mr Sanjeev Jaiswal, IAS, Vice President and Chief Executive Officer of MHADA, recently inaugurated the Citizen Facilitation Centre (CFC), Visitor Management System (VMS), and Office Navigator at MHADA’s headquarters in Bandra. “By making 15 crore official documents available to citizens, we are reducing the dependency on Right to Information (RTI) applications and making access to information straightforward and hasslefree,” he said. Scanned documents would be uploaded and displayed on MHADA’s official website; however sensitive and classified documents would be protected.
”MHADA is also pushing forward its digital transformation agenda by promoting grievance redressal through online platforms, thus minimising the need for physical visits,” Mr Jaiswal remarked. “To assist citizens without digital access, especially from rural areas, MHADA has appointed dedicated staff. Public grievance meetings, or Janata Darbars, have also been organised to address concerns directly.” Further, MHADA engaged an external agency to gather feedback across departments, helping the organisation better align its services with public expectations.
Mr Jaiswal further stated that MHADA is targeting the delivery of
6.5 lakh homes across the Mumbai Metropolitan Region. Significant stock focusing on EWS (Economically Weaker Section) to MIG (Middle Income Group) categories will soon be available as redevelopment projects at Motilal Nagar, GTB Nagar, Sindhi Society, and PMGP Jogeshwari gain momentum. The use of 3 FSI provisions is helping accelerate these developments.
Besides, seven cluster redevelopment projects at Prabhadevi in south Mumbai are also taking shape. Mr Jaiswal further pointed out that MHADA is also planning rental housing initiatives targeted at senior citizens, women, and students, along with the construction of 42,000 rehabilitation tenements.
MR SANJEEV JAISWAL, MHADA CEO
Deadline for Special Amnesty Scheme for Occupancy Certificates extended
The State Government has approved an extension till December 31, 2025 for two special amnesty schemes implemented by the Maharashtra Housing and Area Development Authority (MHADA). These include the scheme for issuing occupancy certificates to redeveloped MHADA buildings through the Building Permission Cell, and the interest waiver scheme on the additional premium amount implemented by the Mumbai Housing and Area Development Board. Approximately 80 housing societies are expected to benefit from this extension.
As per Authority Resolution No. 6260 dated June 4, 2007, the Mumbai Board has extended the validity of the interest waiver scheme up to December 31, 2025. Under this scheme, societies that were charged interest on the additional premium amount will receive a waiver on the interest component and will be required to pay only the principal amount of the additional premium.
In addition, MHADA’s Building Permission Cell is implementing a separate amnesty scheme to issue occupancy certificates to redeveloped buildings under the Development Control Regulations (DCR) 1991. Under this scheme, eligible societies will receive
concessions on the penalty charges levied on such projects as per prevailing MHADA policy.
According to Authority Resolution No. 6260, housing societies that were issued Letters of Intent or No Objection Certificates between 29 July 2004 and 4 June 2007 are liable to pay the additional premium amount for redevelopment. Recovery notices have been issued to these societies. However, due to non-payment of the premium by many societies, occupancy certificates have not been granted. As a result, members of these societies are required to pay increased charges for water, property tax, and face challenges in flat sale or transfer.
Although the redevelopment work has been physically completed by developers and buildings handed over to the societies, the financial burden of the premium payment remains on the societies and ultimately the individual members.
In response to these difficulties, the Mumbai Board has implemented the interest waiver scheme to allow housing societies to pay only the principal amount of the additional premium.
The second amnesty scheme,
implemented by the Building Permission Cell, applies to buildings redeveloped under DCR 1991. The scheme is applicable to societies that received building permissions under DCR 1991 up to November 12, 2018. Under this scheme, occupancy certificates will be issued as per the sanctioned plot area by MHADA. Closed flowerbeds and balconies per flat have been listed. A concession of 75% on penalty charges will be granted for unauthorised usage within the building as per MHADA’s current policy.
In cases where the building construction exceeds approved plans or revised drawings, a 75% concession on applicable penalty charges will also be granted. The scheme allows for the recovery of revised plan fees and related penalties.
Details of both amnesty schemes have been published on MHADA’s official website https://mhada.gov.in The Mumbai Board has appealed to all housing societies in the city and suburbs under MHADA’s layout with pending occupancy certificates to take advantage of this opportunity and complete the necessary procedures to obtain the certificates.
Mumbai in Minutes
As the Mumbai Metropolitan Region Development Authority (MMRDA) celebrates its 50th anniversary, its vision is for MMR to emerge as India’s gateway to the global economy, aligning infrastructure, mobility, and planning at the metropolitan scale. Dr Sanjay Mukherjee, Metropolitan Commissioner, tells us more. “We focus on the projects – not for applause, but for impact,” he says
Various agencies are involved in Mumbai’s redevelopment—MHADA, BMC, SRA. What is MMRDA’s role in this, and how do you see it evolving in the near future?
Dr. Sanjay Mukherjee, IAS: In a city as complex and layered as Mumbai, redevelopment is not simply about rebuilding structures—it is about reimagining how citizens live, move, and thrive. While MHADA, BMC, and SRA are playing crucial roles in housing and civic upgrades, MMRDA serves as the regional integrator—we align infrastructure, mobility, and planning at the metropolitan scale.
For the first time, a government body like MMRDA has stepped in as a developer for slum rehabilitation, currently executing large-scale projects in Mata Ramabai Ambedkar Nagar and Kamraj Nagar (Ghatkopar East). These projects had been stuck for years; MMRDA was brought in due to its proven delivery capacity across complex infrastructure.
Importantly, we are not just building homes—we are creating integrated neighbourhoods with 1BHK units, commercial zones, Anganwadis, libraries, health centres, and community spaces. This holistic model is one we intend to replicate across the region.
We’re also enabling redevelopment through larger regional projects—the Urban Ring Road, Metro network, and Coastal Road extensions—which bring
“The next five years will be defined by a shift from fragmented, project-based redevelopment to a cohesive, integrated urban transformation strategy. Redevelopment for us now means building liveable, connected, and sustainable communities that align housing, mobility, jobs, and public amenities.”
Dr. Sanjay Mukherjee, IAS Metropolitan Commissioner, MMRDA
DR SANJAY MUKHERJEE Metropolitan Commissioner
remote areas within one hour of core employment and education hubs. This is our “Mumbai in Minutes” vision: connecting lives, not just locations.
Our evolving role is to drive smart, sustainable, and inclusive urban renewal, laying the foundation for a resilient and equitable Mumbai 3.0.
Please give us more details of this project. What other slum redevelopment projects is MMRDA undertaking?
Dr. Sanjay Mukherjee, IAS: The Ghatkopar Slum Redevelopment Project, spanning over 32 hectares and impacting more than 17,000 residents, marks a watershed moment for urban renewal in MMR. For the first time, a parastatal agency is leading a slum rehabilitation initiative as the Developer in partnership with the SRA.
In Phase I, we’ve signed agreements with 3,899 families, distributed over ₹130 crore in rent cheques, and cleared nearly 3,700 slum structures. Phase II, aligned with the Eastern Freeway extension, has commenced with rent disbursement to 1,694 families, and we’ve secured key approvals such as Letters of Intent (LOIs) and Intimation of Approval (IOA) for six buildings.
The design includes G+22 towers with basement parking, 300 sq.ft. homes, commercial nodes, and complete social infrastructure—from Anganwadis and fitness centres to libraries and youth clubs. It’s a complete urban ecosystem, not a relocation effort.
This project aligns with the September 2023 government resolution allowing joint ventures between SRA and agencies like MMRDA, MHADA, and CIDCO. It is a template for compassionate and efficient slum redevelopment across the region.
MMRDA has signed several agreements with Indian and global financial institutions. Can
you elaborate on these and their utilisation?
Dr. Sanjay Mukherjee, IAS: To support Mumbai’s transformation into a nextgeneration metropolis, MMRDA has raised an unprecedented ₹4.07 lakh crore—making it one of the most ambitious regional funding programmes in India.
Key partners include:
● PFC and REC: ₹1 lakh crore each
● HUDCO: ₹1.5 lakh crore
● IRFC: ₹50,000 crore
● NABFID: ₹7,000 crore
These funds are earmarked for metro corridors, tunnel networks, housing, and regional infrastructure. Specific projects include ₹15,071 crore for the Thane–Borivali twin-tube tunnel and ₹7,326 crore from Union Bank for the Orange Gate–Marine Drive underground tunnel.
The Government of Maharashtra has extended state guarantees, strengthening disbursement and investor confidence. These funds are the financial backbone of Mumbai 3.0—a vision built on sustainability, inclusivity, and resilience.
The Mumbai Metro is a key enabler, offering convenience and connectivity
What’s the current status of key metro lines—2B, 4, 5, 6, 9, and 7A?
Dr. Sanjay Mukherjee, IAS: We are making visible and measurable progress across all priority corridors:
Line 2B (Mandale–D. N. Nagar): 86% civil work complete. Trial runs for Phase I began in April 2025. Phase I commissioning is set for December 2025; Phase II in December 2026.
Line 4 (Wadala–Kasarvadavali): 81% progress. Phase-wise commissioning begins from December 2025 to late 2027.
Line 4A (Kasarvadavali–Gaimukh): 91% complete; expected launch by December 2025.
Line 5 (Thane–Bhiwandi–Kalyan): Phase I is 95% complete. DPR for Phase II is under preparation. Target: June 2029.
Line 6 (Swami Samarth Nagar–Vikhroli): 78% complete, with depot and track work in progress. Expected: December 2026.
Line 9 (Dahisar–Mira Bhayander): 97% complete. Trial runs for Phase I began in May; launch expected December 2025.
Line 7A (Andheri East–CSMIA T2): 59% progress; key tunnelling milestones were achieved in April. Targeted launch: December 2026.
This multi-corridor expansion will soon offer seamless, multimodal travel across
MMR, bringing the “Mumbai in Minutes” vision to life.
What is the status of Metro Line 10 (Gaimukh–Shivaji Chowk, Mira Road)?
Dr. Sanjay Mukherjee, IAS: Metro Line 10 is a crucial north-south connector, designed to extend the seamlessness of Metro Line 4 (Wadala–Kasarvadavali) into the rapidly expanding suburbs of Mira Road. However, before civil construction can begin, key enabling works such as road widening and land acquisition must be completed—primarily by the Mira Bhayander Municipal Corporation (MBMC), with support from MMRDA. We are fully prepared on our end— from planning to DPR approvals. The
The Atal Setu Sea Link has emerged as a transformative corridor for the MMR
moment the local authorities finish their preparatory work, we will move into execution mode without delay. The line is expected to be completed by March 2030, and once operational, it will serve as a vital public transport lifeline for the dense urban clusters in this part of the MMR. This is part of our larger vision to ensure that no corner of MMR remains underserved by high-quality, sustainable mass transit.
What is the current ridership for Metro Lines 2A and 7?
Dr. Sanjay Mukherjee, IAS: Metro Lines 2A and 7 have truly become backbones of the suburban commuting ecosystem in the western corridor. From January 20 to June 8, 2025, these lines have
collectively recorded 17.62 crore passenger journeys. Presently, over 2.6 lakh people use these services daily, with 3–4% month-on-month growth in ridership—a trend that validates the metro’s appeal across age groups and professions.
It’s important to note that these lines are also supporting modal shift—encouraging commuters to leave behind private vehicles and switch to clean, efficient public transport. We’ve seen peak-hour congestion drop in areas like Dahisar, Andheri, and Goregaon, as people embrace this reliable alternative. These numbers are not just statistics—they represent people reclaiming time, improving air quality, and finding dignity in daily travel.
What are the projected ridership numbers once the entire metro network is operational?
Dr. Sanjay Mukherjee, IAS: Based on traffic simulation models and travel behaviour studies conducted by our planning teams and consultants, we project daily metro ridership to exceed one crore by 2030. This figure encompasses all operational lines under MMRDA and will make Mumbai’s metro system one of the largest and most heavily used urban rail networks in the world.
But beyond the numbers, the real success lies in how this network will transform lives. It means a student from Vasai can reach her college in Powai in under an hour. It means a nurse in Ghatkopar can get to a hospital job in Malad without losing three hours in traffic. These are life-altering possibilities, and we are proud to be enabling that shift. This is what “Mumbai in Minutes” is all about—making every opportunity in this region accessible and equitable.
What impact will the full Metro network have on Mumbai’s traffic congestion?
Dr. Sanjay Mukherjee, IAS: The metro network is a long-term structural solution to Mumbai’s congestion woes.
Unlike flyovers or temporary widening projects, the metro offers a mode shift, drawing commuters away from overburdened roads and suburban rail.
The impact is already visible. With Lines 2A and 7 in place, we’ve seen lower congestion levels along the Western Express Highway and Link Road corridors. As more corridors become operational—especially Lines 4, 5, 6, and 9—we expect a cascading effect: reduced vehicular volume, shorter travel time, and better air quality.
What’s also encouraging is that our stations are becoming micro-hubs of urban revitalisation—with improved footpaths, last-mile connectivity, and new economic activity. So, it’s not just about traffic—it’s about urban decongestion, cleaner environments, and a more breathable, efficient Mumbai.
What kind of economic impact is the Metro network expected to generate?
Dr. Sanjay Mukherjee, IAS: The Metro is an economic multiplier. Its impact radiates far beyond transportation—it shapes real estate values, enhances labour mobility, and strengthens business ecosystems.
Shorter commutes directly improve productivity and mental health, giving citizens more time with family and less stress. Moreover, as accessibility improves, underutilised zones like Bhiwandi, Kalyan, and parts of Navi Mumbai become prime for commercial, residential, and industrial investment.
Our Transit-Oriented Development (TOD) policy is unlocking land value, attracting private players, and generating job opportunities. In financial terms, we expect land values to appreciate by 10–40% near metro stations and a significant boost in regional GDP contribution over the next decade. The Metro network is, therefore, not an expense—it’s an investment into Mumbai’s economic future.
Can you elaborate on the MoU
signed with the UK Government and its relevance to Mumbai’s Metro future?
Dr. Sanjay Mukherjee, IAS: This MoU, signed at the World Economic Forum in Davos, is part of a larger strategy to internationalise our infrastructure ecosystem. It includes technical collaboration between MMRDA, the UK Department for Transport, Crossrail International, and the University of Birmingham’s Centre for Railway Research and Education.
The focus areas are energy-efficient rail systems, automation, climate resilience, operations management, and passenger experience design. While it does not involve immediate funding, the long-term value lies in knowledge transfer, future investment facilitation, and operational excellence.
It positions MMRDA not just as a project executor, but as a thought leader. With expertise drawn from projects like London’s Crossrail, we are embedding global best practices into our planning and implementation. This directly supports our “Mumbai in Minutes” and “Mumbai 3.0” vision—making Mumbai not just bigger, but smarter, greener, and more humane.
The Monorail project hasn’t lived up to expectations. What is being done?
Dr. Sanjay Mukherjee: It is true that the Monorail faced several operational and
technical challenges in its early years. However, under the management of Mumbai Metro Operation Corporation Limited (MMMOCL), considerable improvements have been made. Service frequency, reliability, and commuter convenience have all been enhanced.
To further strengthen the system, 10 new indigenously manufactured monorail rakes have been ordered. As of June 2025, six rakes have already arrived and are currently undergoing comprehensive trial runs. Once these new rakes are inducted into service, they will significantly boost fleet capacity and reliability—resulting in greater passenger comfort, reduced waiting times, and improved punctuality.
Moreover, future connectivity with Metro Lines 4 and 4A is expected to expand ridership and transform the monorail into an integral feeder system, opening up new corridors for daily commuters across the eastern suburbs. We remain committed to ensuring that the Monorail fulfills its intended role in Mumbai’s multimodal network.
How is Atal Setu performing, and what is planned for the hinterland it now connects?
Dr. Sanjay Mukherjee: Since its inauguration in January 2024, the Atal Setu Sea Link has emerged as a transformative corridor for the MMR. To date, it has carried over 1.15 crore
vehicles, averaging 23,298 daily, and has significantly reduced travel time between Mumbai and Navi Mumbai.
This is not just a transit achievement— it’s an environmental one. The bridge incorporates noise barriers to protect flamingo habitats, demonstrating our commitment to biodiversity and sustainable engineering.
More critically, Atal Setu unlocks the KSC Growth Corridor, where MMRDA has been appointed as the New Town Development Authority for 323.44 sq. km across Uran, Panvel, and Pen. Our vision includes:
Establishing logistics hubs and fintech campuses
● Creating affordable housing zones and mixed-use townships
● Atal Setu is not just a bridge—it is the foundation for Mumbai 3.0’s southern expansion, redefining connectivity, liveability, and economic opportunity across the MMR’s emerging growth belt.
What is the current status of the Uttan–Virar Coastal Road Project?
Dr. Sanjay Mukherjee: The Uttan–Virar Coastal Road Project is a strategic mobility and development initiative for the western MMR region. The Detailed Project Report (DPR) for Phase 1 has been submitted, estimating the total cost at ₹87,427.17 crore. The project is currently in the stage of obtaining necessary CRZ and forest clearances.
This corridor is expected to dramatically reduce travel time across the region, catalyse equitable growth, and unlock economic potential along the western coastal belt. Once completed, it will serve as a major arterial route that complements the Atal Setu, ensuring balanced regional development across both eastern and western shores of the MMR.
What is envisaged under the Growth Centres at Boisar, Palghar, Pen, and Kalyan?
Dr. Sanjay Mukherjee: The upcoming
Service frequency, reliability,
commuter convenience on the Monorail have been enhanced
Growth Centres in Boisar, Palghar, Pen, and Kalyan are designed to decentralise Mumbai’s development and bring infrastructure, jobs, and services closer to emerging urban populations.
Each Growth Centre has been strategically selected:
Kharbav: Benefits from the Virar–Alibag Multi-Modal Corridor and proximity to upcoming high-speed rail networks.
Poynad (near Atal Setu and Navi Mumbai Airport): Envisioned as a hub for tourism, logistics, and greenfield development.
Kalyan Growth Centre: Spanning 1,089 hectares, this will be a full-fledged township with residential, commercial, and social infrastructure.
Angaon, Sape, and Amba: Identified for high-end industrial zones, particularly in advanced manufacturing and logistics.
These growth nodes will reduce overdependence on core Mumbai, generate employment, and ensure that infrastructure reaches the grassroots level, enabling a more balanced and sustainable metropolitan region.
What is your vision for redevelopment in Mumbai over the next five years?
Dr. Sanjay Mukherjee: The next five years will be defined by a shift from fragmented, project-based redevelopment to a cohesive, integrated urban transformation strategy. Redevelopment for us now means building liveable, connected, and sustainable communities that align housing, mobility, jobs, and public amenities.
We are driving this transformation through a combination of macroinfrastructure projects—the Coastal Road, the Urban Ring Road, the Metro Network, and digital ticketing solutions— all of which contribute to the larger “Mumbai in Minutes” vision. The goal is to ensure that residents across MMR can access their workplace, education, or healthcare within an hour’s commute.
Our roadmap envisions a city where affordable housing and premium development coexist, where Metro
access is universal, and where infrastructure upgrades directly uplift citizens’ quality of life. Through a peoplecentric approach and smart planning, MMRDA aims to lead Mumbai into its next chapter—Mumbai 3.0—a city that is inclusive, resilient, and globally competitive.
In the last two years, MMRDA has witnessed a remarkable transformation—not just in infrastructure delivery, but also in international collaborations and
long-term planning. How would you describe this evolution, and what is your larger vision for the Mumbai Metropolitan Region?
Dr. Sanjay Mukherjee: You’re right—the last two years have been pivotal for MMRDA, not just in terms of the projects we’ve delivered, but in how we have repositioned our institutional approach. We have transitioned from being a project-focused authority to becoming a strategic regional development agency with a long-term economic, environmental, and urban vision.
Airoli Katai Naka and (above) Shilphata
“Mumbai is on its way to becoming one of the 7–8 cities that will define the future of the world.”
Professor Klaus Schwab, Founder and Executive Chairman World Economic Forum
Let me elaborate on this transformation across six key dimensions:
1. From a Financial Capital to a Financial Ecosystem: Diversifying the Economic Engine
For decades, Mumbai has been India’s financial nerve centre, contributing nearly 3% to the national GDP through nodes like Bandra-Kurla Complex (BKC). But we realised that true economic resilience lies in regional diversification. Our current vision is to position the entire Mumbai Metropolitan Region (MMR) as a pan-regional financial ecosystem, with multiple BKCs—each serving as an economic anchor for surrounding urban clusters. This strategic shift will ensure balanced, distributed growth and reduce the overconcentration of opportunity in just one urban core. We are working to unlock economic nodes from Thane to Navi Mumbai, from Kalyan to Vasai-Virar, transforming them into self-sustaining financial and digital corridors.
2. National Leadership in Economic Visioning: Implementing the NITI Aayog Economic Master Plan
MMRDA is proud to be the first agency in India to operationalise NITI Aayog’s Economic Master Plan. This is not just a blueprint—it’s an action strategy that helps us align our regional development goals with India’s $5 trillion economy roadmap. Through our partnership with NITI Aayog, we are now preparing an economic master plan for Mumbai that envisions transforming the Mumbai Metropolitan Region into a trilliondollar economy by 2047. This initiative has empowered us to make policy and planning decisions with sharper clarity and quantifiable benchmarks, putting
MMRDA at the forefront of regional economic leadership.
3. Global Collaborations, Global Confidence: The WEF Partnership and the Klaus Schwab Milestone
Our collaboration with the World Economic Forum (WEF) has been one of the most significant institutional shifts for MMRDA. When Professor Klaus Schwab, the Founder and Executive Chairman of WEF, visited Mumbai after 45 years
to personally sign the Memorandum of Collaboration, it was a global vote of confidence in MMRDA’s capabilities. This partnership integrates MMRDA into global platforms for sustainable development, future mobility, and urban innovation. It allows us to co-create climate-resilient strategies, participate in global policy networks, and become part of the Global New Mobility Coalition— aligning MMR’s growth with international benchmarks in urbanism, climate goals,
Thane Ring Road
and livability. Prof. Schwab’s statement that “Mumbai is on its way to becoming one of the 7–8 cities that will define the future of the world” was more than symbolic—it was an affirmation of the journey we’ve embarked upon.
4. From Contractors to Global Ecosystem Partners: Strategic Ties with the World’s Best
In the last two years, we have built an ecosystem of world-class collaborators—from Brookfield to Crossrail, from Blackstone to Sumitomo. Our engagements are no longer limited to conventional EPC contractors. Our focus has now moved from mere local involvement to national and international collaborations—today we work with the crème de la crème across sectors. Investors, research institutions, technology providers, and innovation partners are embedded in our planning and implementation process. Whether it’s smart mobility, TODs, parking solutions, circular economy zones, or data infrastructure, we are
co-developing MMR with global players. The USD 40 billion MoUs signed at the World Economic Forum in Davos were not just investments; they are long-term commitments that validate MMRDA as a serious international partner in shaping India’s urban future.
5. Scaling with Structure: MMRDA as One of the World’s Largest Urban Agencies Today, MMRDA is the largest development authority in India and the fifth largest in the world by project portfolio and scale. But size alone is not our achievement—it’s the structure that enables it. We’ve built six verticals— Metro, Engineering, Transportation, Planning, Slum Rehabilitation, and New Town Development—to cover over 6,500 sq km of diverse and rapidly urbanising territory. This vertical integration gives us agility and domain expertise across the entire urban lifecycle—from slum redevelopment to smart highways, from metro depots to greenfield townships. This is not just about expansion—it is about institutional maturity that’s ready
to deliver for the next 50 years.
6. The Vision Ahead: Brand MMR, Global Hub for Innovation and Sustainability
As we celebrate 50 years of MMRDA, our vision is to create Brand MMR—a globally recognisable region that attracts investment, talent, and innovation. We aim to contribute over $300 billion to India’s GDP by 2030, nearly doubling our current economic output. With support from global institutions, policy frameworks from NITI Aayog, and collaborations with private sector leaders, we are committed to building an urban region that is climate-resilient, digitally advanced, socially inclusive, and globally competitive. Through our partnership with the World Economic Forum and the 11 MoUs totalling over ₹3.5 lakh crore in FDI, we are laying the foundation for MMR to emerge as India’s gateway to the global economy—a hub not only for commerce and real estate, but for innovation, circular economy, green mobility, and digital transformation.
Dr. Sanjay Mukherjee (IAS) is Metropolitan Commissioner, MMRDA. He was earlier Vice-Chairman and Managing Director City & Industrial Development Corporation of Maharashtra Limited. Other positions he has held include being Chairman (Additional Charge), Nagpur Smart and Sustainable City Development Company Ltd, Secretary - Medical Education, Food & Drugs Administration and Cultural Affairs Departments and Additional Municipal Commissioner (Projects), Municipal Corporation of Greater Mumbai (Website: https://mmrda.maharashtra.gov.in/)
Surya Water Supply Project
POLICY MATTERS
A Revolution in Housing
An investment of ₹70,000 crore, a target of construction of 35 lakh affordable houses in the next five years, several far-reaching reforms – the recently announced Maharashtra State Housing Policy, 2025, is set to change the face of the housing sector in Maharashtra
The last time the Maharashtra government announced a housing policy was in 2007. In these 18 years, the state has undergone a radical transformation. Today, Maharashtra’s urbanisation rate is 45%, among the highest in the country. It is also home to the largest slum population in India, around 18%. Mumbai alone has 52 lakh people living in slums.
Every year, given the rate of urbanisation, the congestion and pollution in Maharashtra’s main cities – Mumbai Metropolitan Region (MMR), Pune Metropolitan Region (PMR), Nagpur and Nashik – were becoming unlivable. A policy reset was needed to address the situation. The Maharashtra State Housing Policy of 2025 does just that, and it is a breath of fresh air.
It tackles several issues head-on, from making cities slum free by 2030, housing for the Economically Weaker Sections (EWS), redevelopment of old buildings and clear policy guidelines for cluster redevelopment. All this is backed by a massive financial commitment of ₹ 70,000 crore for the construction of 35 lakh houses and a digital-first methodology of monitoring and regulation that will stop abuse of the system by vested interests. Here are some key highlights of the policy:
HOUSING NEED AND DEMAND SURVEY ANALYSIS
As a first step to achieve its goals, the policy has proposed a statewide survey to determine the precise housing needs, which will be completed by 2026. The survey will focus on understanding existing housing conditions, socioeconomic profiles, and access to basic infrastructure and services. The collected data will serve as the foundation for policy formulation, resource allocation, and prioritisation of housing projects to address diverse regional and demographic needs effectively.
As a key element of the survey, demand analysis will focus on capturing both present and anticipated housing demand across income brackets and geographic regions. It will encompass migration patterns, rental housing dynamics, and the need for affordable, rental, and special category housing. The survey will adopt a needbased framework to ensure inclusive and equitable housing solutions. It will identify and analyse the specific requirements of vulnerable groups including economically weaker sections (EWS), low-income groups (LIG), working women, senior citizens, students, and persons with disabilities. Insights from this analysis will inform the development of customised housing schemes and support mechanisms, ensuring that every segment of society is addressed under the State’s housing initiatives.
CREATION OF LAND BANK DATABASE FOR GOVERNMENT LAND SUITABLE FOR RESIDENTIAL USE
The policy recognises that comprehensive
information on land available with government and semi-government bodies is essential to ensure effective planning of housing projects undertaken by public authorities. Accordingly, a state-wide survey shall be conducted to create a land bank and compile districtwise data on buildable land by March 31, 2026.
CREATION OF AFFORDABLE HOUSING STOCK
The Housing Needs survey and a land bank database will enable the state to act on meeting its ambitious target of building 35 lakh houses for social housing for economically weaker sections (EWS) and low-income groups (LIGs) by 2030, for which an investment of Rs 70,000 crore is expected. The target is to build 50 lakh houses in the next ten years.
In addition, the policy has put in place several measures to ensure effective implementation of existing provisions to increase the stock of affordable housing. For example, under Clause 3.8.2 of the Unified Development Control and Promotion Regulations (UDCPR) for development proposals on land parcels exceeding 4000 sq.m. within the limits of Municipal Corporations having a population of 10 lakhs or more, it is mandatory to allocate at least 20% of the net plot area, built-up area, or dwelling units to MHADA for further allotment.
To ensure that this actually happens, the policy has put in the following procedure:
● Within six months from the date of building permission, MHADA must finalise and provide the list of beneficiaries—determined by a lottery system—to the developer.
● Allotment of units to these beneficiaries is done by the developer at the Ready Reckoner construction rate of the year in which the Occupancy Certificate (OC) is issued, plus 25%, of which only 1% is retained by MHADA towards administrative charges.
● Under this scheme, MHADA’s role is limited to fixing the sale price and supplying the list of beneficiaries. All financial transactions take place directly between the developer and the beneficiaries.
The policy lays great stress on creating housing for several vulnerable and needy sections of the society as well as a stock of rental housing. It plans to do this by providing tax breaks, subsidies, and relaxed regulations to private developers who will invest in such projects.
● If MHADA fails to provide the beneficiary list within six months, the developer may receive the list from another government-designated authority within the same period.
● Until the Occupancy Certificate is issued for the units under the 20% provision, the planning authority must not issue the OC for the rest of the project.
To provide transparency to the entire process of creation of inclusive housing units, their timely completion and allotment, the policy envisages creating an AI-based online portal for the same.
Similar procedures will apply to the allotment of affordable houses created under the Integrated Townships and Redevelopment projects.
RENTAL HOUSING, HOUSING FOR SENIOR CITIZENS, STUDENTS AND WORKING WOMEN
The policy lays great stress on creating housing for several vulnerable and needy sections of the society as well as a stock of rental housing. It plans to do this by providing tax breaks, subsidies, and relaxed regulations to private developers who will invest in such projects. Publicprivate partnerships (PPPs) can be promoted to leverage private sector efficiency and innovation. The policy also
proposes single-window clearances for such projects.
REDEVELOPMENT
Given the paucity of land in cities like Mumbai as well as the dilapidated nature of a very large percentage of housing stock, redevelopment forms a cornerstone of the policy.
Self-redevelopment
To provide assistance and incentives to societies acting for self-redevelopment, the policy proposes establishment of a Self-Redevelopment Cell. This Cell will help in preparation of detailed project reports, planning and obtaining necessary permissions from other authorities. It will also aid in selection of developers and in case of disputes act as a mediator/arbitrator between the developer and society.
The policy also provides for several incentives for Self-Redevelopment including 10% extra FSI, 50% concession in purchase of TDR, premium concessions and a loan rebate of 4%.
Redevelopment of Co-operative Housing Societies in MHADA Colonies
To assist such societies to undertake redevelopment, the policy proposes that MHADA should create a list of developers, project management consultants, architects and land surveyors / surveyors to ensure societies have access to resources empaneled by MHADA.
The policy also mandates that the housing society, developers and MHADA will enter into a tripartite agreement. This will also help in addressing issues with respect to non-payment of rent, noncompletion of redevelopment work by the developer, blacklisting of developers after issuing show-cause notices on the recommendation of the Contract Management Agency, opening of escrow accounts to provide advance rent to tenants, among others. The policy also states that the developer will have to give a bank guarantee up to 20% of the project cost, to ward off dangers of noncompletion of the project.
Redevelopment of Cessed Buildings
These old structures are mainly located in South Mumbai and face feasibility issues due to small plot sizes, low road width, and tenant resistance. To ease the redevelopment of such buildings, the policy provides FSI incentives under Regulation 33(7), clubbing of plots for viability, and MHADA-led acquisition and redevelopment of clusters. It also provides for detailed norms for inclusion in the UDCPR.
Cluster Redevelopment
The policy mandates that proposals for cluster redevelopment will be governed by Regulation 14.8 of UDCPR (Urban Renewal Schemes). In addition, it provides incentives for Incentives for amalgamation of plots and integrated development. The policy also lays an emphasis on transit-oriented development (TOD), infrastructure upgradation, and sustainability.
Slum Redevelopment
To address Mumbai’s slum issue, the policy provides several enhancements to the regulations under 14.6, 14.7 of UDCPR and 33(10) of DCPR. These include using land as a resource model to encourage redevelopment. From the sale of additional FSI, the policy seeks to provide free housing for all eligible slum dwellers. For slums on private plots larger than ten acres, the policy allows for a Letter of Intent (LOI) under Section 3K of the Maharashtra Slum Act, 1971, Faster land acquisition and clearance processes and prioritising early IOD issuance and beneficiary listing.
A pioneering move is the inclusion of rental housing for ineligible slum dwellers, especially in Dharavi. Provisions include, formation of a Special Purpose Vehicle (SPV) for implementation, appointing asset management firms and detailed guidelines on rent structure, eligibility, and service quality.
LEGISLATIVE CHANGES
To give teeth to its provisions, the policy
also recommends several legislative steps including extending eviction provisions of MHADA Act’s Rule 95A and Tenancy Ownership Act’s Section 6B to all redevelopment schemes. Inclusion of redevelopment-specific provisions under Maharashtra Municipal Corporation Act and MRTP Act and addressing the exclusion or redevelopment projects from RERA using a dedicated legal framework.
DIGITAL PLATFORMS
The policy proposes extensive use of digital technologies to improve administration, regulation and monitoring of all housing issues. This includes the development of the State Housing Information Portal (SHIP). This portal is envisioned as a centralised, digital platform that will serve as a comprehensive repository of integrated housing-related data across the state, facilitating a scientific and objective approach to planning and implementing affordable housing initiatives.
Similar dedicated portals are also envisaged for monitoring of redevelopment projects and ensuring that those eligible under schemes for the EWS actually benefit.
To sum up, the new Housing Policy presents a comprehensive and inclusive strategy to enable the development of affordable, adequate, and sustainable housing. It aims to meet the diverse needs of Economically Weaker Sections (EWS), Low-Income Groups (LIG), and Middle-Income Groups (MIG), while promoting environmental sustainability, innovative construction technologies, and integration with livelihoods, mobility, and infrastructure.
By institutionalising data-driven governance, evidence-based planning, enhancing ease of doing business, and strengthening financial and infrastructural ecosystems, this policy envisions a housing sector that is not only responsive to today’s needs but also resilient to tomorrow’s uncertainties.
Transformative Vision
The MMR Growth Hub Economic Master Plan is an ambitious vision to transform the MMR region. The good news is that despite its scale, several projects are on track, says Raju Kane
In September 2024, the Government of Maharashtra and Niti Aayog released a roadmap aimed at growing the Mumbai Metropolitan Region (MMR) into one of the world’s foremost economies with a GDP close to $1.5 trillion and a per capita GDP of $38,000 by 2047.
Called the MMR Growth Hub Economic Master Plan , this bold vision envisages, by 2030, converting MMR into one of the world’s premier city-regions with
a GDP of $300 billion, with 30 lakh more jobs, of which 10 lakh will be for women. As Eknath Shinde, then Maharashtra Chief Minister, pointed out in his Message, MMR contributes to over 30% of Maharashtra’s GSDP; it stands out as an international finance centre, India’s largest port with multimodal connectivity, a thriving manufacturing hub, a premier centre of education, India’s art and entertainment capital—all this, and it
has a 300km long coastline.
Ajit Pawar, then Deputy Chief Minister, added that MMR was experiencing significant growth, supported by $50 billion in ongoing infrastructure projects. “To further develop MMR into a Global Economic Hub, we plan to initiate a seed investment of $6 billion (₹ 50,000 crore).”
He also said that the government was dedicated to making MMR nearly slumfree by 2030.
The Economic Master Plan defines seven growth drivers that will power the sustainable and inclusive development of MMR
The Economic Master Plan defines seven growth drivers that will power the sustainable and inclusive development of MMR. These are: Global Services
Transform MMR into a global services hub by growing seven champion services: 1) Financial services and fintech, 2) New-age services like AI, 3) Healthcare and education, 4) Aviation, 5) Media and entertainment, 6) Global capability centres, 7) Data Centres. The report estimates that this will result in Gross Value Addition (GVA) of $40 – 45 billion and 9-10 lakh million more jobs.
Tourism
Repurpose Mumbai as a vibrant urban recreation hub and a tourism hub, by promoting themes like coastal, beach and cruise tourism, MICE tourism, nature tourism, culture, heritage and fort tourism, entertainment tourism, besides wellness and medical tourism. (Estimated Impact: GVA of $15 - 20 billion and seven lakh million more jobs).
Manufacturing and Logistics
Position and develop MMR as a portproximate, integrated manufacturing and logistics hub. Rejuvenate MMR’s manufacturing base by focusing on seven value-chains in discrete and assembly-line manufacturing, green hydrogen, circular economy, electronics, bulk industries, and integrated textiles and apparels. (Estimated Impact: GVA of $20 - 25 billion and six lakh more jobs).
Sustainability and Inclusivity
Transform MMR into the sustainability and inclusivity leader in India with the aim of achieving net zero carbon emissions by 2047, and increase women’s participation in the workforce to 38 - 40% by 2030. (Estimated Impact: GVA of $2 - 3 billion and 50,000 more jobs).
The other three identified growth drivers relate to MMR’s urban renewal. These are
Affordable Housing
Create three million affordable homes by FY30, including 2.2 million slum rehabilitations and 8-10 lakh million affordable homes. (Estimated Impact: GVA of $18 - 20 billion and three lakh more jobs).
Planned Cities and Transit-oriented Development
Brownfield urbanisation (a total of 19 business districts, tourism hubs, new cities) in emerging areas and intensive transit-oriented urban renewal of the existing city. (Estimated Impact: GVA of $25 - 35 billion and 50,000 more jobs).
Urban Infrastructure
Ensure world-class core and last-mile urban infrastructure. This includes essentials like metro rail and other transport, roads, sewage and water, and less polluting alternatives. It also includes nine vital Amenities for Liveability and Talent Attractions (ALTAs). (Estimated Impact: GVA of $4-5 billion and three lakh more jobs).
New Projects Envisaged
To convert these growth drivers into actionable plans, the EMP has identified 30 projects, eight sectoral policies and nine institutional shifts. The 30 projects cover the seven growth drivers and include the creation of two world-class financial services districts at BKC and Wadala, rapid development of an Aerocity near the Navi Mumbai airport, introduction of services/ culture/tourism hubs on the Mumbai Port Trust land, creation of a Film City in Mumbai, redevelopment of slums and affordable housing, introduction of tourism hubs and precincts, five industrial cities, world-class connectivity infrastructure and world-class citizen amenities.
Policies and Institutional Shifts
The EMP suggests revamping and/or creation of new policies that would help this plan turn into reality. These cover services, tourism, affordable housing, Transit-Oriented Development (TOD) policy, investment attraction and land allotment, urban planning, green MMR and inclusivity for women.
It points out that to achieve EMP’s targets several institutional shifts are needed including increasing the mandate for economic master planning, investment/talent attraction for MMRDA, creating a ministry/department of services at the state government level to develop policy and attract investments, creating an MMR Tourism Board and including economic masterplanning as one of the mandates for the three large Municipal Corporations in the MMR.
To achieve the EMP’s ambitious targets, the plan sets the following goals for the central government:
● Expedite the implementation of the recently announced deep-draft Vadhavan Port.
● Facilitate the development of MMR as a global aviation hub.
● Develop part of the Mumbai Port Trust land for job creation through services, housing and tourism.
● Facilitate the redevelopment of 2.2 lakh slum households on Central Government owned lands.
● Increase the “ease of doing business” through simplifying MoEF (Ministry of Environment and Forests), Defence and Airports Authority of India (AAI) approvals.
Investments
The EMP stresses that catalysing and attracting private investments is a main pillar of this masterplan. A total
of $125 - 135 billion will be required in private investments, which is around 70% of the total investments required. It points out that the Centre and the state will need to complete all ongoing and announced projects of $65 billion. The Government of Maharashtra agencies such as MMRDA, CIDCO, SRA, MHADA and MIDC will need to scale up their investments at least 2x. This can be funded through monetisation of the developed lands and the Government of Maharashtra will need to make investments of $6 billion in addition to the already committed government spending to kick-start the virtuous cycle of public and private investment.
Implementation
The EMP suggests that the implementation of the plan can be expedited by the creation of an integrated MMR-level War Room with designated representatives from relevant state departments. The implementation
can be reviewed on a quarterly basis by a governing body led by the Chief Minister and Deputy Chief Ministers. A Growth Hub Steering Committee chaired by the Chief Secretary can review progress monthly for effective coordination and alignment of efforts towards achieving the developmental goals of MMR.
The good news is that MMR is already on this growth trajectory. Investments of almost $50+ billion have been made in nearly 20 important ongoing/planned infrastructure projects.
Many of these projects are already complete, and several more are expected to be completed over the next five to seven years.
The State Government has already constituted the Mumbai Metropolitan Region Growth Hub Regulatory Board, which has held eight meetings so far with the seven agencies responsible
for implementing these projects, which require contributions from various sectors involved. These meetings have resulted in the initiation of 37 projects, eight policies, and 19 government decisions.
In the meeting held on April 7, 2025, Chief Minister Devendra Fadnavis directed an expedited implementation of key growth hub projects. Chairing the meeting, he said: “The MMR Growth Hub is crucial for boosting the region’s Gross Domestic Product to $300 billion by 2030. Several initiatives have been launched to achieve this goal, and it is imperative that their progress is accelerated.” He also pointed out that it is important that these projects meet global standards of excellence. He emphasised close monitoring and tracking of the progress of these through a dedicated war room and dashboard and advocated the formation of a team to resolve any challenges hindering project execution.
GAUTAM CHATTERJEE Founder Chairperson, MahaRERA
A Holistic View on Redevelopment
A sustainable housing solution in Mumbai requires significant transformation in the urban planning framework, which should be more inclusive but not populist, says Gautam Chatterjee
Bombay, now Mumbai, is often regarded as the most visible symbol of India’s modernity on the urban scene, despite its contrasts and contradictions. No other city has drawn so many people from some of the most remote parts of the country, offering them the allure of a better life, a livelihood, and a new beginning. It still exists in the Indian imagination as a city of opportunity.
The process of its growth and transformation has historically posed a choice between two concerns: The first being social policy, or the development of material and physical conditions through improvements in public hygiene, housing, and social infrastructure, which has mostly proven inadequate for most of its inhabitants. The second, of prime importance to its city managers and business magnates, is the development of an international centre for commerce and industry. While the first required the creation of basic urban services, infrastructure, and housing for working people, the latter required carving out areas with modern, spacious, commercial, and residential facilities, as well as quality infrastructure, for the wealthy, while maintaining parts of the city
with cheap but inadequate tenements to house labour. Since both these aims were costly to implement, they often came into conflict. Today, the city stands out with over 50% of its population living in informal settlements, which increasingly divide the city into areas with legal and illegal housing.
Initially a port city, Bombay later transformed from a trading town to a manufacturing centre in the mid-1880s. It was the venture of textile mills in Mumbai that gave the city an economic boost at that time. The inception of textile mills provided a massive opportunity for businessmen and the working class as a source of employment and income with the establishment of the first textile mill, ‘The Bombay Spinning Mill’, in 1854. Along with the development of textile mills, rental housing for workers in tenanted premises, called chawls, was a solution to the housing problem.
The early 20th century saw 97% of the working-class housing staying in single-room tenements. There was severe overcrowding in the city’s mill district, with sometimes as many
as six families sharing a room of 3 m. x 4 m. Until the early postIndependence decades, chawls remained the dominant form of low-cost dwelling for the city’s working poor. According to some estimates, in 1991, about 73% of the city’s population lived in single-room tenements. Informal settlements had not yet become a prominent feature of the city’s landscape.
The Government introduced ‘Bombay Rents, Hotel and Lodging House Rates Control Act, 1947’ to prevent exploitation of the tenants and to prevent speculation. It was supposed to benefit the tenants staying in chawls. Under it, the state put a cap on the amount of rent a tenant paid to a landlord, and this amount remained virtually frozen, irrespective of inflation and the consistent rise in market rates over time. Rents of about 19,000 buildings (now known as cessed buildings) were set at 1940 levels to prevent owners from charging excessive rates during a time of distress. The Act served its purpose in the short term, but in the longer term, it led to a reduced supply of houses for rent, dilapidated houses, black income and reduced taxes to the government.
The prolonged continuation of this first-generation rent control law led to various unintended consequences. It led to a consistent degradation of the housing stock because landowners, builders, and developers had no incentive to generate more rental housing, as the rents were much lower than the prevailing market rates. Thus, almost all new housing being built was for ownership purposes, mainly for the upper-middle class and above. The cheaper houses were beyond the city periphery.
An amendment to the Rent Control Act in 1999 has allowed flats to be rented out, without rent control, on a leave-andlicense basis for one year at a time. However, the number of vacant houses has not decreased, and stock has not been released into the rental market due to stringent rent controls and the perception of ineffectiveness in enforcing contracts, as well as low rent yields and capital appreciation in any case.
The Bombay Town Planning Act of 1954 and the subsequent MRTP Act of 1966 empowered the Municipal Body to prepare master plans, define land uses, and enforce development
Over the past few months, we have been exploring the possibility of creating a digital platform to address the challenges faced by stakeholders involved in housing redevelopment and to promote transparency and fair practices in the redevelopment process
controls. The preparation of Development Plans in Mumbai began in 1964. The primary concern of post-Independence planning in Mumbai was to limit population growth and congestion in the city. It proposed a public housing programme through the Bombay Housing Board to supply 33,000 units each year, combined with slum clearance, social infrastructure development, and improvement. However, capacity constraints limited the Housing Board’s ability to deliver affordable housing, keeping pace with demand.
Public housing under the Bombay Housing Board did create close to two lakh units in 105 large layouts developed on government lands allotted to the Housing Board in Mumbai, over a period of four decades. However, the said number was nowhere near the estimated 33000 units per year the 1964 DP sought to achieve. Government land got exhausted or occupied by slums and MHADA, the apex body under MHAD Act 1976, was then expected to create ownership public affordable housing by procuring land from the market and through redevelopment of the MHADA layouts. However, a scrutiny of the MHADA Redevelopment policy shows that no increase in affordable housing takes place through such private sector-led redevelopment. The policy for the redevelopment of cessed buildings also does not promise the creation of any additional affordable housing.
Another socialistic legislation came into existence in 1976 as the Urban Land Ceiling and Regulation Act. In Mumbai, the law restricted the area of vacant land that can be owned to 500 sq. m.. It authorised the state to take over vacant land exceeding this limit for its more equitable distribution and to facilitate shelter for the poor. However, the Act was primarily implemented through the exemption clause and essentially robbed Mumbai of the land, which could have helped create affordable housing stock and augment green spaces. The muchtouted progressive enactment became an antithesis of reforms. Although the Central Government repealed the Act in 1999, Maharashtra continued to implement it until 2013.
The last five decades have seen varying, rollercoaster responses from the Government and Municipal Authorities while tackling the issue of slum settlements. Starting from the ruthless “demolish and remove the unauthorised settlements” under slum clearance, to “tolerate, recognise and improve the settlements” under the Maharashtra Slum Act 1971 for slum dwellers with photo passes issued in 1976, to “Upgrade infrastructure and amenities and housing and give tenurial rights through a 30-year lease to their cooperative societies (Slum Upgradation), to “Redevelop in-situ with partial cost
recovery and partial cross subsidy” (Prime Minister’s Grant Project PMGP in Dharavi) and finally to “Private Developer led Rehabilitation, generally in-situ, with free ownershiphousing and incentive FSI through Slum Rehabilitation Authority (SRA).
The current redevelopment schemes, in general and the SRA scheme in particular, do promise, on paper, comprehensive coverage of all existing residents, but are faced with innumerable impediments:
● Rehabilitation benefits in SRA are available only to protected structures, which are those that were in existence before the cut-off date. This government-decided date has been extended multiple times.
● The Government policy recognises each structure as one household, thereby displacing the other, though it is common knowledge that each slum structure houses more than one household.
● Informal settlements and cessed building residents on lands, non-conforming to Development Control & Promotion Regulation (DCPR), are denied in-situ rehabilitation. Relocation for them to alternate sites is virtually impossible as authorities do not have adequate space for such relocation.
● Almost every building permission department in urban bodies has complicated, time-consuming approval procedures and is often accused of rent-seeking behaviour.
● The whole redevelopment process lacks Community Participation. The existing residents have little say in the entire process, and participation from civil society is minimal. Civil Society Groups have facilitated a few successful selfredevelopment pilot projects. But there have been no efforts to replicate them or scale them up.
SRA was supposed to become a Planning and Regulatory Authority for slum redevelopment, but is seldom seen playing that role. Planning is outsourced to the private developers, and there is no regulatory oversight.
The Real Estate (Regulation and Development) Act, 2016 (RERA), ushered in a paradigm shift in the unorganised and unregulated real estate sector, formalising the sector and bringing it under a much-needed regulatory framework. We needed an effective RERA implementation that would usher in the 3 Ts, namely:
● Transparency for removing information asymmetry and
opaque practices in the real estate sector through online disclosures in the public domain, bringing accountability and fiscal discipline, and most importantly, empowering homebuying citizens to make an informed choice with greater awareness and education.
● TRUST building by bridging the trust deficit between promoters and buyers and providing speedy grievance redressal through a quasi-judicial process and/or conciliation, but adopting Alternate Dispute Resolution methods as a priority and not an alternative for the resolution of grievances.
● TIME adherence in completing RERA-registered projects.
MahaRERA has remained at the forefront in this regard and made that difference.
Over the past few months, we have been exploring the possibility of creating a digital platform to address the challenges faced by stakeholders involved in housing redevelopment and to promote transparency and fair practices in the redevelopment process. It is a widely accepted fact that the biggest concern that cooperative housing societies, including proposed societies, face in redevelopment, including Self-Redevelopment, is a lack of information, knowledge and trusted guidance on the entire process.
In addition to this, there is a lack of Transparency, an increasing Trust deficit between the different stakeholders involved in the process, and the problem of projects not being completed within a reasonable time frame. Moreover, RERA exempts the redevelopment phase of a project which does not involve marketing, advertising, selling or new allotment. Even
for the saleable component of a redevelopment project, RERA registration occurs after the issuance of the commencement certificate, which can be obtained only after the encumbered land has been cleared.
The Government of Maharashtra has been at the forefront when it comes to facilitating and incentivising redevelopment and self-redevelopment. However, the two Government Resolutions issued in 2019 have not adequately addressed the concerns.
Using my learnings from the MahaRERA experience, the idea was to create a centralised hub for authentic information with all the stakeholders’ associations coming together to form a non-profit legal entity, to promote smooth implementation of Redevelopment, ensuring transparency and reliability, thereby complementing the Government efforts towards achieving the full potential of redevelopment— a unique implementation of Community (stakeholder) Participation.
We have, accordingly, registered a Section 8 Company, named Griharmony Redevelopment Stakeholders Federation (GRSF), on August 20, 2024, under the Companies Act, 2013. GRSF will operate as a not-for-profit Company, with key representatives from stakeholder associations and a few eminent individual stakeholders, as well as other professional experts, comprising its board. This will leverage our self-sustainable financial model and robust IT platform.
The digital platform will empanel trusted service providers like Financial Institutions, Developers, Development Managers, PMCs, Professionals (Architect, Engineer, Legal, Chartered Accountants, Material Suppliers, Contractors, Real Estate
GRSF: An Initiative Towards Transparency
Griharmony Redevelopment Stakeholders Federation (GRSF) has been founded as an e-platform to connect housing societies with service providers to help them achieve their redevelopment goals. Mr Gautam Chatterjee, former Chairman of RERA, is the Founding Director and Chairman. The Griharmony Redevelopment Stakeholders Federation (GRSF) held its inaugural board meeting on Tuesday, August 27, 2024.
The Board of Directors comprises people who represent various stakeholder bodies / associated with the redevelopment process. They include Mr Ramesh Prabhu (Maharashtra Societies Welfare Association); Mr Domnic Rommell (CREDAI-MCHI); Mr Rajan Bandelkar (NAREDCO), Mr Shirish Deshpande (Mumbai Grahak Panchayat – Consumer), and Anand Gupta (Builders Association of India), among others.
The absence of the 3Ts (Transparency, Trust, and Time Stipulation) was a crucial factor in the founding of GRSF. GRSF intends to work towards empowering societies to make informed choices, bridging the trust deficit between societies, developers, and other stakeholders, offering speedy grievance redressal, and assisting in timely project completion.
Agents, Certified Mediators) and also service receivers like housing societies and their federation and serve as an E-Marketplace, leverage appropriate technology to monitor the progress of redevelopment, address the challenges and resolve the grievances through Institutional Alternate Dispute Resolution (ADR) like Mediation. The web portal will facilitate various stages of redevelopment projects, including Expression of Interest (EOI), Request for Proposal (RFP), selection of PMCs and developers, shifting of residents, red flagging deviations from GRSF prepared Standard Operating Procedures, ADR process for dispute resolution and ensuring smooth project execution.
Any effective approach to a sustainable housing solution in Mumbai requires significant transformation in the urban planning framework, which should be more inclusive but not populist. Over-populism should not make the city environment unsustainable. Redevelopment schemes at present, with incentive FSI either earmarked for the existing dwellers to enable a free tenement or to the developers for creating high-priced luxury housing, is making 85% of Mumbai dwellers aspire for a free ownership tenement, which the balance 15% will subsidise. Additional FSI should essentially be used as a tool of achieving equity and inclusive development, more particularly for obtaining land for social infrastructure like open
spaces, education, and health infra, for urban renewal and slum redevelopment and for acquiring land for the creation of affordable housing, both ownership and rental.
A holistic redevelopment framework would include a practical implementation of RERA for affordable ownership housing, with a robust regulatory framework like MahaRERA.
● Affordable Rental Housing Complexes (ARHCs) for Urban Migrants/ Poor) to provide decent rental housing at affordable rates to urban migrants who stay in slums/ informal settlements/ unauthorised colonies/ peri-urban areas with an effective Tenancy Act and
● Tweaking the present free-ownership redevelopment schemes to include rental accommodation for the ineligible ones and those who are currently staying on rent.
However, for the creation of affordable rental housing stock to the requisite scale, proper Operation & Management of the said complexes and identification and access of the vulnerable population to the ARH Complexes, an effective regulatory framework, like RERA, is an imperative.
That would be my wish list for a redeveloped Mumbai.
Mr Gautam Chatterjee is Founder Chairperson of the Maharashtra Real Estate Regulatory Authority (MahaRERA) and Chairman, Griharmony Redevelopment Stakeholders Federation. He has held numerous positions in Mumbai, including as Additional Municipal Commissioner of Mumbai Municipal Corporation, CEO of Maharashtra Housing and Area Development Authority and CEO of Slum Rehabilitation Authority.
DR NIRANJAN HIRANANDANI Chairman, NAREDCO; Founder and MD, Hiranandani Group of Companies
The Redevelopment Renaissance
The government’s policies and regulations, combined with developers’ growing credibility, have made redevelopment smoother, transparent, and promising for all stakeholders, says Dr Niranjan Hiranandani
Mumbai, often referred to as the financial capital of India, is no stranger to infrastructural challenges and rapid urbanisation. With limited greenfield land for new developments, increasing congestion, a dense population, and ageing infrastructure, redevelopment is no longer an option but an imperative for the city. Mumbai’s aspirations to establish itself as a global powerhouse have accelerated the need for transformative measures, and redevelopment lies at the heart of this change.
The city’s unique architectural and spatial challenges, coupled with policy advancements in recent years, have made redevelopment pivotal to its future growth trajectory. Through new regulations, incentivised policies, technological advancements, and a growing trust inspired by post-RERA transparency, Mumbai is embarking on a longawaited transformation. This article examines the need for redevelopment, the role of the government, the impact on real estate, and how redevelopment projects are reshaping the city while addressing stakeholder concerns.
REDEVELOPMENT IMPERATIVES IN MUMBAI
Mumbai presents a complex urban landscape characterised by land and housing shortages, ageing buildings, slums, and informal housing. According to the Economic Master Plan for the Mumbai Metropolitan Region (MMR Growth Hub), the city aims to position itself as a global economic powerhouse. However, it must address critical infrastructural deficits to do so.
For decades, Mumbai has relied heavily on the redevelopment of existing buildings over greenfield projects due to the lack of open land. Many structures in the city are more than 50 years old and require immediate attention to meet modern safety and structural standards. Beyond safety issues, these outdated buildings fail to align with Mumbai’s aspirational lifestyle demands. From residents living in cramped, cessed building apartments to sprawling slums, redevelopment offers opportunities to create modern, sustainable housing.
Urbanisation trends further reinforce the necessity for redevelopment. Mumbai’s population density is among the
The last five years have seen significant policy advancements aimed at streamlining the redevelopment process. One of the most notable changes was the revision of the Development Control and Promotion Regulations (DCPR). The updated DCPR has incentivised higher Floor Space Index (FSI) for redevelopment projects, allowing developers to build larger vertical structures, while meeting the city’s space and housing demands
highest globally, with more than 20,000 people packed into every square kilometre. Migrants continue to flock to the city, which remains a hub for employment and business opportunities. As population migration brings further strain to existing infrastructure, redevelopment promises solutions through planned spaces, improved connectivity, and better quality of life.
TRANSFORMATIONAL POLICY OVERHAUL: 2018–2023
The last five years have seen significant policy advancements aimed at streamlining the redevelopment process. One of the most notable changes was the revision of the Development Control and Promotion Regulations (DCPR). The updated DCPR has incentivised higher Floor Space Index (FSI) for redevelopment projects, allowing developers to build larger vertical structures, while meeting the city’s space and housing demands. Redevelopment projects under cluster development schemes have also gained traction by improving economies of scale.
However, incentivised FSI comes with costs. Premium charges levied by local authorities for additional FSI significantly impact the financial viability of projects. While developers have long championed the need to lower premiums, the government has initiated staggered payment schemes to mitigate the burden. Despite these improvements, there’s room for further simplification. Housing societies often contend with procedural bottlenecks—ranging from multiple approvals to ambiguous policies—that delay redevelopment projects.
Post-RERA regulations have also brought greater accountability to redevelopment processes. RERA mandates clear deadlines, financial discipline, and transparency between developers and housing societies, reducing risks like stalled projects or vacant buildings awaiting completion. The government’s renewed focus on resolving stalled projects showcases its seriousness and commitment to transforming redevelopment outcomes.
While developers have long championed the need to lower premiums, the government has initiated staggered payment schemes to mitigate the burden. Despite these improvements, there’s room for further simplification
INFRASTRUCTURE: BACKBONE OF REDEVELOPMENT
While redevelopment schemes offer grand visions for Mumbai’s future, a common concern is whether infrastructure growth is keeping pace. Congested areas like Parel have seen vertical growth through skyscrapers, some argue, at the expense of already strained infrastructure.
To address these issues, the government’s emphasis on infrastructure development has grown steadily. Projects like the Coastal Road, the Mumbai Metro, and last-mile connectivity initiatives under the MMRDA promise smoother commutes, reduced road congestion, and improved public transport networks. These infrastructure enhancements improve accessibility to redevelopment hubs like Wadala, Parel, and Chembur, attracting greater investment from developers.
Nevertheless, a synchronised approach is key. Redevelopment
merely adds value without holistic infrastructure growth. Solutions such as mixed-use developments, integrated transport hubs, and green spaces can offset congestion and create balanced urban environments.
REDEVELOPMENT AND ITS IMPACT ON MUMBAI’S REAL ESTATE MARKET
Mumbai’s real estate market has evolved significantly through redevelopment projects. Today, areas like Dadar, Parel, Lower Parel, and Worli are undergoing a remarkable transformation. These hubs offer vast redevelopment potential due to ageing buildings, their prime location, and connectivity. Developers are focusing on transforming old tenements into gleaming residential towers with world-class amenities.
Among emerging redevelopment hubs, Wadala stands out for its strategic location and rising infrastructure—supported by the eastern freeway and metro network. Similarly, Goregaon and
Malad are witnessing redevelopment projects that are turning ageing cooperative societies into modern gated communities.
The real estate impact also extends to pricing. Redevelopment projects often increase property values and enhance neighbourhoods’ overall quality. With a rising aspirational class seeking better homes, redeveloped high-rises are becoming sought-after investments. This redevelopment wave is also unlocking underutilised land parcels, allowing Mumbai to meet growing housing demands.
TRUST AND TRANSPARENCY IN THE POST-RERA AGE
The introduction of RERA has transformed the redevelopment landscape by instilling trust and transparency among housing society members and developers. In earlier years, redevelopment projects were marred by delays and stagnation, often leaving society members stranded after vacating their homes. However, RERA’s enforcement mandates stronger project execution timelines and strict accountability mechanisms.
Developers today are adopting transparent communication strategies to reassure housing society members and tenants of cessed buildings about their projects’ viability. From financial disclosures to detailed project timelines, these measures have led to a fundamental shift in redevelopment. Society members can now feel secure that their homes will be delivered on time without the fear of abandonment.
DEVELOPERS’ PERSPECTIVE ON REDEVELOPMENT CHALLENGES
Developers face unique challenges when identifying and executing redevelopment sites. Legal complexities and high premium costs serve as bottlenecks, as does negotiating consensus among society members. Often, fragmentation within housing societies delays project onboarding and implementation.
Despite these hurdles, developers are finding innovative ways to engage with residents. Initiatives like counselling sessions, transparent offers, and phased construction reassurances are helping create a collaborative environment. Many developers seek locations with easy transport connectivity, prime real estate value, and large plot areas—such as slums or dilapidated buildings.
CHOOSING THE RIGHT DEVELOPER
For housing societies embarking on redevelopment, selecting
the right developer is crucial. Societies should evaluate developers based on their financial stability, track record, commitment to project timelines, and adherence to RERA. Questions about their legal processes, premium structure, and approach to accommodating society needs should form a key part of discussions.
Housing societies should also seek clarity on postredevelopment benefits—such as bigger apartment sizes, added amenities, and timelines for temporary accommodation agreements. Conducting due diligence on legal contracts and actively participating in negotiations ensures that society members maximise benefits and mitigate risks.
REBUILDING MUMBAI: A VISION FOR TOMORROW
Mumbai Makeover—a term that encapsulates the city’s redevelopment renaissance—seeks to fundamentally transform the city’s skyline while rebuilding trust in the process. The government’s policies and regulations, combined with developers’ growing credibility, have made redevelopment smoother, transparent, and promising for all stakeholders.
From ambitious infrastructure projects to incentives for cessed buildings and slum rehabilitation, Mumbai is gradually overcoming earlier challenges. Redevelopment aims not just to rebuild housing stock but to make Mumbai a city capable of adapting to global standards—all while preserving its essence as a thriving, cosmopolitan hub.
In the years ahead, Mumbai’s transformation is bound to intensify, driven by both necessity and opportunity. The ultimate success of redevelopment depends on collaboration between stakeholders, thoughtful infrastructure growth, and unwavering transparency to ensure Mumbai lives up to its potential as a global powerhouse.
Government Premium Revenue (FSI) Increased contribution target by 25%
Metro Expansion 14 lines planned, connecting prime redevelopment hubs
By supporting redevelopment, Mumbai is embracing its future—a vibrant, modern city ready to scale new heights while addressing its deep-seated challenges.
Dr Niranjan Hiranandani is Founder and Managing Director, Hiranandani Group of Companies and Founder and Chairman, Hiranandani Communities. He is Chairman of the National Real Estate Development Council (NAREDCO), Past President of ASSOCHAM and Member – RERA Conciliation Cell. Dr Hiranandani pioneered the concept of developing mixed-used integrated townships with Hiranandani Gardens, Powai, in Mumbai. (https://www.hiranandani.com/)
SANDEEP SADH CEO, Mumbai Property Exchange
MUMBAI’S INFRASTRUCTURE EVOLUTION
A Historic Transformation
Mumbai is currently in the midst of an unprecedented infrastructure renaissance, building not just bridges and roads, but India’s future as a global megacity. Sandeep Sadh takes a closer look
Few cities in the world carry the legacy, economic weight, and resilience that Mumbai does. As India’s financial capital, Mumbai has long stood as a symbol of ambition, innovation, and opportunity. But beneath the towering skyline and vibrant chaos lies the real engine of Mumbai’s growth: its infrastructure.
Mumbai is on the brink of becoming a ‘45-60 Minute City’ — a dynamic metropolis where commute times between key residential and commercial districts are significantly reduced. With a world-class road network, air and sea links, and cuttingedge infrastructure like the new over-sea bridges, Mumbai is poised to lead in economic growth and urban liveability.
To truly grasp the scale of this transformation, it’s essential to consider Mumbai’s infrastructure evolution across three key phases: its past, present, and ambitious future. As Mumbai attracts more people through its expanding connectivity, with each new train and plane bringing in residents, the city’s infrastructure developments, set to be completed by 2030, will make it one of the most desirable cities to live in. This anticipated surge in infrastructure-driven property value is already reflected in the current real estate market, and there
remains significant potential for further price appreciation once the market stabilises and recalibrates.
THE PAST: COLONIAL LEGACIES AND POSTINDEPENDENCE PLANNING
Mumbai’s infrastructure roots trace back to the British Raj, when the island city was first unified through land reclamation and port development. The British developed Mumbai as a major maritime hub, which catalysed the emergence of its iconic colonial architecture, railway systems, and commercial precincts like Fort and Ballard Estate.
The 1853 introduction of India’s first railway line between Bombay and Thane marked the beginning of a suburban sprawl. The Mumbai Port Trust, Victoria Terminus (now Chhatrapati Shivaji Maharaj Terminus), and arterial roads such as the Eastern and Western Express Highways set the groundwork for a city defined by movement and trade.
Post-independence, the government undertook systematic efforts to accommodate Mumbai’s growing population and economic activity. The 1970s saw the planning of Navi Mumbai as a twin city, the development of flyovers, and the
expansion of suburban rail networks to reach emerging zones like Borivali, Thane, and Kalyan. The Bandra-Kurla Complex (BKC), envisioned in the 1980s, laid the foundation for modern commercial real estate beyond South Mumbai.
Yet despite these initiatives, by the turn of the millennium, Mumbai was bursting at the seams. Congestion, long commutes, and inadequate infrastructure called for radical transformation.
THE PRESENT: A CITY IN TRANSITION
Mumbai is currently in the midst of an unprecedented infrastructure renaissance. Multi-billion-dollar projects are being executed simultaneously, radically redefining how people live, work, and travel in this megacity.
The Metro Revolution
Mumbai’s lifeline has long been its suburban rail system. But today, the city is witnessing a new phase of mobility with its ambitious metro network. With 14 metro lines spanning over 350 kilometres under various stages of execution, Mumbai is positioning itself as a seamlessly connected city.
Key corridors like Metro Line 2A (Dahisar-DN Nagar) and Line 7 (Dahisar East-Andheri East) are already operational. Lines 3, 4, 5, and 6 are underway, aiming to bridge key east-west gaps and decongest arterial roads. Once completed, residents will be able to travel between suburbs and commercial hubs like BKC, Lower Parel, and Powai in under 45 minutes. The Aqua line, which will be the lifeline of Mumbai, will connect Andheri East – Aarey
to Cuffe Parade via Airport, BKC, Mahim, Prabhadevi, Worli and onto Cuffe Parade. This will surely ease traffic in South Mumbai’s most congested roads.
Mumbai Trans-Harbour Link (MTHL)
At 22 kilometres, MTHL is India’s longest sea bridge, connecting Sewri in South Mumbai to Chirle in Navi Mumbai. It has slashed travel time from two hours to less than 30 minutes, enabling direct access to the Navi Mumbai International Airport.
This link is more than a bridge; it is a gateway to decentralisation, allowing business, residential, and logistic activity to flow smoothly between Mumbai and Navi Mumbai. The Navi Mumbai International Airport, once operational, is projected to reduce the incoming passenger and cargo load on Mumbai’s current airport by at least 20%, significantly easing air traffic and related congestion in the core city. This redistribution of traffic will help decongest both Western Mumbai and Central Mumbai, improve travel efficiency, and promote balanced regional development.
Coastal Road
The Coastal Road project is already operational and has brought a sea-change in connectivity along Mumbai’s western coastline, significantly reducing the pressure on the Western Express Highway. It has enhanced access to key areas like Worli, BKC, and Marine Drive while easing traffic congestion around Haji Ali. Commuters can now enjoy smoother and faster travel, especially to and from South Mumbai. This has led to an
Mumbai Trans-Harbour Link (MTHL)
increase in home buyers’ interest in both South Mumbai, Worli and Tardeo zones.
With this road in place, travel times across Mumbai’s coastline have been significantly reduced, offering more efficient commuting and providing a much-needed alternative to the congested roads and routes of South Mumbai. From the BandraWorli Sea Link Toll Gate to Nariman Point, the travel distance is approximately 20 minutes through the coastal road.
Worli-Sewri Connector
The Worli-Sewri Connector is another key infrastructure project that will further improve Mumbai’s connectivity. Linking directly to the Mumbai Trans Harbour Link (MTHL), it seamlessly integrates the island city with the mainland, reducing travel times between South Mumbai and Navi Mumbai. This project will reduce bottlenecks and further ease traffic flow, especially towards the Navi Mumbai International Airport.
Once completed, it will not only enhance Mumbai’s infrastructure but also open up areas like Worli and Sewri for faster, more efficient travel from Navi Mumbai. This connection is expected to ease the growing pressure on existing routes and will be pivotal in Mumbai’s overall traffic management strategy. This connection will further reduce the traffic going towards Navi Mumbai through Mankhurd as most commuters from the Western Suburbs and South Mumbai will prefer to take this route and similarly commuters coming from Navi Mumbai will take this route to reach South Mumbai or the Western Suburbs.
Versova-Bandra Sea Link
The Versova-Bandra Sea Link is an ambitious infrastructure project that will drastically reduce travel time between Versova (Andheri West) and Bandra from the current 45 to 60 minutes to just 10-15 minutes once completed. This will provide a direct route, significantly improving access between these key western suburbs. The Versova-Bandra Sea Link will also make travel to Nariman Point and Worli from Andheri West much more
efficient, cutting down travel time to just 25 to 35 minutes at most. This project will revolutionise connectivity, easing the daily commute for residents and businesspeople traveling to and from South Mumbai. This is a vital link and will recalibrate the real estate market across locations.
The Missing Link—Lonavala
The missing link in the road network, particularly the Lonavala Ghats, will provide an essential solution for travellers heading towards destinations like Lonavala, Pune, and Mahabaleshwar. Currently, the serpentine curves in the Ghats contribute to long travel times, but with the new infrastructure in place, this will be reduced by 20 to 30 minutes, providing significant relief for both daily commuters and tourists. This missing link is crucial for those travelling beyond Lonavala towards Pune and other areas, making travel far more efficient and comfortable.
As these developments unfold, the entire region will benefit from improved connectivity, making it easier for residents, business owners, and tourists alike to access these areas, while boosting real estate demand in these regions for both residential and commercial developments. Apart from this it will also benefit the Agro industry with food supplies coming to Mumbai quickly and easily.
Mumbai-Delhi Expressway
While NH 48 is currently plagued by congestion and traffic delays, the Mumbai-Delhi Expressway, expected to be completed by 2028, will provide a faster, more efficient route. It will drastically cut down travel times to major cities such as Delhi, Jaipur, Ratlam, Baroda, and Surat, easing traffic congestion and offering a modern infrastructure solution to meet the demands of both commercial and personal traffic. The expressway will also ensure a smooth and pleasant journey further to Delhi, reducing the overall travel time to 12-15 hours, a remarkable improvement.
The expressway is also expected to drive real estate development along its route, encouraging urbanisation in regions historically less connected to Mumbai. This infrastructure project will become a game-changer for businesses, improving connectivity with major markets and enhancing the overall economic environment.
Mumbai-Ahmedabad Bullet Train
The Mumbai-Ahmedabad Bullet Train, a high-speed rail project, will further enhance connectivity between two of India’s most significant business hubs. Once completed, it will reduce travel time between Mumbai and Ahmedabad from approximately seven to eight hours to just three hours. This bullet train will not only provide an efficient and quick mode of transport but also stimulate economic activities along the route, improving trade and business exchanges. The project, being developed as part of the government’s push for modern infrastructure, will also create opportunities for real estate development and urban
Bullet Train
growth along the train’s corridor, especially in industrial zones and satellite cities.
The Mumbai-Ahmedabad Bullet Train will be a catalyst for improved interstate connectivity, with substantial benefits for commuters, businesses, and the economy as a whole. It will enable people to live in Surat, Vadodra and work in either Mumbai or Ahmedabad. This connectivity will also be very critical in enhancing real estate development and also cause lot of movement near the Bullet Train Stations for both commercial and residential projects.
Mumbai-Nagpur Expressway
The Maharashtra Samruddhi MahaMarg, a new expressway connecting Nagpur and Aurangabad, is now operational and has significantly improved connectivity to Central Maharashtra. This ambitious project reduces travel time between Nagpur and Mumbai to just eight hours, offering a direct and efficient route to the heart of Maharashtra. The expressway not only improves inter-city travel but also boosts the economy by providing better access to key agricultural, industrial, and commercial zones across the state.
The expressway enhances logistics and supply chain networks, reducing transportation costs for businesses and improving access to markets, both within Maharashtra and beyond. As the expressway improves connectivity between key cities like Nagpur, Aurangabad, and Mumbai, it will also spur regional development, foster new investment, and lead to an increase in real estate demand along its corridor. This project plays a key role in unlocking economic potential in the central part of the state and reducing pressure on existing transport networks. A key beneficiary of this will be Igatpuri, which will have better connectivity and will see a surge in day tourists for its scenic beauty.
Mira-Bhayandar Metro Extension: Connecting the
Extended Suburbs
Mumbai’s metro expansion is not only transforming the inner city but also extending its reach into the far northern suburbs. One of the most impactful additions is the Metro Line 9
extension connecting Dahisar East to Mira Road and Bhayandar. This elevated corridor is designed to ease congestion on the Western Railway suburban line, providing a parallel, highcapacity transit option for one of the most densely populated corridors of the MMR.
The Mira-Bhayandar stretch has long suffered from overburdened road and rail networks, with thousands commuting daily to commercial hubs in Borivali, Andheri, and Bandra. Once operational, this metro line will reduce travel times, improve last-mile connectivity, and enhance access to the larger metro grid, integrating these distant suburbs directly with key employment zones like BKC and Lower Parel.
This extension will also spur real estate growth and urban development in Mira Road, Bhayandar, and surrounding pockets by enhancing connectivity and reducing the dependency on road-based transport. With faster, more reliable commute options, these areas are expected to see a shift from pure residential zones to mixed-use neighbourhoods catering to professionals, students, and businesses alike.
THE FUTURE: MUMBAI 2030 AND BEYOND
The future of Mumbai is not just about more infrastructure, but smarter, greener, and more inclusive infrastructure.
The 45-60 Minute City Vision
With the Metro, MTHL, Coastal Road, and expressways converging, Mumbai is set to become a 45-60 minute city. Most key areas — whether it is commuting from Thane to BKC, or from Navi Mumbai to Lower Parel, Borivali to BKC — will be accessible within 45 to 60 minutes.
This transformation will not only enhance quality of life but also productivity, real estate value, and sustainability. Furthermore, with the growing metro network and an efficient roadway system, the current three or four-tier connectivity that requires multiple modes of transport (like buses, taxis, autos, or appbased cabs) will likely be streamlined to a two-tier connectivity in most parts of Mumbai. Commuters will be able to catch a
Mumbai’s metro expansion
Mumbai-Nagpur Expressway
Mumbai is at the forefront of embracing futuristic urban living, where technology and sustainability intersect to create a more efficient and environmentally friendly city
bus, taxi, auto rickshaw, or ride-share service (Uber/Ola) to the nearest metro station, and from there, complete the journey on the metro network, significantly reducing travel time and improving overall efficiency. This change will make travel smoother, reduce congestion, and bring more people into the mainstream transit system, making Mumbai more accessible and connected.
Satellite Cities and Housing Expansion
Future growth is being channelled into satellite cities like Palghar, Panvel, Vasai-Virar, and Ulwe. These areas are slated to become new economic clusters supported by robust infrastructure, affordable housing, and greenfield development. Additionally, areas like Dombivli and Kalyan are seeing rapid growth due to improved connectivity. The ongoing Airoli Bridge project is expected to provide direct access between these regions and South Mumbai, further enhancing connectivity.
Furthermore, projects like the Borivali-Thane Tunnel and the Goregaon-Mulund Link Road will significantly reduce travel times and ease congestion on both the Western Express Highway and Eastern Express Highway. These projects will not only decongest the heavily trafficked corridors but also improve connectivity between key residential hubs in the suburbs and Mumbai, making travel smoother and faster for commuters across the city and suburbs.
Airoli Bridge Project: Connecting Eastern and Western Suburbs
The Airoli Bridge, a key infrastructural initiative, promises to be a game-changer for Mumbai’s commuters. Currently, residents of the Eastern Suburbs, including areas like Kalyan and Dombivli, face long travel times when commuting to South Mumbai or the Western Suburbs. This bridge will establish a direct, seamless link between the Eastern Suburbs and the Western Suburbs, bypassing the congestion on the existing routes.
Impact on Traffic Flow
The Airoli Bridge is set to significantly ease the bottlenecks caused by the busy Airoli-Kalwa Bridge, which is often congested, especially during peak hours. By creating a direct link between the Eastern and Western Suburbs, this project will drastically reduce travel time, making commuting more efficient and less stressful. For businesses and individuals, this means more productive hours and reduced delays in daily activities.
Economic Growth The reduced congestion will have a significant impact on business activities across both regions. South Mumbai, which is home to numerous businesses, will
become more accessible to workers from the suburbs, while industries in the northern suburbs will benefit from easier access to key commercial areas. With better connectivity, the Airoli Bridge will also encourage businesses to set up in the Eastern Suburbs, helping to create a more balanced distribution of commercial hubs across the city.
Real Estate Growth One of the most tangible benefits of this project will be the rise in real estate demand in areas like Dombivli and Kalyan. With the reduced travel time to South Mumbai, more people are likely to look for affordable housing options in these suburbs, which have traditionally been seen as far-flung. Developers will seize this opportunity, leading to the growth of residential complexes, retail spaces, and even commercial hubs. As accessibility improves, families and businesses alike will be drawn to these areas, contributing to their long-term growth.
Borivali-Thane Tunnel and Goregaon-Mulund Link Road: Enhancing Connectivity Across the Suburbs
While the Airoli Bridge connects the Eastern and Western Suburbs, another set of projects—the Borivali-Thane Tunnel and the Goregaon-Mulund Link Road—aim to tackle congestion on Mumbai’s most critical road corridors: the Western Express Highway (WEH) and the Eastern Express Highway (EEH). These projects are designed to enhance connectivity between the Western and Eastern Suburbs and cut down travel times across these heavily trafficked routes.
Impact on Travel Times The Borivali-Thane Tunnel is expected to be a game-changer for those commuting between Borivali and Thane. Currently, the travel time on the WEH is often hindered by congestion, especially during rush hours. The new tunnel will offer a smooth, uninterrupted route, bypassing the usual traffic jams, thus cutting down the travel time significantly. Similarly, the Goregaon-Mulund Link Road will ease congestion on the EEH, providing an alternate route that will make it easier for people traveling between the two suburbs.
Real Estate Growth The enhanced connectivity between the Western and Eastern Suburbs will have far-reaching effects on the real estate markets in areas like Borivali, Goregaon, Thane, and Mulund. These areas, which are already popular residential destinations, will become even more attractive to homebuyers and investors. With travel times cut down, more people will be willing to live further out in these areas, driving up demand for residential and commercial properties.
Additionally, as more people and businesses move to these regions, the demand for retail outlets, schools, hospitals, and
other amenities will increase, leading to the development of mixed-use townships and business hubs. This increased urbanisation will further bolster the local economy, creating a more vibrant and self-sustaining environment.
Decongestion and Improved Quality of Life One significant benefit of both these projects will be the easing of traffic congestion on the Western and Eastern Express Highways. For residents of Borivali, Goregaon, Mulund, and Thane, this will mean shorter commute times, less traffic stress, and a more balanced lifestyle. The improved quality of life will, in turn, attract more residents, contributing to the sustained growth of these suburban hubs.
Digital and Green Infrastructure
Mumbai is at the forefront of embracing futuristic urban living, where technology and sustainability intersect to create a more efficient and environmentally friendly city. Key initiatives include:
AI-Driven Traffic Management Systems: By leveraging Artificial Intelligence, Mumbai is transforming its traffic management systems to reduce congestion, enhance safety, and improve overall flow within the city. This smart approach enables realtime traffic data analysis and quicker response times, making commuting smoother for residents.
Waste-to-Energy Plants: Mumbai is taking steps towards sustainability with its innovative waste-to-energy plants. These facilities are not only solving waste disposal challenges but are also converting waste into energy, thereby reducing landfill reliance and contributing to cleaner, greener energy solutions.
Mandated Solar Rooftop Systems: In line with global trends of renewable energy adoption, Mumbai is enforcing solar rooftop systems on commercial and residential buildings. This move is aimed at harnessing solar power to meet the city’s growing energy needs sustainably while also promoting energy efficiency.
EV Charging Infrastructure: With the rise of electric vehicles, Mumbai is developing robust EV charging infrastructure across the city. This includes strategically placed charging stations that encourage the use of electric vehicles, making it easier for residents to switch to eco-friendly modes of transport and reduce their carbon footprint.
Smart Governance Platforms for Citizen Services: Mumbai is transitioning towards smart governance by implementing advanced platforms that offer seamless, digital access
Source: Mumbai Property Exchange
as of March 2025
to government services. These platforms ensure greater transparency, faster service delivery, and improved public engagement, thereby fostering a more responsive and accountable urban environment.
By integrating these technologies and green initiatives, Mumbai is paving the way for a smarter, more sustainable urban future, setting a benchmark for cities around the world.
REDEVELOPMENT AND URBAN RENEWAL
Mumbai’s ongoing redevelopment and urban renewal initiatives are transforming the cityscape, giving it a fresh, modern look while preserving its historic charm. Thousands of old buildings, cessed properties, and chawls are being redeveloped to make way for newer, taller, and more spacious structures. This shift is particularly beneficial for long-standing residents, many of whom live in cramped, outdated apartments. Through these redevelopment schemes, they are being relocated to larger homes with better amenities, improving their quality of life.
This transformation is not just about the city’s aesthetic appeal; it also brings substantial financial benefits to the government and the local economy. The new developments are driving up property values, leading to an increase in stamp duty collections from property transactions. Additionally, the government is seeing a steady rise in recurring property tax revenues as the
Elphinstone
newly redeveloped properties are often valued at a much higher rate than their older counterparts. Furthermore, these projects have indirect benefits, including increased employment in construction and related industries, as well as greater consumer spending due to improved living conditions.
Overall, redevelopment is helping Mumbai evolve into a modern metropolis, boosting its economic potential while addressing the pressing need for better housing and infrastructure for its growing population.
REAL ESTATE AND POLICY OUTLOOK IN MUMBAI
Shaping the Future
Mumbai, India’s financial and economic powerhouse, has long been at the heart of the country’s growth narrative. As the largest financial hub in India, the city continues to attract businesses, investments, and talent from around the globe. The expanding infrastructure and the flourishing real estate sector further bolster Mumbai’s status as a critical player in the global urban landscape. As the demand for residential, commercial, and industrial spaces in the city rises, a closer look at the policy reforms, development strategies, and infrastructure investments is essential to understand Mumbai’s real estate outlook.
The Growth Trajectory of Mumbai’s Real Estate Market Mumbai’s real estate market is driven by its dual role as the country’s financial centre and a rapidly growing metropolis. Thanks to an influx of national and international investors, the demand for residential, commercial, and industrial properties continues to surge. However, the city faces a range of challenges, including land scarcity, high construction costs, and an ever-expanding population. These issues demand innovative solutions in urban planning, policy reforms, and infrastructure development to maintain growth and sustainability.
The focus in Mumbai is now on creating smart infrastructure, promoting sustainability, and building a connected and efficient urban ecosystem. This shift aims to meet the growing needs of businesses and residents while enhancing the overall quality of life.
Policy Reforms: Key Changes Shaping the Real Estate Landscape
The Maharashtra Government has introduced several significant policy reforms to keep pace with the growing demand and evolving needs of its residents and businesses for Mumbai City. One of the most notable reforms is the introduction of revised Floor Space Index (FSI) norms. The FSI, which is the ratio of a building’s total floor area to the land size, has been adjusted to allow for taller, more efficient buildings, particularly in redevelopment and urban renewal projects. This change helps optimise the use of limited land while promoting the construction of modern, high-rise structures in densely populated areas.
Several redevelopment projects in Mumbai, particularly in older
neighbourhoods, are now taking advantage of these higher FSI allowances, transforming underutilised spaces into highvalue residential and commercial complexes. Additionally, the government has incentivised the construction of green buildings by allowing the use of extra FSI for sustainable projects, encouraging developers to adopt eco-friendly practices.
Affordable housing remains a priority for the city’s authorities, with the government working closely with private developers to create viable housing solutions through public-private partnerships (PPPs). This initiative is particularly focused on Mumbai’s expanding suburban areas, such as Thane, Navi Mumbai, and Goregaon, where mixed-use developments are gaining momentum.
The Rise of Commercial Real Estate
The commercial real estate (CRE) sector in Mumbai is experiencing an era of rapid expansion. The demand for office spaces has surged as businesses across IT, finance, and technology sectors continue to grow. Areas like Bandra-Kurla Complex (BKC), Nariman Point, and Lower Parel have witnessed skyrocketing real estate prices and rental yields due to the increasing demand for prime office spaces.
However, the demand for commercial spaces is no longer confined to Mumbai’s Central Business Districts (CBDs). Suburban and peripheral areas are seeing an uptick in commercial activity as companies move towards these locations to reduce overhead costs while benefiting from larger, more cost-effective office spaces. Areas like Thane, Airoli, and Borivali are now emerging as key commercial real estate hotspots, with businesses seeking office spaces in these locations to expand their operations.
The demand for specialised facilities, such as industrial parks, logistics hubs, and data centres, is also rising. The growth of e-commerce, cloud computing, and big data is driving the demand for these new-age business facilities. Mumbai is poised to witness significant growth in industrial real estate as more companies look to expand their infrastructure to meet technological demands.
Infrastructure Investment: A Key to Real Estate Growth
Infrastructure is the backbone of Mumbai’s growth, and its development has a direct impact on the real estate market. Projects aimed at improving connectivity, such as the Mumbai Metro and new highways, have already led to increased property demand in areas that were previously underserved. The ongoing Metro expansion, in particular, is expected to drastically reduce commute times, making previously less accessible areas more attractive to both residential and commercial developers.
In addition to public transportation, infrastructure improvements are making suburban areas more connected
In addition to public transportation, infrastructure improvements are making suburban areas more connected to the city’s core, driving real estate development outside of traditional hubs like BKC and Andheri West
to the city’s core, driving real estate development outside of traditional hubs like BKC and Andheri West.
Mumbai is also focusing on sustainable infrastructure, with initiatives to reduce carbon emissions, promote green buildings, and introduce electric vehicle charging stations. These efforts are not only enhancing the liveability but also positioning Mumbai as a sustainable urban centre in the future.
Port Infrastructure and Economic Growth
Mumbai’s position as a key maritime hub has played a critical role in its economic growth. The expansion of the Mumbai Port and the development of a new port near Palghar will further boost the city’s maritime capabilities. These improvements will enhance cargo handling capacity and ease congestion, strengthening Mumbai’s position as a global trade gateway.
In continuation of Mumbai’s maritime legacy, April 2025 marked a significant milestone with the commencement of operations at the Mumbai International Cruise Terminal (MICT). Strategically located at Ballard Pier, the MICT is now the largest cruise terminal in India, designed to handle up to one million passengers annually—translating to approximately 10,000 passengers per day.
Spread across 4.15 lakh square feet, the terminal has been developed as per global standards under the Cruise Bharat Mission.
More than just a terminal, the MICT is a symbolic and functional leap for Mumbai’s cruise tourism potential. Its launch not only strengthens the city’s position as a global maritime hub but also unlocks opportunities for heritage tourism, urban renewal in
As Mumbai accelerates towards becoming a 45–60-Minute City, the inclusion of world-class sea-based passenger infrastructure complements its air, road, and rail enhancements. The MICT stands as a testament to India’s broader strategy of integrated, multi-modal connectivity—reinforcing Mumbai’s role not just as the financial capital, but as a gateway city to the world.
MUMBAI’S TIME IS NOW
Mumbai’s story has always been one of transformation. Today, we stand at the dawn of a new chapter—a chapter in which infrastructure will elevate the city into the ranks of global megacities like Singapore, London, and New York. The groundwork is already laid. From sea links and metros to airports and smart grids, Mumbai is shedding its past challenges and embracing a future where time is optimized, business is frictionless, and quality of life is dramatically improved. As we move towards 2030, Mumbai isn’t just building bridges and roads—it is building India’s future.
Sandeep Sadh is a Mumbai-based real estate advisor and CEO, Mumbai Property Exchange, with 33 years of experience in the city’s evolving property landscape. He contributes regularly to industry publications and government think tanks on urban development and investment strategies. Connect with him on ssadh@mumbaipropertyexchange.com.
South Mumbai, and economic revival of adjacent commercial precincts like Fort, Colaba, and Ballard Estate
INTERVIEW: MANOJ NIHALANI
‘Mumbai Is Rebuilding Itself’
Manoj Nihalani, veteran real estate advisor and Founder and CEO, Pacific Estates, discusses the city’s unprecedented redevelopment wave, the changing face of Bandra and Andheri, and how consumer behaviour is reshaping the market
It has been close to four decades since Manoj Nihalani established Pacific Estates in a 200 sq. ft. garage at Andheri (East). Since then, the company has become one of the city’s most respected real estate firms, managing an extensive property database across Mumbai, serving some of the most prominent Indian business houses and multinational corporations and facilitating the sale, lease, and management of millions of square feet of commercial and residential space. The organisation continues to grow, with Mr Nihalani’s son, Pratik, having joined Pacific Estates; Pratik is actively involved in an array of transactions, including joint ventures between landowners and developers, and collaborating with cooperative housing societies to accelerate their redevelopment processes.
In this interview, Manoj Nihalani shares his insights into the transformation that Mumbai is seeing with the redevelopment boom.
Mumbai seems to be undergoing a major transformation. What’s different about this redevelopment cycle?
Manoj Nihalani: This is the most widespread and transformative redevelopment cycle I’ve witnessed in over four decades. Mumbai has waited nearly 50 years for a reset of this scale. Most of the city’s residential buildings date back to the 1960s and ’70s—they’re not just outdated in design, but also in terms of safety, infrastructure, and amenities. What’s different today is that redevelopment isn’t only about building taller—it’s about creating smarter, safer, and more sustainable spaces that reflect how the city lives and works today. Projects like the Dharavi redevelopment highlight the scale of this transformation—turning dense, underserved neighborhoods into planned, modern townships with improved housing and infrastructure. Spread across 600 acres, the initiative
aims to rehabilitate over 58,000 families and 12,000 commercial units, impacting nearly 1 million people. It’s a powerful example of how redevelopment is a defining moment for Mumbai’s future.
What’s triggered this redevelopment wave now?
Manoj: The biggest trigger has been the revision in FSI (Floor Space Index) norms. Previously, the economics didn’t work for developers or societies—there just wasn’t enough incentive. But now, with higher permissible FSI across many pockets of the city, projects have become viable. For example, some plots in Bandra East are seeing FSI go up to 9, and in Bandra West reclamation under MHADA, we’re seeing FSI as high as 13. That’s unheard of, and it opens up massive potential for high-rise, high-quality development.
Tell us more about what’s happening at Bandra West Reclamation.
Manoj: The MHADA redevelopment at
Bandra Reclamation is going to be one of Mumbai’s most high-impact upcoming clusters. You have direct access to the Western Express Highway, which means unbeatable connectivity. Then there are unrestricted sea views, which are a rarity in the city. With such high FSI potential—up to 13 on some plots—we’re going to see a completely new skyline emerge there. It’s premium land with urban infrastructure catching up to the potential.
And how about Andheri East?
That market seems to be evolving quickly.
Manoj: Absolutely. Andheri East was once known for its industrial sheds and warehousing zones. But today, thanks to its proximity to the airport, Western Express Highway, and a growing network of business hotels, it’s turned into a commercial hub. What’s really pushed it forward is the intersection of two major Metro lines at Marol Naka—one
from Ghatkopar to Versova, and the other from Colaba to SEEPZ. That kind of connectivity is game-changing. Old industrial plots are now being redeveloped into modern corporate office spaces, and we’re seeing strong interest from both Indian companies and multinationals. Also, the Andheri (East) to Dahisar (East) metro will increase the potential of real estate properties along its route.
There’s been a noticeable shift in high-street retail too, especially in the western suburbs. What’s driving that?
Manoj: A big factor is consumer spending—it’s back, and it’s strong. People are dining out more, shopping more, and looking for lifestyle experiences. That has reignited the retail real estate segment. In Santacruz West, for example, Linking Road has undergone a dramatic change. What used to be mostly residential or older commercial buildings is now being redeveloped into premium retail spaces. We’re seeing brands like Skechers, H&M, Marks & Spencer, Levi’s, and The Collective come in and open flagship
outlets. This is no longer just a shopping street—it’s becoming a full-fledged highstreet experience.
Would you say this transformation is limited to a few pockets or is it happening across the city?
Manoj: It’s definitely citywide. From Dadar, Chembur, and Mulund to Byculla and Vikhroli, redevelopment is reshaping local economies and quality of life. Infrastructure is a big enabler here—the Mumbai Metro expansion, Coastal Road, and Mumbai Trans Harbour Link are making previously overlooked locations suddenly very attractive. With improved access and higher FSI, we’re seeing new life injected into areas that were considered saturated or outdated.
How do you see this transformation impacting Mumbai’s position globally?
Manoj: If executed properly—with transparency, design sensitivity, and infrastructure in place—I think Mumbai can position itself as a model for urban regeneration in a global context. We’re seeing a shift from “just build more”
“From Dadar, Chembur, and Mulund to Byculla and Vikhroli, redevelopment is reshaping local economies and quality of life. Infrastructure is a big enabler here… With improved access and higher FSI, we’re seeing new life injected into areas that were considered saturated or outdated.”
MANOJ NIHALANI Founder and CEO, Pacific Estates
to “build better”. The coming years will define whether we become a truly liveable, globally respected metro. The potential is there.
You’ve built Pacific Estates into a respected real estate advisory firm over the years. What role does your firm play in this evolving market?
Manoj: I founded Pacific Estates over 38 years ago with the goal of offering highintegrity, knowledge-driven consulting— whether it was redevelopment, land aggregation, or joint ventures. Over the years, we’ve built a strong reputation for handling complex deals and helping societies, developers, and investors navigate Mumbai’s ever-changing market.
Now, with my son Pratik Nihalani involved, we’re bringing in more structure and scale. Pratik studied marketing and entrepreneurship at Northeastern University in Boston and worked in the U.S. before joining the firm. He’s helped modernise our operations—bringing in tech tools, process workflows, and a younger perspective that matches where the market is headed. Together, we’re focused on creating long-term value for our clients—and for the city.
PRATIK NIHALANI WITH MANOJ NIHALANI
GAME CHANGERS
Injecting New Life
Venus Grandeur, the Bandukwala redevelopment by Raj Builders, is coming to life, promising to transform the skyline near the J J Hospital in South Mumbai
Just opposite the J J Hospital in South Mumbai, a quiet transformation is taking place. The Bandukwala plot that housed 260 ground plus three-storey dilapidated residential and commercial structures is in the process of being vacated for redevelopment. Of these, 160 were cessed buildings in urgent need of reconstruction; for various reasons, the project had been delayed since 2010. Now, Raj Builders, under the careful eyes of founder Saifuddin Rampurawala and his son Taha, plan to construct a 40-storey rehabilitation building with five podiums for parking, and a 53-storey sales building with seven podiums for parking. When complete, Venus Grandeur will be an impressive project in a prime location, transforming the skyline in the heart of Mumbai.
“This is a one-acre single ownership plot in Bombay, and you don’t find many such plots,” explains Taha Rampurawala. “There were three wings, A, B, and C, and almost everyone living there cooperated with us because they were
VENUS GRANDEUR
living in dilapidated houses and had been seeing people get better homes through redevelopment.” By June 2025, the B and C wings had been demolished to allow the redevelopment work to begin, even as residents of the A wing continued to occupy their homes. “Right now, it is Ground Zero, all 100 buildings of B and C are demolished. We will let the tenant building come up a bit and then vacate Wing A,” Mr Rampurawala says.
He adds that it was a peaceful transition, with the Bandukwala residents receiving what they would be eligible for under MHADA rules. “If you have a room size of around 200 square feet,” he explains, “then you would get 435 sq ft RERA carpet area. There are certain parameters based on your existing space.” Tenants have been given hardship compensation to move into rental homes.
When the project is ready, the existing tenants will have their own separate space among familiar neighbours. “In many redevelopment projects in South Mumbai, premium projects accommodate the existing tenants on the lower floors and then build luxurious apartments on top, with a totally different elevation. That is not a good way to coexist,” Mr Rampurawala observes.
Since the Bandukwala site is a corner plot, he adds, they are not required to leave six metres’ open space for the fire brigade, as access would be available from the road. “If you have to leave this space, then the footprint of the building reduces, and you need to go vertical,” he explains. The corner placement meant that Raj Builders had enough room to create distinct plots for the sales and rehabilitation buildings. “So they have their own separate gates, their own superstructure, their own podium parking. After the redevelopment, no one will think they existed on the same plot,” he avers.
Raj Builders is also paying special attention to parking spaces with podiums and ramps. Mr Rampurawala remarks that existing tenants are often deprived of this facility. “However good a project is, if there is not enough parking, it will affect the valuation,” he says. Inadequate
parking is a serious problem, particularly in densely populated areas, he believes, and the Rampurawalas take this aspect seriously. “Gone are the days in 2010 where very few people had cars,” he says. “These days, everybody has a car, and parking is a very big issue.”
Another key area they pay attention to is the elevators. “If you live in a 40-storey or 60-storey structure and there are eight flats on a floor, we need to give six or seven lifts so that travel time is reduced,” he says. “Often buildings get redeveloped, but you will take half an hour to reach your home on the 40th floor because the lifts are busy.” In addition, Raj Builders is ensuring that the project has all the amenities, from a clubhouse to a fitness centre and swimming pool.
The 1 and 2-BHK flats are also thoughtfully designed so that they can be combined to create 3- and 4-BHK configurations. The sale component will have 1 and 2 BHKs with decks (520 sq. ft. and 726, 748 and 772 sq ft), while the flats for existing tenants would be 2BHKs (435 and 583 sq. ft). The location of the project opposite JJ Hospital, with its connectivity and proximity to the South Mumbai business centres, is a tremendous advantage. There is also the upcoming MSB School at Noor Baug, a short walk away.
The Bandukwala redevelopment project is huge, but Raj Builders has more than enough experience to navigate its challenges. The Rampurawala family’s first foray into construction began with a wish to give back to the community. “We come from a very religious background,” Taha Rampurawala says. “We are Dawoodi Bohras, a subsect of the Muslim community, and my grandfather was the secretary to our Supreme Leader. My grandfather wanted to construct a Masjid at his own expense and that was the reason we ventured out with certain developers in Kandivali. We had our own piece of land, and we did this.”
Saifuddin Rampurawala, who was in the glass business, then decided to establish Raj Builders in 2005. “He was
“As per today’s policies, with ease of business, the FSI the government is giving, and the rising demand, it is becoming more feasible for us to make a good offer to existing members and get a project like this off the ground.”
Taha
Rampurawala Partner, Raj Builders
the first generation to get into the real estate business, with other partners,” his son explains. The Rampurawalas made their presence felt with projects such as Mubarak Manzil (1,2,3 BHK) and Jamali (studio, 1, 2, 3 BHK), both at Marol, Andheri East and at Nakul Raj, (1,2, 2.5 BHK), Malad West—15 projects in all including eight at Marol, with occupation certificates, and two projects currently ongoing. They have also made a massive contribution to the community by constructing a school.
Taha, now 37, joined the real estate venture in 2012 and was personally involved in eight of these projects. A Management graduate, he had worked in his father’s subsidiary frame business and was in Dubai for a while as well. After proving his mettle with Raj Builders’ numerous projects in the western suburbs, he turned his sights in 2023 to the Bandukwala redevelopment that had been in limbo for more than a decade. A great deal had changed during this time, allowing the Rampurawalas to overcome the challenges that had held the project back over the years. “As per today’s policies, with ease of business, the FSI the government is giving, and the rising demand, it is becoming more feasible for us to make a good offer to existing members and get a project like this off the ground,” he says.
The challenges, however, are still immense. “My father did not want me to join this business,” Taha says, pointing out that it is a thankless job. In a situation where most real estate projects are about redevelopment since very few greenfield sites are available, developers have to contend with multiple issues. Between the pressure of various agencies—government, incometax authorities—and meeting the everincreasing demands of existing residents of the redevelopment project, this is not a business for the faint-hearted. “But it is never boring,” smiles Taha. “Every day is a learning curve, and whatever the challenge, there are ways out of it. You have to take the problem as an opportunity and benefit from it.”
One challenge he has learned to deal with is understanding the psyche of existing
VENUS GRANDEUR
The Bandukwala plot that housed 260 ground plus three-storey dilapidated residential and commercial structures is in the process of being vacated for redevelopment. Of these, 160 were cessed buildings in urgent need of reconstruction
residents. “No matter which society, which locality or which community you work with, there are always two or three types of groups of people who negotiate,” he remarks. “One group is very straightforward; they will say, ‘We want this much. Give us that and we will move out.’ Then there is another group that constantly seeks more, gets greedy. The third group will wait and watch, not do anything. Then they will arm-twist and try to get something extra.” Developers are also often at risk of being dragged to court, which can be time-consuming. “It takes a while in court to defend ourselves—prove that what we have done is legitimate,” he declares.
Then, there is the matter of regulations changing periodically. Once, Raj Builders found themselves facing a problem when they had taken on a project in Malad East touching the railway line. They then realised the height of the project would be impacted because it was a corridor of defence area. Shifting policies regarding these and other issues can cause unexpected delays and difficulties for developers.
The issue of height restrictions had, in fact, become a matter of dispute, and on June 15, 2024, The Times of India¹ had written about a case involving another developer. “Perhaps for the first time, the Brihanmumbai Municipal Corporation (BMC) has refused to issue a stop-work notice to an under-construction project in Kandivali following a directive from the Indian Army’s Central Ordnance Depot. The project concerned was within 500 metres of the perimeter wall of the ordnance depot. “The construction being undertaken is permissible under the provisions of the Maharashtra Regional Town Planning Act 1966, and Development Plan, 2034, which is formulated after considering all aspects of safety and security,” The Times of India quoted BMC as saying. BMC also referred to around 100 ongoing projects
in the vicinity of Kandivali and Malad that would be impacted.
Through all the challenges that the Rampurawalas face, there is a key source of inspiration that keeps them going— their tremendous faith in the religious leaders of the Dawoodi Bohra community. Photos of the 52nd leader, His Holiness Syedna Mohammed Burhanuddin, and the 53rd, His Holiness Syedna Mufaddal Saifuddin, occupy pride of place in their cabin at the Raj Builders’ office. “His Holiness has always guided us that we should uplift people at every stage in life. As developers, the upliftment we can do is to give the maximum carpet area to the existing residents,” he says.
Certainly, Raj Builders has developed a huge standing among those who have benefited from the properties they have redeveloped. Mr Hari Sudhakaran, Secretary, Nakul Raj Society (Malad West) says: “We got a very good deal with Raj Builders. For our 365 sq ft, they have given 500 sq ft as the actual usable carpet area in the flat.” Mr Sudhakaran has also appreciated the fact that the Rampurawalas are always approachable. He speaks about how existing society members could call any time they needed clarifications and Taha Rampurawala would personally take the call. “We can visit our sites, give our suggestions,” he says. Taha adds: “There is a general view that it is difficult to meet a developer. But we have made ourselves approachable to our business clients—both existing residents and new flat owners.”
Raj Builders also goes out of its way, wherever possible, to give the maximum possible benefits to existing tenants. As Moiz Bhai, Beauty Drapers, Mubarak Manzil (Andheri), says: “We had agreed to a height of 14 ft at the time of signing the agreement, but Raj Builders gave us a height of 20 ft.”. For a business owner looking for greater display space, this was a boon. Hakim Kapasi of the Health Care
Pharmacy at Mubarak Manzil is another delighted beneficiary. “Shop owners are very happy,” he says. “The way they have constructed the entire property, the way they cooperated and the time was fantastic,” he declares.
Beneficiaries like Mr Thomas, Treasurer of Nakul Raj have also spoken of the ethics of Raj Builders. “They are very transparent in all dealings, and they gave all our amounts, rents, corpus funds, shifting charges and everything in advance,” he says. “Our main motive and main aim is to give a beautiful quality of construction, good facilities and good amenities,” explains Saifuddin Rampurawala. “People trust us because we deliver on time and we deliver what we promise.”
Taha Rampurawala adds: “We work with our liaison architect and designing architects to achieve the best out of the project one can offer—people who co-relate with our values so there are no gray areas. At the management level we have involved the best professional teams available to us.” On the prestigious Bandukwala project, Ar. Ketan Vaidya is the principal architect and project management consultant. (Turn to Page 182 for more on Ar. Ketan Vaidya)
Taha, who represents the next generation of Raj Builders, has an extraordinary vision for redevelopment. At a time when most people are focused on the here and now of the process, he points out that we need to start thinking about materials and other requirements for the future when today’s new structures begin to corrode and need to be redeveloped 60 years from now.
With this long-term view, he is, of course, also completely focused on present-day needs. “The natural happiness when residents receive the keys and see their new flats – that is the satisfaction for us, and the motivation!” he says.
Ar. Qutub Mandviwala’s remarkable reimagining of Bhendi Bazaar ensures that the neighbourhood is receiving a modern makeover even as its cultural fabric remains intact, says Menka Shivdasani
“Designing a dream city is easy; rebuilding a living one takes imagination.”
Jane Jacobs, Author, The Death and Life of Great American Cities
When Ar. Qutub Mandviwala graduated in 1988 from the prestigious Academy of ArchitectureRachana Sansad in Mumbai and started his own firm, Mandviwala Qutub and Associates (MQA), it was the beginning of a remarkable career that has created history in the redevelopment of Mumbai.
As Principal Architect of the Saifee Burhani Upliftment Trust (SBUT) Bhendi Bazar project, he has not only reimagined the 16.5-acre, 150-year-old precinct in South Mumbai but also made it a reality. The first two high-rise towers, Al Saadah Towers, already house more than 600 former tenants who are now proud owners of their shops and homes. With these, Ar. Mandviwala has proved beyond doubt that it is possible to transform a dilapidated, ageing neighbourhood into a modern one while keeping its cultural and social fabric intact.
There is much more in the offing at the Bhendi Bazar redevelopment project, such as the Al-Ezz, consisting of two 53-storey towers. When the entire 16.5-acre transformation is complete, the original 250 dilapidated buildings, housing 3200 families and 1,250 shops, will have metamorphosed into 11 new state-of-the-art towers, featuring new buildings, spacious roads, state-of-the-art infrastructure, open areas, and well-connected commercial zones.
What is more remarkable is that Bhendi Bazar’s historic legacy, right down to the Islamic architectural details such as jallis and latticework, has been retained. Two mosques that have stood in the area for decades have remained untouched except for required repairs; only now, access to them is much easier because the old structures that jostled for space nearby have been cleared.
This path-breaking project, envisioned by the 52nd Dai AlMutlaq, His Holiness Dr. Syedna Mohammed Burhanuddin of the Dawoodi Bohra community, began in 2009 and was nothing like anything Mr Mandviwala had ever done before. Certainly, he brought a tremendous amount of experience to his task— the first redevelopment project for which he was consulting architect was in the early 1990s, a cessed building at Chowpatty that became a 20-storey tower. But the Bhendi Bazaar project called for the spiritual, social, economic and psychological upliftment of a whole neighhbourhood without losing the essence and character that had developed over 150 years.
“It is very important to consider the lifestyle of the people and make redevelopment user-friendly. We should not just design a building but also consider how we are adding value to the overall development of the city, and how we are setting the pace for the next level of development.”
Ar. Qutub Mandviwala
AR. QUTUB MANDVIWALA Mandviwala Qutub and Associates (MQA)
“It was in 2008 that we started working on Bhendi Bazaar,” Mr Mandviwala recalls. “Then, in 2009, the new law came in for cluster redevelopment, and that’s where we got an opportunity to work on it in a cluster. This gave us a better opportunity because, rather than developing individual buildings, a cluster allows infrastructure to be built. When you are doing a cluster as large as 16 acres, you have the opportunity to realign the roads, the streets, and the land parcels. So it gave a better opportunity to look at it in a larger frame, rather than doing individual buildings. It allowed us to provide podium gardens and parking, and rehouse commercial spaces properly. So it gave a better opportunity for development, and we took it in the right spirit and worked on it.” On this project, Adhir Mahajan is the Associate Architect.
The biggest challenge was also what Mr Mandviwala calls “the softest”—how to get the cultural ambience back in Bhendi Bazaar. “I was truly lucky,” Mr Mandviwala smiles. “I myself came from a trading family; we had shops in Abdul Rehman Street, so I had spent my childhood sitting in my father’s shop. As a result, I knew exactly what shopkeepers needed. Since I had also grown up in South Mumbai, we had stayed in small houses, and I knew exactly what challenges people faced when two generations or more lived in them.” Now, with 50% of the project complete, it gives him great satisfaction to see the community returning to the area at festive times, thronging to the eateries during Ramzan. “We have successfully managed to get the culture back to this area,” he says.
Pics: Prajakt Patil
MQA Architects created two multipurpose rooms that could act as living spaces during the day and sleeping spaces at night. Both had attached toilets
For a project of this scale, the ground realities were very challenging. “There were different sizes of houses and shops. In one building, we had nearly 30 different apartment sizes, starting from 375 sq. ft. and then going up to 2000 sq. ft.”
Rehousing people according to these requirements was one matter; there was also the challenge of planning a building that accommodated the residential sections, parking— above ground and in the basement—and commercial spaces.
The shops posed a different challenge. Mr Mandviwala speaks of how they were all different sizes, from 50 sq. ft. to 3,000 sq. ft. “Everyone wanted a frontage, whether it was on the ground floor, first floor or second floor,” he recalls. Working around these aspects, Mr Mandviwala’s personal childhood experience proved invaluable, making him respond sensitively to these needs. “If you have grown up with all this, it becomes simpler,” he remarks.
When he and his team went into people’s houses and found five or more people staying in 150 sq. ft. houses, he had to work out the best way to give them the 375 sq. ft. homes that they would be entitled to. “How do you give them privacy? How do you provide toilet facilities? You don’t plan the usual living, dining, kitchen, bedroom as one would normally do because there are literally three generations staying in that house. You also have to understand their lifestyle; they eat on the floor, sleep on the floor… they don’t wear shoes in the house and need a small lobby to take off footwear when they enter.”
What MQA Architects did was to create two multipurpose rooms that could act as living spaces during the day and sleeping spaces at night. Both had attached toilets. “Two generations could stay in two different parts of the house with a kitchen in the centre, giving them privacy and toilets. And during the day, the whole house would become multipurpose. What matters is how you design these places.
“Similarly, we had 3000 sq. ft. shops. Now if you give someone a 3000 sq. ft. shop on the ground floor, it’s not going to work because that will take away the maximum area and eat into other shopping spaces,” Mr Mandviwala explains. “So we designed what is called a ‘house-shop’; you enter from the ground floor, but some portion is on the first floor and some on the second, all interconnected with an internal staircase. What the shopkeeper wants is access from the ground floor. Instead
of going deep, like in his original shop, he goes up. It doesn’t matter as long as there is a frontage on the ground floor.” This issue of frontage became more challenging because, as roads became wider by nearly three times during the redevelopment, they cut into the area available for frontage. The house-shops have been designed with a cutout for a hydraulic elevator should the owner wish to install one.
The other advantage of this arrangement is that the shopkeeper can rent out the upper floors—say, for a showroom or a restaurant. “This offers more commercial viability than a normal shop that just goes 60 ft. inside, and one can’t use it for anything else,” Mr Mandviwala explains. “It becomes a win-win situation.” The concept of house-shops is not new, he adds. “In the olden days, jewellers’ shops were often made at three levels; also, garment shops have had sections for men, women and children on different floors.”
In planning these spaces, Mr Mandviwala ensured the approach was inclusive. “We showed the designs to the community, explained why we were doing things in a particular way and took their feedback. Once they understood it, we moved forward. We also gave them options,” he says.
“People were worried that they would be given inward-looking shops in large mall spaces, but I was very clear that shopping has to face the front,” Mr Mandviwala adds. “Going by my own experience, I knew that shopping involves ‘seeing’ and especially in an area like this one, people are not receptive to malls.” A mall would also mean central air conditioning costs that the shopkeeper would have to bear, which would eventually be loaded onto the product being sold. “That takes away the competitive edge, especially when you are in a market where 100 metres down the line another shop on the road would sell it cheaper,” he says.
“You have to understand the nature of the businesses, the geographical location, the ground reality and people’s mindsets. Only then can you get a project off the ground and succeed,” he adds. It also helped that most people belonged to a single community, and their leaders were present at meetings. Tenants were also assured that 60-70% of the area would be given back to them, and that only 30-40% would be for sale. “That is why it was called an ‘upliftment’ project and not a ‘redevelopment’ one,” Mr Mandviwala says.
The work took place in stages. First transit accommodation
was built at Mazgaon, barely five kilometres away from their existing homes, which meant that there were no school or work disruptions. These structures, built with steel frames and brickwork, were 14-20-storey towers with elevators, and toilets in the homes.
“It became not just a transit, but a transition,” Mr Mandviwala remarks. “People learned how to maintain toilets in their homes, and how to use elevators, how to keep wet and dry garbage separate, the use of water tanks and sewage treatment plants. All that started with the transit development, and as people stayed there for four or five years, they became familiar with these concepts. When they came into the new buildings, it was just going into another level—a smooth transit—not like going straight from a chawl into a building and then finding it difficult. So, there was discipline; they knew shoes had to be kept inside their homes in the lobby, for instance.” The houses were still small, but they were better designed with natural light and ventilation. The transit homes had also got people used to gardens, play areas and parking.
Mr Mandviwala points out that once they were in their new homes, people started thinking of buying cars. “People in the area are not poor,” he says. “They are middle-income; it’s just that they don’t want to move out of South Mumbai and can’t afford new homes here. They want to stay in a familiar area with shops within a two-kilometre radius; go to work, come back in the evening. So they found this transition very convenient; they were happy to be able to stay in these new houses without having to move out of the area. Six hundred families are back, and another 1200 are in the process of moving. One hundred shops are functioning, and another 200 or so shops will move here in another six months.” The second and third phases are on; four towers are under construction now, and that will complete the rehousing of tenants. Once all are rehoused, then the sale component will come in. The priority, however, says Mr Mandviwala, is not sales, but bringing the residents back.
The Bhendi Bazaar redevelopment also includes new infrastructure. “We have put in all new storm water drains, drainage lines—all roads are new, footpaths are new. When we recast the roads, we had to give the same area of road back to the government,” Mr Mandviwala says.
He adds: “The good part of cluster redevelopment—and the most important part—is that you can put in new infrastructure.” All the buildings have rainwater harvesting and STPs. So even grey water becomes clean.”
In the 17 years since the Bhendi Bazaar project has been underway, much has changed in the redevelopment space in Mumbai. The cluster redevelopment policy was not initially designed for the scale and density of the Bhendi Bazaar project, and Mr Mandviwala has seen it evolve in terms of FSI and other incentives. He has also closely observed the growing need for redevelopment in the city and points out that while the chawls
Site Plan
built during British times to house workers had tremendous character, they began to fall into disrepair once the Rent Act came in, making redevelopment a necessity.
“Mumbai is an organic city,” he says. “It has many pluses and minuses, but the biggest plus is its geography. It is one of the rarest cities, one-of-a-kind in the country. It has a lovely topography in certain parts, water on two sides, a beach, a waterfront—it has all the natural beauty of an island, which makes Mumbai interesting and gives it freshness. It has always been a preferred destination, an epic centre where people sought employment.”
This city of character and personality is sometimes drowned out by the pressure of urbanisation, but redevelopment projects like the Bhendi Bazaar one show that it is possible to reclaim the original culture.
As Mr Qutub Mandviwala says: “It is very important to consider the lifestyle of the people and make redevelopment userfriendly. We should not just design a building but also consider how we are adding value to the overall development of the city, and how we are setting the pace for the next level of development.”
Designs for a Modern Age
Architect Qutub Z Mandviwala graduated in 1988 from the Academy of Architecture – Rachana Sansad, Mumbai. His firm, Mandviwala Qutub and Associates (MQA), founded three decades ago, consists of a group of architects, designers and thinkers operating in the field of architecture, interiors, urban design development that seeks to free the architectural imagination from habitual thinking. Their international awards and recognitions include the World Architecture Festival WAFX (winner, Culture Category, Jain Bageecha), The International Architecture Award – The Chicago Athenaeum and the European Center; and Awardee Institutional Concept – Global Architecture and Design Award.
Website: https://mqaarchitects.com/
ECGC OFFICE
The ECGC office is an ultramodern, iconic structure that seamlessly blends futuristic design with socio-economic responsibility. Located amidst an urban setting, the site serves as a green oasis, preserving over 100 existing trees and integrating lush landscaping to enhance sustainability.
Strategically oriented along the northsouth axis, the design maximises natural wind flow and minimises heat gain. The landscape not only reduces the heat island effect but also filters UV rays, keeping interiors naturally cooler and energy-efficient.
An expansive atrium channels daylight deep into the offices, fostering a vibrant and productive environment. Interwoven plazas and landscaped zones provide visual continuity and connect indoor and outdoor spaces, making the entire campus both functional and inspiring.
CORPORATE HEADQUARTERS
Rising from the heart of an industrial zone, this newly envisioned headquarters sets a bold precedent for sustainable and human-centric design. Drawing inspiration from the Earth’s layered geosphere, the building’s terraced form not only nods to natural systems but cleverly harnesses light, ventilation, and spatial flexibility. A striking double-height glass lobby leads into a sunlit atrium, where open staircases and planted courtyards blur the line between indoors and out. The architecture embraces biophilic principles—lush landscaping, natural materials, and daylight-rich interiors create a vibrant, wellness-driven workspace.
Energy efficiency is woven into every level, from rooftop solar panels to the strategic use of site topography for passive cooling. Designed for LEED certification and future scalability, the project reflects a progressive vision: one where environmental performance and architectural expression go hand in hand.
CYPRUS
Inspired by the sea and the natural contours of Madh Island, the project features staggered terraces, breezeways, and open balconies that invite coastal breezes and soft daylight. The design ensures cross-ventilation and expansive views of lush greenery and water, creating naturally cool, light-filled homes.
The development embraces sustainability through rainwater harvesting, solar power integration, and native landscaping. With preserved trees and permeable surfaces, it minimises environmental impact while enhancing energy efficiency and ecological balance.
Carefully curated communal spaces— like rooftop lounges, yoga decks, and landscaped courtyards—promote wellbeing and connection, blending leisure with nature. Set amid mangroves and sea, the Madh Island location offers a peaceful retreat from the city, while remaining easily accessible from Mumbai by road and ferry.
CYPRUS
‘It’s all about FSI’
While Shabbir H Lilamwala has adapted to changing needs in these times when maximising FSI is what counts, he is concerned that there is little scope to design buildings that impact our lifestyle and culture.
After graduating from Rachana Sansad in 1982, Shabbir H Lilamwala spent four years as an intern with Architect Hafeez Contractor and then started his firm, Homework, at Chembur in 1986, which later became Homework Designs.
No one was talking about redevelopment in those days, but Mr Lilamwala became a pioneer of greenfield projects in the newly developing space across the creek. As a designer working with developers, he was involved with multiple building projects at Navi Mumbai.
Following India’s economic liberalisation in 1991, Mumbai’s real estate sector saw increased private developer involvement, shifting from public-led to private-led redevelopment. The focus was on redeveloping slums, old chawls, and dilapidated
“There is no vision for a skyline for Mumbai. It’s all oriented towards the consumption of FSI. People are also not so concerned about how a project looks; they just want to know what is inside.”
Shabbir H Lilamwala Principal Architect, Homework Designs
buildings to address housing shortages in the city. When the 1991 Development Control Regulations liberalised FSI and TDR, the firm, which is based in Chembur, had the opportunity to be involved in designing many buildings in the area. Chembur originally had an FSI of 0.75.
The Slum Rehabilitation Authority (SRA), established in 1995, aimed to redevelop slums by offering developers higher Floor Space Index (FSI) (up to 2.5–4) and Transferable Development Rights (TDR) to build high-rise towers while providing free housing to slum dwellers. They even completed a few SRA projects in Mumbai.
By 2005-2010 the redevelopment of old housing societies gained momentum, as these projects involved fewer stakeholders and were easier to manage compared to slums. Many developers approached the firm to design their projects.
Homework Designs offered, and continues to provide, every service that a developer, or redeveloper, would need— architectural design, project planning, urban design, landscape design interior design, structural integrity, seismic analysis, mechanical/ electrical engineering, plumbing, and much more.
Mr Lilamwala’s son, Murtaza, who has studied Environmental Design in Nottingham, and Fiona Silvapinto, a senior architect in the firm for over 23 years, point out that Vastu is a science and that a country’s geography and its relation to the northern and southern hemispheres make all the difference in terms of impact to a project. “When we look at the scientific concepts involved, they all are mentioned in the principles of Vastu,” she says. She adds: “People think of Vastu as positive and negative energies that need corrections, but that is not how we look at it. Most of the points mentioned in Vastu have something to do with the climate of the country.”
Mr Lilamwala has an impressive portfolio with projects in Mumbai, Navi Mumbai, Pune, Nashik, Noida, Raipur, Ahmedabad, Kolkata, Raichur, and even internationally—in Dubai, UK, Iraq, New Zealand, Tanzania and the Democratic Republic of the Congo. Homework
Designs works with developers to offer design guidance at all stages, beginning with the initial designs they suggest to builders who then pitch for projects with housing societies. Homework Designs also advises on internal planning, light, ventilation, room layouts and more. As Murtaza Lilamwala puts it, “The end user must be satisfied when they walk into the house.” Fiona adds: “As we do not know who the end user will be, no matter what, that person must always bless you for giving them a good, well-designed home.”
Murtaza Lilamwala, who works with developers in the Western suburbs, has found in his interactions with housing societies that they are well-educated and aware of even the most technical aspects of redevelopment. “People who used to live in one-bedroom flats now require two, and sometimes even three or four bedrooms,” he explains. In locations like Andheri, Dahisar, and Vasai, he has found housing societies challenging developers on issues such as how much FSI they would get, as well as the developer’s feasibility and costs.
“Tenants are very well informed of the byelaws, what FSI the builder can get and offer them, and what the architect does. They will do background searches of the developer and go into detail so that they do not get stuck later,” Murtaza says. He has represented developers to explain their design concepts at society meetings. “You need to give them a walkthrough. You need to make them actually feel how their end product will be, to convince them because they are so aware.” Today, housing society members are even well-versed with technicalities such as the different kinds of FSI—basic FSI, premium FSI, incentive
FSI, fungible FSI and so on—and how they can get a better deal, if, say, the developer has plans to build a Permanent Transit Camp (PTC) on the plot.
By 2025, Mumbai had over 25,000 buildings over 30 years old or classified as dilapidated, eligible for redevelopment under Municipal Corporation of Greater Mumbai (MCGM) regulations.
Redevelopment now accounts for one in three homes sold in the city, with suburbs like Borivali, Bandra, and Malad leading the charge due to affordability and improved connectivity.
Redevelopment projects now emphasise modern amenities like earthquake-resistant designs, fire safety, and parking, improving
MURTAZA LILAMWALA
TDR Defined
Transferable Development Rights (TDR) means an award specifying the Built-Up Area (BUA) an owner of a site or plot can either sell or utilise - in-situ / elsewhere, in lieu of the land foregone on account of surrendering / gifting land free of cost to the ULB’s (Municipal Body, Urban Improvement Trust, Urban Development Authority), required to be set apart for public purpose as per the Master Plan or for road widening, recreational use zone, etc. The award is in the form of a TDR Certificate issued by the Competent Authority. The TDR Certificate inter-alia should mention the area surrendered and the cost of that area as per the circle rate. These certificates are regulated under the building Bye-Laws or in conjunction with TDR guidelines framed by State Governments from time-to-time.
Source: Transferable Development Rights” Guidelines for Implementation of TDR Tool for Achieving Urban Infrastructure Transition in India (NITI Aayog, September 2020)
AL YAMANI MANZIL
living standards. Redevelopment in suburbs like Borivali, Kandivali, Ghatkopar and Mulund is driven by demand for larger, modern homes.
Bhendi Bazaar’s redevelopment is another example of an ongoing cluster project in which the firm is undertaking the redevelopment of Cluster V.
The redevelopment model, heavily reliant on FSI and TDR incentives, has been criticised as developer-centric, leading to super-dense towers without adequate infrastructure (roads, water, sanitation). Mumbai tops India’s list of stalled projects (over 2,000), with delays due to complex regulations across multiple departments, funding issues, and stakeholder disputes over flat sizes and relocation terms.
Redevelopment involves management, planning, execution, political, environmental, and legal risks. Projects can take four to five years, and mismanagement often leads to litigation, causing hardship for residents. The focus on high-end housing has made Mumbai less affordable for the working and middle classes, particularly after mill land redevelopments. Slum dwellers often receive substandard tenements, perpetuating unhealthy living conditions.
Shabbir Lilamwala finds, “The language of architecture has softened.” He points out that under the new regulations, buildings have less character, thus affecting the entire fabric and aesthetics of the city.
“There is no vision for a skyline for Mumbai,” he says. “It’s all oriented towards the consumption of FSI. People are also not so concerned about how a project looks; they just want to know what is inside, and utility is what matters.”
He rues the fact that this holistic vision is missing even in the design of public buildings and bridges. “Wherever you go, Mumbai is being crowded with bridges and flyovers, and the government is least interested in design. At most, they will put some plants there and paint the underside. Nobody is looking at the architectural language; it is all from an engineering perspective. When we had architects like Charles Correa, they had vision. But bureaucracy killed it somewhere. Architecture today is all babu-driven!” Shabbir Lilamwala sighs.
Redevelopment remains a critical but contentious strategy. While it addresses ageing infrastructure and housing demand, systemic issues like regulatory delays, inequitable outcomes, and infrastructure strain persist. A more balanced approach, with streamlined approvals and resident-focused policies, is needed for sustainable progress.
Some Key Projects
Project: Bharati Aarambh at Tilak Nagar, Ghatkopar
Total area: 56,000 sqft
Status: Construction completed
Project: Brindavan - Can Bank Coop Society, Ghatkopar
Total area: 34,000 sqft
Status: Construction completed
Project: Al Yamani Manzil Coop Society, Andheri
Total area: 55,000 sqft
Status: Construction completed
Project: Harvest at St Anthony Society, Chembur
Total area: 31,300 sqft
Status: Under Construction
Shabbir Lilamwala has a G.D. Arch (Academy of Architecture, Rachana Sansad. He was an Associate Architect with M/s Hafeez Contractor and is Principal Architect, M/s Homework Designs. Their design projects span the range from residential to commercial complexes, vacation resorts, clubs, hotels, software development parks, institutional community projects and much more. (Website: www.homeworkdesigns.in)
BHARATI AARAMBH
Earth Matters
The Government of India has mandated that sustainability principles form an integral aspect for projects with a construction area of more than 20,000 sq. m., and it is one of the key factors that must be considered when redeveloping a project.
It used to be said that the construction industry was one of the biggest polluters. In recent years, however, there has been a paradigm shift in construction practices in India, with sustainability being a key consideration, not just in light of the Indian government’s commitment to the UN’s Sustainable Development Goals, but also in terms of growing awareness at the ground level. Developers are using new materials such as recycled steel, energy-efficient insulation and sustainable concrete, among other things, to make their projects more eco-friendly.
In April 20231, the Confederation of Real Estate Developers Association of India (CREDAI), an apex body of real estate
developers, had announced a nationwide partnership with the Indian Green Building Council (IGBC) and pledged to get 4,000 projects certified as green buildings by 2030. Then, as a June 2, 2024, report2 pointed out, 276 of India’s 2,291 LEED-certified green structures were in Mumbai, making it the second city after Bengaluru, which topped the list with 460. At that time, Prashant Thakur, regional director and head, Research at Anarock Group, had remarked that while international corporates and domestic occupiers leaned towards Grade A office spaces, some of India’s top developers were now focusing on Indian Green Building Council Green Homes Ratings for their residential buildings.
Authorities in Mumbai have also urged developers to ensure sustainability. On September 21, 20243, additional municipal commissioner Ashwini Joshi met representatives of the construction industry and asked them to follow the 27-point air pollution mitigation guideline and also examine their activities minutely to ensure that the sites did not contribute to pollution or violate norms. The developers were also told to develop a green perspective while carrying out their projects.
“India’s construction sector accounts for a significant 25.6% of the country’s total greenhouse gas emissions,” writes C G Deochake, Chairperson of the Indian Construction Journal Committee 2025-26, in the Builder’s Association of India’s Indian Construction Journal (April 2025 issue). “The built environment, including buildings, transportation and energy systems, contributes substantially to carbon emissions. However, with the growing awareness of sustainability, netzero architecture is gaining popularity in India. (See Box: ‘Strategies for Achieving Net Zero’). CREDAI-MCHI is also taking significant steps to reduce the construction industry’s carbon footprint. (See Box: CREDAI-MCHI Workshop on Air Pollution Mitigation.)
A MATTER OF CENTRAL LAW
Adhering to environment-friendly norms during construction is, in fact,
now a matter of central law. According to Prashant Wagh, Promoter, AQURA Enviro Projects Private Limited (AEPPL), a leading environment management services consultancy, “Sustainability in real estate is captured under a Central Act of the Ministry of Environment and Forest & Climate Change (MoEF&CC). The ministry has published the Environment Impact Assessment Notification 2006, under the Environment (Protection) Act, 1986, that mandates Environment Clearance (EC). So though development or redevelopment may be happening in Mumbai, these mandates are from the Centre and are a national law, not a regional, state or local law. If your construction area is more than 20,000 sq. m., there are certain mandates, and if the area is beyond 1.5 lakh sq. m., there are additional provisions.”
If the construction area is over 20,000 sq. m., the Central government forms a state-level committee and a statelevel authority, involving two levels of permissions. “The government’s mandates are to ensure the proper management of additional pollution load of water and solid waste when there is new development/ redevelopment that will reduce the load on the Municipal Corporation.” Mr Wagh explains.
THE MANDATES PERTAIN TO
Water conservation: The developer must install a sewage treatment plant (STP) and a rainwater harvesting tank. “Tenants must be aware that the additional construction area due to the STP and rainwater harvesting will occupy some area of the plot. They will also have to maintain these and pay the energy bill for them,” Mr Wagh remarks.
Energy conservation: To conserve energy, the developer must install solar panels in a certain percentage—a figure that keeps changing—of common areas, such as the lobby, lift, garden area and open spaces with lights. The energy used must be partially compensated for by generating energy on the rooftop through these solar panels.
“This recent discovery that the world is fragile is going to be probably the single most inspiring element for the new century for architecture. Not in terms of morality or consuming less energy but finding a new language that is actually the language of building that breathes....”
Italian architect Renzo Piano interviewed by Charlie Rose, June 5, 2008. 2. timesofindia.indiatimes.com/mumbai-boasts-12-of-2k-leed-certified-green-buildings-in-country-2nd-after-bluru/articleshow/110637669.cms
All new buildings above 20,000 sq.m. construction area must have solar energy, Mr Wagh explains.
Solid waste management: The EIA notification mandates that all organic waste be treated within your premises and all non-organic waste, which is mostly recyclable, be sent to the recycling facility. “So, there should be minimum waste coming out of the development, and there should be less pressure on the Municipal Corporation’s solid waste management system,” Mr Wagh says. Since it is mandated that no organic waste should go out of a development to the Municipal Corporation, societies must also install organic waste converters.
Recreation Grounds: The mandate also requires that the Recreation Ground (RG) must be on Mother Earth and not on the podium.
A National Green Tribunal (NGT) Order dated September 13, 2022, regarding RG area on Mother Earth for Building Construction, Township & Area Development projects said: “…we hold that RG has to be provided on ground to enable plantation. SEIAA4 (Statelevel Environment Impact Assessment Authority), Maharashtra, has thus to ensure availability of space as per above norms. The area has not only to be open to sky but must also enable plantation of trees. If the PP fails to provide RG as per norms, the project may not be allowed to proceed and till compliance, no third-party rights may be created.”
The developers’ association NAREDCO had sought a clarification in the Bombay High Court to the September 2022 order of the NGT that said a developer cannot show any podium in a building as an RG. In May 2023, however, the Supreme Court stayed a January 2023 Bombay High Court order that had allowed RGs on the podium5
Strategies for Achieving Net Zero
To reduce emissions and achieve net-zero goals, the construction sector can adopt the following strategies:
Energy-efficient Design Incorporate elements like daylighting, extra insulation, LED lighting and energy-efficient equipment to minimise energy consumption
Renewable Energy Systems Integrate on-site renewable energy systems such as solar power to reduce dependence on fossil fuels.
Sustainable Building Materials Use eco-friendly building materials and reuse energy within buildings using hydronic systems.
Net-Zero Building Codes and Standards Implement building codes and standard, such as the Energy Conservation Building Code (ECBC) to encourage net-zero buildings.
Source: C G Deochake, Chairperson, Indian Construction Journal Committee 2025-26 Indian Construction Journal (Vol 15, Issue 4), Builder’s Association of India.
“Sustainability in real estate is captured under a Central Act of the Ministry of Environment and Forest & Climate Change (MoEF&CC). The ministry has published the Environment Impact Assessment Notification 2006, under the Environment (Protection) Act, 1986, that mandates Environment Clearance (EC). So though development or redevelopment may be happening in Mumbai, these mandates are from the Centre and are a national law.”
Prashant Wagh
H. WAGH
Promoter, AQURA Enviro Projects Private Limited
Trees: As per (DCPR) Development Control & Promotion Regulation 2034 the trees are to be planted—at the rate of five trees per 100 sq. m of Recreational Ground (RG)/Layout Open Space (LOS) or one tree per 100 sq. m. of net plot area where Recreational Ground (RG) /Layout Open Space (LOS) is not necessary. While it is true that residents will need to maintain all these facilities once the developer has handed over the building to the society, Mr Wagh believes that awareness among society members is increasing. In 2012, when he stayed at a property which had an STP, it was in bad shape because the society did not operate or maintain it. More recently, however, in another large residential layout in which he resided, the STP’s working was “fantastic”. He believes that today, awareness is spreading, and residents know the importance of sustainability.
CONSENT TO ESTABLISH
Once the environment clearance is obtained, a no-objection certificate from the Pollution Control Board is required. This is known as the ‘Consent to Establish’. Earlier, Mr Wagh explains, these required separate actions; developers had to
get the environmental clearance and then go to the Maharashtra Pollution Control Board (MPCB) to get this Consent to Establish permission. “Now the government is integrating them,” he says. “When you get the environmental clearance, the Consent to Establish will come with that.”
The Consent to Establish indicates that the MPCB, which acts like a monitoring authority, has given permission to start work. “They will monitor whatever you are doing, and whether it is being done according to the clearances given, if not they can issue notices” he says.
CONSENT TO OPERATE
When the building is completed and before the Occupation Certificate (OC) can be received, the developer must obtain the Consent to Operate certificate, which involves a visit from the MPCB officials.
An MPCB Circular dated July 7, 2024, says: “The Board is granting Consent to Operate/ Renewal of Consent to Operate under Section 26 of the Water (Prevention and Control of Pollution) Act, 1974, and under Section 21 of the Air (Prevention and Control of Pollution)
Act, 1981, and Authorisation under Rule 5 of the Hazardous and Other Wastes (M&TM) Rules, 2016, to Infrastructure/ Housing projects6.”
The Consent to Establish and Consent to Operate permissions are pre-requisites for a project before it can receive an Occupancy Certificate.
TOWNSHIP PROJECTS
When the layouts exceed construction area 1.5 lakh sq. m., which involve mixed-use township development, the Environmental Impact Assessment (EIA) calls for some additional provisions.
Mr Wagh explains: “It is not a single building development, but an area. So in such a development, we expect the population will range from 20,000 people to 50,000 people. When you accumulate such a population in an area, the pollution load increases and requires additional mitigation measures. So first, we have to predict what the impact of this development will be, and whether it is a normal project or an Environmental Impact Assessment (EIA). This involves carrying out a baseline study to understand the conditions of the area—the current air quality, noise
PRASHANT
“For new upcoming projects, the authorities are making it compulsory to have Miyawaki plantations—a Japanese method where dense plantation is carried out on small parcels of land,”
Kanchan C Wakadikar
KANCHAN
C
WAKADIKAR Director and Technical Head,
AEPPL
levels, water supply…Such developments include residential, commercial, retail and social infrastructure, and the baseline study helps us to envisage the impact of the project on air, water, noise levels, and even flora and fauna.
“We consider a study area of around a two-kilometre radius of the development and look at aspects like where on the map the township will be developed, whether there are hospitals, fire stations, police stations, schools and other amenities,” he says. “In Mumbai, this kind of social infrastructure is already available, but in remote areas, such as the outskirts of Mumbai and Pune, if there is such construction, you have to ensure that there is social infrastructure or make provision for it on the layout amenity spaces in consultation with the local planning authority. Once the baseline study is carried out, we predict the impact of the development on the project site and around the twokilometre radius.”
Based on this prediction, mitigation measures are then suggested to limit and improve the quality of air, water, noise, soil and ecology by planting
native trees. These include mandatory provisions of STPs, rainwater harvesting, solid waste management, treatment of biodegradable waste for compost, renewable energy, and the installation of solar panels, among other things.
Mr Wagh also points out that Mumbai is unique in that it has an eco-sensitive area—the Sanjay Gandhi National Park— and the Thane Creek Flamingo Sanctuary within the city limits.
GREEN COVER
In January 2023, as part of its effort to increase the city’s green cover and introduce more environment-friendly measures, the BMC made it mandatory for those carrying out construction on plots measuring more than 10,000 sq. metres to develop a Miyawaki plantation on five per cent of the layout open space. A Times of India7 report noted that the BMC had directed the buildings permission department to incorporate it as a mandatory condition in the construction permission given to developers. All the projects of EIA Notification are mandated Miyawaki plantation.
Buildings Can Earn Revenue Through Carbon Credits
Buildings that in addition to the mandated measures implement energyefficient systems and effective solid waste management practices,—thereby reducing greenhouse gas (GHG) emissions—may be eligible to generate carbon credits (VM0018 Energy Efficiency and Solid Waste Diversion Activities within a Sustainable Community, v1.0). Buildings with an annual emissions reduction potential of 1,000 to 1,500 tCO₂e can earn approximately USD 7,000 to 105,000 per year (@ USD 7/tCO2E) by selling these credits in voluntary carbon markets. This revenue can partially offset ongoing maintenance costs.
Real estate developers and cooperative housing societies are encouraged to include provisions for such climate-positive measures during project planning and construction. Integrating carbon-reducing technologies not only enhances sustainability credentials but also creates a recurring income stream through carbon trading.
PRASHANT H. WAGH
Promoter, AQURA Enviro Projects Private Limited
“For new upcoming projects, the authorities are making it compulsory to have Miyawaki plantations—a Japanese method where dense plantation is carried out on small parcels of land,” says Kanchan C Wakadikar, Director and Technical Head, AEPPL. “This is a mixed plantation technique in which shrubs, herbs and trees are planted together, and that’s what makes it dense. These should mainly be native plants.”
As CapaCITIES, a Swiss agency for Development and Cooperation explains in its Guidelines for Development of Miyawaki Forest:8 “The Miyawaki technique of growing forests, also referred to as the potted seedling method, refers to an ecological engineering approach meant for restoring natural forests using the seeds of native trees, on a degraded patch of land.” It was introduced by Dr Akira Miyawaki, a vegetation ecologist in Japan.
PROGRESS REPORTS
An important factor that developers must remember is that every six months during the construction period, developers need to file a progress report to the MoEFCC indicating their environmental status. “The report indicates the air quality, noise levels and other factors related to environmental issues,” says Mr Wagh. Each year, the developer must also file an Environmental Statement. The progress being made must match the environmental management plan (EMP) that has been submitted.
RESIDENTS’ RESPONSIBILITIES
Once the building is ready and the OC obtained, the developer hands over the project to the Society. It is now the Society’s duty to renew the Consent to Operate certificate annually. “The Society has to go to the MPCB every year,” Mr Wagh says. “This is a must for projects that fall under the EIA 2006 notification.”
The good news is that if developers and societies, apart from these mandated measures under EIA notification and Green Buildings norms, take additional steps to generate/ save enough energy and with effective solid waste management reduce the greenhouse gas emissionss, they may even earn revenues through carbon credits. This can be a considerable source of revenue for the Society. (See Box: Green Buildings Can Earn Revenue Through Carbon Credits.)
These mandated sustainability principles are going a long way towards making construction, especially large-scale redevelopment, more eco-friendly. It is highly encouraging to witness the real estate industry not only acknowledging the importance of these measures but also taking a proactive and enthusiastic role in adopting and promoting their implementation.
Prashant Wagh is Promoter, AQURA Enviro Projects Pvt. Ltd, a leading environmental consultancy that conducts Environmental Impact Assessments of various industrial and developmental projects, and offers advice on reducing carbon emissions. Website: https://aquraprojects.com/
On May 17, 2025, CREDAI-MCHI, in association with the Maharashtra Pollution Control Board (MPCB) and World Resources Institute (WRI) India, organised a Capacity Building Workshop on Air Pollution Mitigation at Construction Sites. The workshop convened site engineers, safety officers, environmental professionals, and project managers from across the Mumbai Metropolitan Region (MMR) to receive practical training on pollution control measures related to construction activity.
The workshop focused on the growing concern of emissions from construction sites in a densely populated and continuously redeveloping city like Mumbai. Experts highlighted that while solutions such as fogging, wheel washing, isolating active work areas, and enclosing cutting and drilling zones are available, their on-ground implementation varies widely.
WRI India conducted a technical session and training for participants on the importance of following Maharashtra State Pollution Control Board guidelines, monitoring environmental parameters using cost-effective tools, and enhancing compliance through real-time tracking and reporting systems. The integration of CCTV and continuous air quality monitoring, as increasingly mandated by civic authorities, was also emphasised. Proper documentation, data transparency, and structured mitigation efforts were presented as key components of sustainable construction.
Revati Shidhaye, Executive Engineer, Environment
and Climate Change Department, BMC, noted, “Construction-related dust has severely impacted air quality and public health. It is high time we adopt sustainable practices similar to global benchmarks. If Mumbai leads the way, it can set an example for the rest of the country. Development must go hand in hand with a commitment to cleaner, healthier practices.”
Sree Kumar Kumaraswamy, Programme Director, WRI India, said, “Integrating dust mitigation with project planning is essential to ensure construction progresses responsibly. By encouraging on-site air quality monitoring, we can enable data-driven decisions— both for effective mitigation by site managers and for enforcement by authorities. Construction emission is not just a regulatory issue—it poses a serious health hazard to workers and nearby communities. It is also vital to continually explore innovative technologies and solutions that can make cleaner construction a standard practice.”
Keval Valambhia, COO of CREDAI-MCHI, said, “While the construction sector is not the sole contributor to urban air pollution, it plays a significant role in both the problem and the solution. CREDAI-MCHI members have taken several steps to align with government guidelines, but more needs to be done. This workshop is part of our broader effort to promote hands-on learning and demonstrate viable solutions at pilot sites. We believe collaboration and continuous engagement are key to achieving meaningful change.”
CREDAI-MCHI organizes a hands-on workshop in Mumbai to train construction professionals on air pollution mitigation and sustainable site practices
AR. REZA KABUL Founder and President, ARK Reza Kabul Architects
Redevelopment in Mumbai: A Response to Urban Realities
As an architect and urban planner, Ar. Reza Kabul believes that redevelopment, when executed thoughtfully and supported by infrastructure and planning reform, has the power to revitalise cities. We must stop treating land as a commodity to be overexploited and start viewing it as a shared civic resource, he says
Land is a finite resource, and in a land-starved city like Mumbai, this truth dictates the very nature of its urban evolution. We cannot manufacture more land. Therefore, our only viable option is to reuse and recycle what already exists. This harsh reality gave rise to the concept of redevelopment—a process that has gradually transformed Mumbai and is now extending its influence to smaller cities like Pune, Nashik, and others.
WHAT IS REDEVELOPMENT?
Redevelopment refers to the process of demolishing and reconstructing existing built structures—typically old, unsafe, or underutilised buildings—into modern, more efficient buildings with improved amenities. This process typically takes place in urban areas where land availability is limited, and the cost of new land is prohibitively high. In India, redevelopment is more than just a real estate strategy—it is a vital urban renewal tool addressing population growth, decaying infrastructure, and the evolution of living standards.
Unlike greenfield development, which happens on untouched or
new land, redevelopment optimises already developed areas. It is driven by economic viability, increasing demand for housing, and improvements in urban planning policies such as higher Floor Space Index (FSI) allowances. Importantly, redevelopment also plays a significant role in disaster resilience, safety, and sustainable urbanisation.
THE RELEVANCE OF REDEVELOPMENT IN INDIA
India is undergoing a massive urban transformation. More than 35% of the population lives in cities—a figure expected to rise to 50% by 2047. In metropolitan areas like Mumbai, Delhi,
Bengaluru, and Chennai, ageing buildings—many of which are over 30 to 50 years old—dot the landscape. These structures are not only functionally obsolete but often structurally compromised. For cities that are reaching their horizontal expansion limits, vertical redevelopment is not just an option—it is a necessity.
In this context, redevelopment offers a multifaceted solution: Urban renewal: Replacing dilapidated structures with safer, modern buildings.
Social upliftment: Improving the quality of life for residents living in outdated housing.
Infrastructure optimisation: Making better use of existing municipal services.
Economic growth: Boosting real estate activity and creating jobs in construction and allied sectors.
Over the last five years, redevelopment projects in India have significantly increased. According to the Ministry of Housing and Urban Affairs, as of May 2025, a total of 1,44,617 housing projects have been approved by Real Estate Regulatory
Authority (RERA) bodies across the country. Maharashtra leads with over 50,000 registered projects under MahaRERA, with the Mumbai Metropolitan Region (MMR) alone accounting for 23,770 projects. While not all of these are redevelopment projects, a significant portion involves the reconstruction of ageing structures, especially in urban centres.
DRIVERS OF REDEVELOPMENT
The primary driver behind redevelopment is population growth. As cities expand and the urban population surges, the pressure on existing infrastructure intensifies. However, population growth alone doesn’t explain the sweeping change. Over time, the user profile has evolved—people’s expectations of housing have changed. Where once families managed in cramped oneroom homes with common toilets and poor sanitation, modern urban dwellers now demand dedicated spaces for cooking, bathing, sleeping, and living. The transformation of social and economic status has significantly influenced this shift.
In earlier times, a single room served multiple purposes. In the morning, it functioned as a kitchen; during the day, it became
REGENCY ANTILIA
“We are building structures meant to last for 40, 50, maybe even 100 years. Let’s not build vertical slums for the future. Let’s build outstanding developments with proper amenities and open space.”
Ar. Reza Kabul
“People started trusting developers. They were now ready to give their homes for redevelopment.”
Ar. Reza Kabul
TRANSCON TRIUMPH
“We are not just building structures; we are shaping lives, communities, and the very identity of the city. Let us do so with vision, compassion, and responsibility.”
Ar. Reza Kabul
a living room for hosting guests; and at night, it transformed into a sleeping area. Families adapted and lived harmoniously in these humble setups. However, as the socio-economic profile of people improved, housing expectations evolved. Modern amenities such as attached bathrooms, separate kitchens, and designated living spaces became the norm. With this new demand came the need to reimagine and restructure old buildings that were no longer functional or relevant.
This is the origin of redevelopment in Mumbai—a city where horizontal expansion is impossible. Land parcels that once housed 100 families are now being redeveloped to accommodate 400 or even 500 families, thanks to increased Floor Space Index (FSI) allowances. In some zones, FSI has gone up to 4 or even 5, allowing for vertical expansion on the same land. This made the construction of high-rises viable and necessary.
INITIAL RESISTANCE AND THE PATH TO TRUST
In the early days, however, redevelopment wasn’t welcomed with open arms. There was fear, skepticism, and a lack of trust. The idea of vacating one’s home—even temporarily—was fraught with anxiety. A house is more than just walls and a roof; it’s an emotional and financial anchor for most people. The uncertainty surrounding redevelopment—whether residents would actually be rehoused, whether timelines would be met, and whether the new structure would be safe—made people reluctant.
But as some developers began delivering successfully completed projects, attitudes started to change. A major turning point in this journey was our project Shreepati Arcade at Gwalior Tank, which began in 1998. The land was extremely congested, with low-rise, poorly maintained structures and almost no open space. Sanitation was lacking, and access was so limited that even emergency services struggled to reach residents during crises like fires or medical emergencies.
We began by constructing a new building for existing tenants. Only after their homes were ready did we move them in and proceed with the tower. It was an extremely challenging task because the site had just 10 feet of access from the main road. Traditional construction methods wouldn’t work here. We couldn’t store materials on-site or house labourers there. However, technology came to the rescue. Ready-mix concrete was pumped from trucks
parked on the road, travelling nearly 50 metres to the construction site. Prefabricated materials and external batching plants made construction viable even in this dense environment.
The Shreepati project marked a watershed moment. It was also recognised as India’s tallest tower at the time (2003). The success of this redevelopment not only validated the process but also earned public trust. People started believing in the possibility of redevelopment and began voluntarily vacating their homes for newer, better structures.
CHANGING ECONOMICS AND LEGAL FRAMEWORKS
Redevelopment also gained traction as property values soared in Mumbai. The land that once seemed underutilised suddenly became extremely valuable. Developers began eyeing not just century-old structures but also buildings that were merely 30 to 40 years old. In such cases, many of the buildings were part of registered societies, meaning the land had been conveyed to them. Society members were, therefore, equal stakeholders and began negotiating for more: 30%, 40%, and even 50% additional space as part of the redevelopment deal.
This created a new development model where FSI utilisation became the core engine of profitability and feasibility. The higher the FSI allowed on a plot, the more space could be built—and the more attractive the redevelopment became for both developers and residents. However, this has brought its own set of challenges.
THE MISSING PIECE: INFRASTRUCTURE
While Mumbai has witnessed massive vertical growth due to redevelopment, its infrastructure has not kept pace. Roads, drainage, water supply, and public transport systems are still lagging behind the needs of this vertical city. A piece of land that once accommodated 100 residents now houses 500, but the roads servicing that plot remain the same. This imbalance is a ticking time bomb.
That said, there have been notable improvements, such as the Coastal Road Project, which has significantly reduced travel time across the city. What once took over an hour can now be accomplished in 20 to 25 minutes. However, this is just one piece of the puzzle. Without a holistic upgrade of infrastructure, we risk creating vertical slums—cramped, poorly planned highrises with no quality of life.
PLANNING REFORMS: THE NEED FOR LARGER, INTEGRATED DEVELOPMENTS
One of the major structural issues plaguing redevelopment is the fragmented approach to approvals. Today, Mumbai has multiple agencies such as the Municipal Corporation (MCGM), MHADA, SRA, and MMRDA, each functioning independently. This often leads to duplication, delays, and inconsistencies. A single plot might require permissions from multiple bodies, and these agencies do not coordinate effectively with each other.
A single-window clearance system is the need of the hour— one unified platform that can provide all necessary approvals seamlessly. This would not only reduce the project cycle but also ensure greater accountability and transparency.
Another pressing concern is the rampant sanctioning of highrise towers on extremely small plots—sometimes just 300 to 500 square metres. These towers often lack proper open space, emergency access, and amenities. Approvals for such microdevelopments should be reconsidered. Instead, we should
encourage the amalgamation of plots and the development of larger, integrated townships. This allows for better planning, more green spaces, adequate parking, and enhanced quality of life. If we are constructing buildings meant to last 50 to 100 years, we must ensure they are planned to support the needs of future generations.
CONCLUSION: REDEVELOPMENT AS A FORCE FOR GOOD, IF DONE RIGHT
Redevelopment is not just a necessity in Mumbai—it is inevitable. The growing population, the ageing building stock, and the limitation of land make it the only viable path forward. However, how we approach redevelopment will determine whether it becomes a transformational force or a potential disaster.
As an architect and urban planner, I believe that redevelopment, when executed thoughtfully and supported by infrastructure and planning reform, has the power to revitalise cities. We must stop treating land as a commodity to be overexploited and start viewing it as a shared civic resource.
Ar. Reza Kabul is Founder and President of ARK Reza Kabul Architects, a full-service design studio offering Architectural, Interior Design, Landscape, and Urban Planning services.
Pioneers of High-Rise Design
Founded in 1988 by Reza Kabul, ARK Reza Kabul Architects is a Mumbai-based full-service design studio with offices in Pune, Ahmedabad, and California. Specialising in architecture, interiors, landscape, and urban planning, ARK is celebrated for its integrated, future-focused approach. With over 3,500 projects across Asia, the Middle East, and the U.S., the firm’s landmark developments include the Taj Skyline Hotel, Transcon Triumph, and Ekta Tripolis.
Named among Forbes India’s Top 30 Architects in 2024, Reza Kabul has received numerous accolades, including International Property of the Year for his Fintech Commercial project in GIFT City. His upcoming portfolio features over 35 major developments, including commercial landmarks such as Nakshatra Regalia II and Narmada in GIFT City; hospitality projects like the Hyatt Regency in GIFT City and the Westin Experiential Resort in Nashik; and residential icons such as the 70+ storey One Marina in Mumbai and Reva in GIFT City, Gandhinagar—further cementing his status as a visionary in modern architecture.
Here are some of ARK’s path-breaking projects
REGENCY ANTILIA
Location: Maharashtra, India
Towers: 17
Area: 65 acres
Market: Township
Service: Architecture, Interiors, Planning
Set on a sprawling 65-acre river-facing plot, Regency Antilia is a thoughtfully master-planned township that dedicates 10 acres to lush landscaped greens. Designed to offer a holistic lifestyle, the development seamlessly blends residential, educational, healthcare, spiritual, commercial, and leisure spaces.
The integrated complex features a school, playground, hospital, temple, commercial mall, office spaces, theatres, and a boutique hotel. Its multi-amenity clubhouse is a hub of wellness and recreation, equipped with a gymnasium, spa, indoor gaming zone, restaurant, swimming pool, badminton and squash courts, and a multipurpose hall.
Outdoors, residents enjoy a variety of active pursuits, including tennis, basketball, a jogging track, musical fountain, cricket pitch, and mini golf— making Regency Antilia a complete community in itself.
Set against the backdrop of Mumbai’s dense urban fabric, Transcon Triumph redefines high-rise living with its bold and progressive design. In a city dominated by rectangular structures, the development’s unique ‘X’-shaped plan stands out—enhancing natural ventilation, maximising views, and offering a distinctive architectural identity. Crafted for those who appreciate refined living, it features exclusive 2- and 3-bedroom residences, penthouses, a lavish entertainment deck, themed landscapes, and a crowning sky deck with panoramic vistas. The project has earned global recognition at the Asia Pacific Property Awards 2015–2016, winning Best Residential High-Rise Development – India, along with Highly Commended honours in Residential High-Rise Architecture, Residential Development, and Apartment – India categories.
SHREEPATI ARCADE
Developer: Shreepati Group Market: Residential + Retail Service: Architecture, Interiors, Planning Height: 153 m
The idea behind the design of Shreepati Arcade was that the client wanted to build the (then) tallest building. With no such prior experience, and only the enthusiasm to take on the challenge, ARK undertook the project. In-depth research, visits with a few architects in Singapore and Hong Kong, technical discussions, and some pointers later the structure stood 153m tall. Shreepati Arcade was recorded in the Limca Book of Records 2003 as the Tallest Building of India.
SHREEPATI ARCADE
CLUSTER REDEVELOPMENT
THE WAY FORWARD FOR URBAN RENEWAL
Cluster redevelopment under Section 33 (9) paves the way for the redevelopment of multiple buildings, aiming for comprehensive urban regeneration with modern infrastructure, enhanced safety, and integrated spaces, says Menka Shivdasani
AARADHYA AVAAN Breathtaking Panorama
“The mark of a great city isn’t how it treats its special places –everybody does that right – but how it treats its ordinary ones.”
Aaron M. Renn
The Urban State of Mind: Meditations on the City
When cities mature, their buildings age and decay and housing becomes inadequate for the population, their leaders need to think big to seek solutions.
In Tokyo, a major urban transformation, described as “oncein-a-century,” is taking place, which involves plans for popular neighbourhoods, high-rises, transport infrastructure, and disaster preparedness (See page 107, The Tokyo Model) Singapore, which gained independence in 1965, has seen a remarkable transformation over the past 50 years. Once a small, overcrowded, and relatively poor trading port with few natural resources, it is recognised today as one of the world’s smartest cities, boasting one of the most advanced public transportation systems and some of the most energy-efficient buildings. It continues to see thoughtful recreations of various locations, such as the live-work-play-learn ecosystem around Changi Airport and the Greater Southern Waterfront project, which will feature 9,000 new homes and a waterfront promenade.
Mumbai, too, has joined the race to be a world-class city, with new infrastructure and a changing skyline. This has not always gone down well with the citizens; as with all complex issues, there is invariably more than one point of view, particularly when one is navigating impossible traffic jams in areas such as Lower Parel, where old mills have been transformed into plush offices, homes and retail spaces.
There is no denying, however, that large-scale redevelopment in Mumbai is necessary. Old buildings are crumbling, and their land could be better utilised with taller buildings. The Maharashtra government had recognised this need and announced a cluster redevelopment policy as far back as 2009. Unfortunately, lacunae in the policies and a lack of clarity led to confusion, delays, and eventually mistrust among residents of the entire redevelopment process. Disagreements among residents and greed also came into play as developers and residents engaged in prolonged negotiations.
OVERCOMING THE HURDLES
As Mr Harrish Kumar Jain, Founder and Managing Director, H Rishabraj and Founder Member, Brihanmumbai Developers Association (BDA), points out: “In those early days of redevelopment regulations in 2018, many new clauses and policies had been added, and there were many issues regarding their interpretation.” At that time, he remarks, almost everything came to a standstill. “So many stakeholders are involved—local people, tenants, society members—and there is the burden of rent and interest and so many other things. Once a project gets stuck midway, it is very difficult to regain control of the
Cluster redevelopment under Section 33 (9) paves the way for the redevelopment of multiple buildings, aiming for comprehensive urban regeneration with modern infrastructure, enhanced safety, and integrated spaces.
situation. Many projects which were running were halted because of further approvals, and they had to go in for new approvals under DCPR 2024.”
Mr Jain was among the proactive developers who protested and brought issues to the notice of authorities and to Chief Minister Devendra Fadnavis, who was the CM at that time as well. “He made sure that the issues were resolved,” Mr Jain says. “We had a series of meetings for six months, and in order to correlate the new policy with the old policies, there were transition policies. We got all the policies rectified, and things became clearer; people could move forward with the approvals. With some approvals at the Commissioner level and others at the Urban Development department, the process was time-consuming and took a year or so.”
Frustration among developers, especially the smaller ones, was so high that what began as an association of five developers in Borivali, a Western suburb of Mumbai, rapidly metamorphosed into a much larger organisation, Mr Jain explains. “Within two months, we had more than 450 developers from Bandra, Santa Cruz, South Mumbai, Chembur, Ghatkopar and other places. So, when we registered the association, we changed its name from the Borivali Developers Association to the Brihanmumbai Developers Association (BDA). Today, BDA has some 750 members, he says.
Unfortunately, just as things started becoming clearer thanks to initiatives such as BDA, COVID-19 hit. The real estate market crashed, and developers were unable to pay rent to those who had vacated their homes. Premiums were also at an all-time high – the highest in the world, Mr Jain remarks. For four-anda-half years, the government also lost out on premiums since no work was being done. Eventually, after representations from developers, the government reduced the premiums to 50%, but sales remained sluggish due to the pandemic. The government then reduced the stamp duty to 3% for two months and subsequently to 2% for an additional month to encourage customers to purchase homes.
NEW RULES
As the reality of all these challenges began to bite at all levels – homeowners, developers, even the government – the Maharashtra government realised that serious action was required. Projects that were stuck needed to be reactivated, and a larger vision was essential.
As the Draft Maharashtra State Housing Policy, 2024 notes: “In recent times, cities have developed in a haphazard manner over
the years due to rapid urbanisation leading to unauthorised, congested, and unhygienic settlements with inadequate transportation, infrastructure, and basic services. This scenario is typically observed in high-density areas of the city. Cluster redevelopment/Urban renewal aims at urban regeneration and redevelopment of old dilapidated buildings in a group, rejuvenating infrastructure and enhancing overall quality of life.”
Thanks to repeated representations from concerned stakeholders, the Maharashtra government has amended the policies related to cluster redevelopment to make it a win-win situation for both developers and homeowners. Under the earlier rules, for instance, a project needed the consent of 70% of tenants. While this remains unchanged, the consent of only 70% of landowners/ landlords is now required – as against the earlier terms of 100% landowner consent, a stipulation that had become a stumbling block for cluster redevelopment. Under the new scheme, if the developer obtains 70% consent for the land, the state government can step in to acquire the remaining land. Buildings older than 30 years, or those declared ‘dilapidated’, would qualify for cluster redevelopment.
The government has also empowered MHADA with planning authority to accelerate redevelopment initiatives and enhance the execution of the Pradhan Mantri Awas Yojana (PMAY). This development will consolidate the process of acquiring multiple construction permits in a single location, thereby saving time. MHADA has set up three distinct units at its headquarters dedicated to layout approvals, building permissions, and PMAYrelated proposals.
On February 5, 2025, at a Computerised Lottery for 2,147 Homes and 117 Plots under the Maharashtra Housing and Area Development Authority (MHADA) Konkan Board, Deputy Chief Minister and Maharashtra Housing Minister Eknath Shinde reiterated that the government is expediting slum redevelopment, integrating Slum Rehabilitation Authority (SRA) projects, and resolving stalled MHADA redevelopment schemes to enhance the overall housing stock. With a focus on large-scale development under the MMR Growth Hub Project, MHADA will construct eight lakh homes by 2030, in alignment with NITI Aayog’s recommendations, he said.
“Eknath Shinde must be given full credit for expediting cluster redevelopment plus other Government agencies like BMC, MHADA officers,” says Liaison Architect Kalpesh Shah, whose father, Architect L D Shah, was one of the earliest architects to work with Urban Renewal Scheme (URS) and now known as CDS for a Shreepati Group project in Girgaum in 2002.
SHREEPATI JEWELS
PEARL AND DIAMOND
Under the amended policy, suburban areas will also undergo a significant transformation in their skylines. Earlier, cluster redevelopment was restricted to the island city with a minimum of 4,000 sq. metres. Under the new policy, cluster redevelopments can take place in the suburbs as well, provided the plot size is at least 10,000 sq. metres. The larger the plot, the higher the FSI available to the developer.
Unlike standalone redevelopment under the Development Control and Promotion Regulations (DCPR) 33(7), cluster redevelopment under Section 33(9) involves redeveloping multiple neighbouring buildings or land parcels together, aiming for comprehensive urban renewal with modern infrastructure, enhanced safety, and integrated spaces. It often combines residential, commercial, and public spaces, and has a broader vision for planned urban renewal. The Cluster Redevelopment Policy, DCPR 33(9), is a government policy which enables bigger homes for existing tenants. It also provides for the conversion of a non-residential tenement into a residential tenement. [See box, Redevelopment under 33(9)].
The new rules also address the very real issue of a few tenants or homeowners being able to obstruct the entire redevelopment process. As Dr Rajendra Chaturvedi, Chairman, Shreepati Group, a pioneer in the redevelopment space, points out: “Over the span of 30 years, the government has modified the law, and even the courts have realised that any obstruction to the redevelopment will not be permitted by a minority group of people.”
Speaking of the various issues involved in cluster redevelopment. Milind Pandurang Shambharkar, IAS, Chief Officer, Mumbai Building Repairs & Reconstruction (MBR&R), Government of Maharashtra (GoM), pointed out at the Elets Housing & Infra Summit held on September 6, 2024, in Mumbai, that one of the challenges was that tenants had no right to redevelop their properties. So the government introduced a new section, Section 79(A), which gave tenants the right to develop the property if the owners did not come forward. “The beauty of 79(A) is that it is time-bound and compulsory development,” he said.” Buildings in dilapidated condition would receive notices for three months, and then six months; if owners did not come forward, the rights would automatically shift to the tenant. And if all else failed, then MHADA would redevelop the property. At the time of the conference, MHADA had issued 855 notices that deputy chief engineers were hearing, and had received 48 proposals. “This will be a game-changer and it speaks of our success,” he said.
THE IMPERATIVE
While the government is simultaneously encouraging selfredevelopment, which empowers residents to undertake redevelopment projects independently, experts point out that it is a risky proposition and can only work for smaller housing societies. Mr Sanjeev Jaiswal, MHADA CEO, also expressed a similar view at the second MCHI-CREDAI Ease of Doing Redevelopment Expo in Mumbai on April 12, 2025 (See page 128 for more). “Self-redevelopment is only possible if you can support yourself, or have the support of a financial institution,” he said.
Stages of Redevelopment
● Offer letter from the developer to the society
● Terms and conditions with the society
● Agreement signed
● Sanction from MCGM in favour of the society
● Loading of TDR in the society name
● Obtaining the Intimation of Disapproval
● Shifting of members to new accommodation
● Demolition of the building
● Obtaining the Commencement Certificate
● Construction of the new building
● Obtaining the OC and BCC
● Shifting existing residents
Tapas Chaturvedi, Managing Director of the Shreepati Group, also believes this to be true. “Self-redevelopment is difficult,” he remarks. “Someone has to take the initiative. And where will you get the funds from? There are so many problems, including budget hurdles and approval issues.”
“Cluster redevelopment ensures that a project is planned out well with podiums and gardens. In the suburbs, too, people have started realising this, and in places like Dahisar and Borivali, cluster redevelopment has started moving.”
Architect Kalpesh Shah
If Mumbai’s enormous housing issues need to be addressed, then cluster redevelopment would make all the difference.
As Parag Shah, Chairman Emeritus, MICL Group, and Corporator, Ghatkopar (East), says: “Cluster redevelopment is a must for Mumbai. Over the last 10 years, the majority of real estate development – approximately 75-80% – has occurred through redevelopment. There is hardly any land in the city now.”
Redevelopment of individual buildings is not the answer, he says. “Instead of making things better through proper planning, Mumbai is becoming shabbier by the day.”
Mr Shah believes that while we are creating iconic infrastructure, such as the Atal Setu and the Coastal Road, the city’s liveability is deteriorating. “We say we are redefining Mumbai, but we are ruining it,” he believes. “We may not realise it today, but a decade from now, more than 50% will be unliveable; whether you are staying in a residential building or a slum, your life will more or less be the same.” As a developer, therefore, he says, MICL Group took a conscious call. We may do less business, but unless it is
Redevelopment under 33(9)
These are the key features of Section 33(9), Development Control and Promotion Regulations (DCPR) 2034
Eligibility Criteria
Minimum Area Requirements: Island City: 4,000 sq. m.;
Suburbs: 6,000 sq. m.;
Extended Suburbs: 10,000 sq. m.
It applies to: Housing societies that are over 30 years old or are deemed unsafe.
Cessed Buildings: Pre-1969 tenanted structures under MHADA.
Transit Camps: Temporary housing for displaced residents.
Incentives for Developers
Developers who opt for cluster redevelopment receive a higher Floor Space Index (FSI) – up to 4.0 FSI in the Island City. The suburban areas have proportional incentives. There are also FSI bonuses if affordable housing and public amenities are integrated into the project.
Rehabilitation Requirements
Existing tenants must be provided modern housing units, with a minimum area of 500–600 sq. ft.
Urban Planning and Sustainability
A cluster redevelopment project must include integrated open spaces, recreational areas and public infrastructure. They must also adhere to green building norms, including energy-efficient designs, rainwater harvesting and waste management systems.
a cluster, we will not redevelop.” “All the developments we have done in the last five years have been cluster redevelopment,”
Mr Shah adds. These include five projects with the Shreepati Group, whose Chikhalwadi redevelopment in the Tardeo area was the first cluster redevelopment in Mumbai to be approved under Section 33 (9) – (See Game-Changers). In his own constituency at Ghatkopar (East), MICL has undertaken a cluster redevelopment project involving 17 buildings.
Mr Harrish Jain, who is developing properties in the Western suburbs, agrees. “Cluster Redevelopment is a very good scheme, and it is required for Mumbai,” he says. “We need cluster redevelopments wherein we can really develop beautiful layouts and have good amenities, where the homeowner does not have to go outside to enjoy amenities like clubhouses, a swimming pool, a banquet hall and other common areas.”
Architect Kalpesh Shah also believes that the government should encourage cluster redevelopment and discourage the redevelopment of single buildings. “Cluster redevelopment ensures that a project is planned out well with podiums, gardens and amenities. In the suburbs, too, people have started realising this, and in places like Dahisar and Borivali and other suburbs, cluster redevelopment has started moving.” Kalpesh Shah also observes that the next generation does not wish to live in single buildings; they prefer clusters that offer various amenities.
THE IMPERATIVE
There are those who believe that redevelopment serves only a few and, in fact, leads to more problems than it solves.
A Question of Cities article dated September 22, 2023, for instance, said: “The redevelopment model has led to pencilthin luxury skyscrapers dramatically changing Mumbai’s skyline, creating housing for the upper class and high net worth individuals on land that used to have slums; slum dwellers are “rehabilitated” in self-contained tiny tenements of around 225 square feet in the smallest corner of the plot with barely three metres between buildings.”
Votaries of cluster redevelopment, however, point out that it presents numerous advantages, such as optimised land use, enhanced infrastructure, and modern amenities, while nurturing community spirit and promoting sustainable urban growth by replacing old structures with contemporary, safer housing.
Vijay Tawde, Dy. Chief Engineer (Building Proposal) – City, Brihanmumbai Municipal Corporation, explains: “Development is the need of the hour as old buildings which have surpassed their age have to be demolished and reconstructed or redeveloped. As individual plots, development implies that each building provides its separate systems and open spaces. A cluster system is like a carpooling mechanism. In fact, it reduces the impact by providing infrastructure to a common cluster and addressing water requirements. Roads are maintained by the
BMC, and green spaces are actually improved as a large plot is available to provide green areas, which are not required for plots less than 1000 sq mt. At least 20% of green spaces are mandated in a cluster scheme.”
He adds: “The problem of the parking spaces is primarily due to an increase in vehicle density. The only way to reduce traffic and parking problems is to upgrade the public transport system. As you are aware, the Metro across the city will establish this due to the last-mile connectivity and, hopefully, in the future, will lead to a less congested, less traffic and fewer parking problems in the city.”
Cluster redevelopment is the future of redevelopment, Mr Tawde points out. “Rather than individual buildings coming for redevelopment, it promotes a large area of minimum 4000 square metres to come together as a large cluster of buildings, with common amenities and facilities to be enjoyed by a larger community.”
Mr Tawde believes that the benefits of cluster redevelopment are immense and lead to more amenities for cluster users than they would otherwise have available. “The incentive
given to cluster redevelopment also makes many otherwise non-feasible projects financially viable and possible to be developed,” he remarks. The process of cluster redevelopment differs marginally from other redevelopment projects, as a high-powered committee led by the Municipal Commissioner is required to approve the cluster and forward it to the Urban Development department. “It is the only scheme which requires urban development department approval,” he explains.
The entire system of approval of projects, including redevelopment projects, is now online in the AutoDCR system, he points out. “The BMC has also introduced an online application system even for lease property NOCs i.e. Estate property NOC,” Mr Tawde says. “The process of Estate NOC is very streamlined and is further simplified in the online system.” A user manual is also available online to facilitate the application process for an NOC, and it is widely circulated. “Once applied online, the NOC and every process can be monitored online,” he explains.
When a society decides to go in for redevelopment, it is essential to be aware of the complexities involved, like the
Development Agreement, Permanent Alternate Accommodation (PAA) agreement, and so on. As Architect Kalpesh Shah points out, it is vital to get a good solicitor. “There is a lot of paperwork involved, and a good solicitor will ensure that the project legal papers are well documented and there is less chance of any hindrance or delay.” This is particularly important since for most people, the home that will be going in for redevelopment is likely to be the only one that they possess. Processes have been simplified and streamlined. MHADA has been empowered to provide approvals for certification of existing carpet area; the High-Powered Committee (HPC) and Urban Development Department (UDD) approves cluster redevelopment, and the Brihanmumbai Municipal Corporation (BMC) issues the concession plan, Intimation of Disapproval (IOD) and Completion Certificate (CC), full commencement certificate (FCC), and Occupancy Certificate (OC).
According to Mr Shah, every project has two sets of architects. The liaison architect’s job is to get NOCs from the authorities, work out details such as concessions and measure the layouts and flats minutely. These details are then provided to the design architects, who plan the project accordingly.
DOCUMENTS TO BE SUBMITTED TO THE BMC UNDER SECTION 33(9)
● Licensed Surveyor appointment letter by Project Proponent
● Licensed Surveyor Acceptence Letter
● Property Registration Card
● True Extract or CTS plan
● D.P. Remarks 2034
● Category Certificate
● Inspection Extract
● Pan Card of Owner / Developer
● Personal Ideficantion of Owner / Developer
● L.S Plot Area Certificate
● Owners plot area certificate
● Survey Remarks
● Demarcation Plan By AE Survey if taken
● Existing tenants list
● Existing building drawings
● MHADA NOC
● Conveyance Deed / Index II / LOI (Letter of Intent) / GBR / Registar NOC given by society / landlord to developer.
● Each member / Tenant carpet area to be given in excel format with Name, Existing area, etc.
● Civil Aviation remarks if applicable
● Metro / Monorail remarks if applicable
● CRZ remarks if applicable
● NOC of any Government land if applicable before submission
● Impact Assessment Study Report
● Traffic Stimulation Report
● Site Photo and Video
● Proposed Layout giving proper details of LOS / amenity / reservations / configuration of buildings showing rehab and sale
Source: Architect Kalpesh Shah
THE FUTURE
With the government encouraging cluster redevelopment and people’s perceptions changing, cluster redevelopment will undoubtedly gain ground in the near future. Where once there was suspicion and distrust, today, there is a greater willingness among residents to consider redevelopment, not only of single buildings but of multiple plots.
As Tapas Chaturvedi, Managing Director, Shreepati Group, notes: “Today, people are more willing to go in for redevelopment. They value the fact that you are giving them a larger area in the same space that they were born and brought up. Technology has also changed a great deal. The construction speed has increased; trust has developed; RERA has brought in transparency; people have seen high-rise redevelopment projects coming up, and their perception has changed. The new generation is educated and is willing to go in for redevelopment. To have a new house in their own vicinity where they were born and brought up is a big achievement.”
However, as Harrish Jain points out, there are still some issues that need attention. The first is that approvals still take nine to 12 months, going all the way to the Chief Minister. “After that, you have to go back to MHADA for area verification of the existing tenants, which again takes another two or three months because individual flats have to be measured.”
The second issue he speaks of is tenant or member management. “Even in a small building, a standalone one, to get all members on the same platform is a very big task.” He points out that today, residents must realise that with cluster redevelopment, they will get almost double the area of their existing homes—certainly a bonanza in a city where real estate is so precious. “The government is also supporting this,” he remarks. “Developers try to explain this incentive to tenants who do not agree. The tenants can get really huge flats, which they never expected.”
His advice to tenants and residents of the cooperative housing society is vital. Mr Harrish Jain says:
● Members must have unity, trust each other and follow the proper procedure when they go in for redevelopment.
● While selecting a developer, keep three or four things in mind. The first is the developer’s track record—how much the developer has delivered, the time it took, and the quality of the construction. Timely delivery is vital.
● People should choose the right developer instead of being greedy and accepting offers without considering these factors.
“It is the right time to redevelop, and members must have the proper knowledge required,” he adds.
SHREEPATI ARCADE
SOME FACTORS TO CONSIDER FOR CLUSTER REDEVELOPMENT
For the successful implementation of cluster redevelopment, the following considerations should be kept in mind:
● Selection criteria for the precinct / cluster for the redevelopment shall be as per the UDCPR Regulation 14.8, and timely amendments to the UDCPR.
● Involving all stakeholders, including residents, businesses, and local authorities, is crucial for achieving consensus and support.
● Ensuring the demand and economic feasibility assessment of redevelopment projects, including funding sources and long-term sustainability. Identifying and mitigating risks associated with redevelopment, including financial, legal, and construction-related risks.
● Incorporating green building practices and sustainable designs to minimise environmental impact and leveraging technology and innovative practices to enhance efficiency and quality of life.
● Ensuring the transit accommodation for the stakeholders of cluster redevelopment schemes to prevent displacement and provide housing options for all income levels.
● Cultural Preservation: Respecting and preserving the cultural heritage and identity of the area undergoing redevelopment.
● Monitoring and Evaluation: Implementing robust monitoring and evaluation mechanisms to track progress and make necessary adjustments.
● Project timeline for each task shall be defined by the respective implementing authority.
SOURCE: Draft Maharashtra State Housing Policy 2024
Key Aspects of Cluster Redevelopment
DEFINITION
It’s a form of land development where principal buildings and structures are clubbed together on a site for redevelopment, leaving a major portion open for recreation and infrastructure.
GOAL: To modernise infrastructure, improve safety, and create integrated spaces combining residential, commercial, and public uses.
DCPR 33(9): Cluster redevelopment is often framed under Development Control Rules (DCR) Section 33(9).
MINIMUM PLOT SIZE: The minimum requirement for a project under cluster redevelopment is typically 4,000 sq m in the island city and 6,000 sq m in the suburbs.
STAKEHOLDERS: Developers have to deal with multiple stakeholders, like landowners/landlords, tenants, and commercial entities.
BENEFITS
Open Spaces and Recreational Facilities: Cluster redevelopment schemes typically include the development of open spaces, parks, and recreational facilities.
Increased Floor Space Index (FSI): The new redevelopment rules allow for an increased FSI.
Modernisation and Safety: It aims to replace older, low-rise structures with taller, more compact, and earthquake-resistant buildings.
CHALLENGES
High Upfront Costs: Acquiring land, rehabilitating tenants, and financing construction can be expensive.
Resident Approval: Securing the support of a majority of residents for redevelopment projects can be a significant hurdle.
Complex Approval Processes: Navigating building permits and regulations can be a time-consuming process.
Eligibility Criteria: Applicable to all legal buildings in Mumbai aged 30 years or more, or structures under 30 years but declared as dangerous.
State Approval: The state retains the final authority to sanction any cluster redevelopment project.
The Tokyo Model
Tokyo is undergoing large-scale redevelopment described as a “once-ina-century” undertaking. The construction sites are spread throughout the city, including Shibuya, a pop-culture hub; the Tokyo Station area near the Imperial Palace; the Toranomon or Azabudai area, where offices and residences will coexist; and the waterfront area that hosted the Tokyo Olympics and Paralympics.
Tokyo’s redevelopment was necessitated by several factors, including the need for earthquake-resistant buildings, prompted by lessons learned from the Great East Japan Earthquake of 2011. While the lifespan of a reinforced concrete building can range from 68 to 150 years, depending on the finishing material and method, the legal duration for which the structure is considered a useful fixed asset is set at 47 years. Additionally, office buildings erected during the “bubble economy of the late 1980s” are due for reconstruction.
HIGH-RISES
Tokyo’s plans for high-rise buildings scheduled between 2023 and 2029 include eight major office and commercial developments, particularly in the area surrounding the station. Among them is the Sakura Stage in Shibuya, a 39-storey building complex.
In Toranomon, about six kilometres from Shibuya, is the Toranomon Hills Station Tower, a skyscraper developed in conjunction with the Toranomon Hills subway station, featuring 49 floors above ground and four below. The project encompasses offices, a hotel, commercial facilities, and a centre for information dissemination, over an area of approximately 800,000 square metres. Shingo Tsuji, president of Mori Building Company, has described this not merely as “reconstruction of a building but a redevelopment project integrated with an unprecedentedly large-scale urban infrastructure”.
PUBLIC TRANSPORTATION
Public transportation plays a key role in Tokyo’s urban redevelopment. Shibuya Station, with 3.32 million daily boardings and disembarkations, is served by nine train lines from four companies. The Tokyo waterfront area has also undergone significant changes, with the former athletes’ village being transformed into a large condominium complex accommodating around 12,000 residents.
With expected population growth, the Tokyo Metropolitan government announced plans for a new subway system. Estimated to cost ¥420-510 billion (about 10% of Tokyo’s annual revenue), it aims to be profitable within 30 years of its anticipated opening in 2040. There are also plans to connect the subway to Haneda Airport to enhance international competitiveness.
Cluster redevelopment, with all its complexities, involves patience, expertise and staying power, and Dr Rajendra Chaturvedi’s Shreepati Group, which is a pioneer in the field, has proved it has all three in good measure
The concept of cluster redevelopment attracted many developers, but it required a level of patience, expertise, and ambition that few possessed when the policy was first announced. Dr Rajendra Chaturvedi, a civil engineer since 1979 and Chairman of the South Mumbai-based Shreepati Group, was one such developer who had proved his mettle. Dr Chaturvedi had already built his reputation as a pioneer. Having completed the construction and redevelopment of the Raghavji Building at Kemps Corner between 1987 and 1992, he set his sights on constructing a 45-storey building — a concept that no one in India was discussing at the time, back in 1994.
This landmark achievement — and several others that were to follow — led to a singular honour on March 27, 2025, a Doctor of Philosophy (Ph.D.) degree from the prestigious French University, École Supérieure Robert de Sorbon, in the field of Civil Engineering, with a major focus on Cluster Redevelopment.
“When we planned this 45-storey building, it was to be the tallest building in the country,” Dr Chaturvedi remarks. “There was no such technology in India — no architect, no structural engineer, no contractor, no consultants who could do this. In 1995-’96, we travelled abroad to places like Singapore, Hong Kong, China, and Europe. And we saw the challenges involved in high-rise buildings. The principal challenges were vertical transportation — transporting flat owners from the ground floor to the top floor — and the power requirements it involved. We learned that if you have a good vertical transportation system, the high-rise will be successful.”
Dr Chaturvedi says that the Shreepati Group was the first developer in the country to get a Schindler elevator from Switzerland.
“This is the only building to have an elevator from Switzerland. Subsequently, they opened a factory in China, and then
“Initially,
there was no additional entitlement. Tenants just got 300 sq. ft. Today, the tenant can get 600 sq. ft. carpet area for free,
as good as anyone buying a 2BHK apartment in Mumbai”
Dr Rajendra Chaturvedi
DR RAJENDRA CHATURVEDI Chairman, Shreepati Group
For seven years, between 2001 and 2008, Shreepati Arcade held the record for the tallest building in India. At 158 metres, the tower, near Nana Chowk, dwarfed every residential building around.
all the elevators in India for high-rises began coming in from China.”
Maintenance in those early days was an issue, so the Shreepati Group insisted on having a Schlinder maintenance team on site 24/7, storing both consumables and hardware on their property. “They created a storage space here, and anything that was required was provided immediately.”
As he told Palagan, a Chaturvedi community portal, “Through the next few years, I went through several trials and tribulations to complete the tallest residential building in India (at that time).”
For seven years, between 2001 and 2008, Shreepati Arcade held the record for the tallest building in India. At 158 metres, the tower, near Nana Chowk, dwarfed every residential building around; it “set the benchmark for all the forthcoming Shreepati Properties, for which Shreepati Group came to be known as similarly ‘Tallest, Largest and Biggest’ in the history of the real estate industry,” he said.
MR TAPAS CHATURVEDI Managing Director & CEO, Shreepati Group
So when the opportunity to develop multiple land parcels opened up, the idea certainly excited him, and he was confident he could meet the challenges
“In 2009, we proposed five clusters under the scheme,” says Dr Chaturvedi. “All five were approved by a highpowered committee and referred to the government.” The then Maharashtra Chief Minister Ashok Chavan also approved a cluster scheme for Lower
The cluster redevelopment scheme, however, was still in its early days and faced many problems. “These proposals could not take off because there was no clarity,” Dr Chaturvedi explains. “The policy was very ambiguous, and the process and procedures were not clear.”
In 2014, the new Development Control and Promotion Regulations (DCPR) for Mumbai were introduced, focusing on urban development and planning, infrastructure, and quality of life. With the intention of redeveloping slums, cessed buildings, MHADA colonies and new developments on private land, among other things, it attempted to clarify several issues. These included Floor Space Index (FSI), setbacks, plot coverage, lighting, ventilation, open space, road width, and other aspects.
However, the DCPR faced severe criticism, with stakeholders pointing out that it overlooked heritage structures, compromised open spaces in places like Aarey Colony, and was unclear on FSI utilisation and open space requirements, to name just a few of its problems.
The DCPR was stayed, and with no proper regulation in place for more than five years and then the COVID-19 pandemic, all work came to a standstill. During these years, the realty industry had also been adapting to new regulatory actions, including demonetisation, RERA, GST, and online approval systems.
The pandemic exacerbated the situation exponentially. Residents of the society who had signed up with the developers found that no work was being done; the developers, meanwhile, found themselves cash-strapped and facing labour shortages; and mistrust over the entire redevelopment process grew.
Tenants who had already shifted to transit accommodation faced new issues; living in single-room tenements was no longer an option because if a family member had COVID, they would be unable to stay there.
This greatly impacted the real estate industry, including a company as resilient as the Shreepati Group. So, as an industry leader, Dr Chaturvedi decided to get involved.
SHREEPATI CASTLE
“The Maharashtra Urban Development Minister, Mr Eknath Shinde, decided to work on a new policy for cluster development,” Dr Chaturvedi explains.
Developers decided to unite to offer suggestions; for instance, the Property Redevelopers Association, with which Dr Chaturvedi was associated, was incorporated in December 2023. In the northern suburbs of Mumbai, the Borivali Developers Association, launched in 2019, evolved into the Brihanmumbai Developers Association (BDA) primarily to tackle redevelopment issues.
The pandemic had opened the government’s eyes to the need for more space, and Dr Chaturvedi says that our Hounarable CM Eknath Shinde was very clear he wanted a minimum of twobedroom apartments for tenants. This was a far cry from earlier MHADA provisions, which initially began with 120 sq. ft. for tenants, rose to 160 sq. ft. over the next decade, then to 180 sq. ft., before reaching 300 sq. ft.
“Today,” Mr Chaturvedi explains, if we are looking at building a minimum twobedroom apartment for sale, then we need to work on a model where the tenant gets a two-bedroom apartment too. A draft regulation was published in November 2020 wherein a minimum area of 400 sq. ft. for the tenant was determined, plus 35% fungible area, which comes to around 540 sq. ft. for an individual tenant. There was also a provision that in case the plot area is bigger, more area can be given to the tenant.”
Unlike in the past, the slabs also differed, depending on the plot size. “If the plot size is 4,000 sq. metres, the developer has to give the tenant 10%
extra space; the percentage goes up to 15% for a 5,000 sq. m. plot, 20% for 10,000 sq. m. and 25% if the plot size is more than 20,000 sq. m.,” Dr Chaturvedi explains.
“Initially, there was no additional entitlement. Tenants just got 300 sq. ft. Today, the tenant can get 600 sq. ft. carpet area for free, as good as anyone buying a 2BHK apartment in Mumbai.”
When the policy was formulated and finalised in June 2021, Shreepati Group was among the first few developers to process it. “As per the policy, we processed the approval, and we made a pilot project, Aaradhya Avaan Tardeo, a joint venture with the MICL Group. “Fifty per cent of the land belonged to MHADA, and 50% was with Shreepati Group,” explains Parag Shah, Chairman Emeritus. “MICL is the Development Manager.”
Each tenant has 580 square feet RERA carpet area—“a beautiful two-bedroom apartment,” Rajendra Chaturvedi explains. “Originally, they lived in 120 sq. ft. homes.”
Many tenants were not prepared to believe they would get more than 600 sq. ft. and thought it must be just eyewash by the government; they were astonished to find it was indeed a reality.
“The tenants are all housed in their own 38-storey tower, with every amenity they could wish for. The number of storeys has had to increase because of the additional area being made available to each one, Dr Chaturvedi adds. “The project has become a role model, and all the tenants come to see the finished flat,” he smiles.
● Shreepati Estate (7 Mahalaxmi) at Saat Rasta, N.M. Joshi Marg.
● Shreepati Rise (Jade Park) at Vile Parle (West).
● Shreepati Skies (Aaradhya Avaan) at Tardeo.
● Shreepati Zaoba Housing LLP (Aaradhya Aurelia) at Thakurdwar, Girgaum.
UPCOMING PROJECTS
● Shreepati Jardin at Andheri – Jogeshwari.
● Shreepati Garden at Parel
● Shreepati Heritage at Matharpakadi, Mazgaon.
● Shreepati Bay View at Kranti Nagar, Girgaum.
● Shreepati Axis at Panvel, Navi Mumbai.
● Shreepati Logistic Park at Khalapur, Raigad, Maharashtra.
You have to trust the developer, otherwise redevelopment won’t happen. Many people try to scare you, saying you will be cheated, but you have to have faith. Everything runs on trust.”
Mr Chintamani Sadashiv Dalvi, Tenant
SHREEPATI JEWELS PEARL AND DIAMOND
Aaradhya Avaan Tardeo features luxurious residences in its twin towers, Serano and Oceano, including 3 BHK, 4 BHK, and 5 BHK luxury apartments, along with two clubhouses, an array of other amenities, and a panoramic view of the city.
The RERA carpet area ranges from 1249 to 3138 sq ft, and each unit has its own deck to integrate the outdoors and the indoors. The tenant building and the sales building have their own entrances, exits, and amenities. Mivan technology, vitrified tiles, Jaquar sanitary fittings, Astral plumbing fittings, anodised aluminium windows, and OTIS and Schindler elevators are among the many features that set this project apart. The rehabilitation building also features amenities such as a terrace-level garden, fitness centre, yoga centre, Kidzone, and a recreational garden. Car parking with surface and mechanical robotics is provided in the sales building.
Chintamani Sadashiv Dalvi is one of the 265 tenants who is waiting eagerly for his new apartment at Aaradhya Avaan — a tower that he has seen come up before his eyes.
As the secretary of the Juni Chikalwadi Redevelopment Seva Sangh, he had been involved with redevelopment talks since 1984, when MHADA first considered redeveloping the 1.54 acre chawl at Tardeo. “Nothing came of these discussions, he says.
At that time, the tenants would have received homes of 160 sq. ft., and as policies changed, this gradually increased to 180 sq. ft., 250 sq. ft., and 350 sq. ft.
“It was only when we met Dr Rajendra Chaturvedi of Shreepati Group that things finally started moving,” he smiles. “The tenants had full trust in him. We knew he would deliver what he promised.” By 2008, most tenants had shifted to the MP Mill Compound. They were being paid ` 8,500 per month as rent, which went up every year.
The project, however, faced hurdles. Some tenants objected to the redevelopment, and the impasse was resolved in 2022 when HC Chief Justice Dipankar Datta ordered the recalcitrant tenants to vacate their properties, allowing the project to proceed at a faster pace.
There were other challenges. Given the density of the location, a cluster could not be developed with a width of 18 metres along the road around the plot. The developers sought permission for redevelopment with a 12-metre wide road, and in July 2021, a high-powered panel appointed by the state approved this.
As Construction World noted in November 2021, “With the MHADA approval, this project will be the first redevelopment under the Cluster Redevelopment Scheme cleared under new rules...” Dr Rajendra Chaturvedi was quoted as saying the project would be complete in four years – a promise that he has certainly kept.
There were other hurdles to be faced. As Parag Shah explains, Regional Transport Authority (RTO) traffic restrictions meant that the developers could not bring trucks with material by day – and since the adjoining building was a hospital,
they could not bring in trucks by night! “When we took up the project, we were aware of this; we understood that there were patients, and we could not blame the hospital management. But in 24 hours, we barely had seven or eight hours with easy traffic. And we have still managed to complete the project 12 months ahead of schedule, so now all the tenants are happy.”
Nishant Gupta, Senior Associate Architect at Architect Hafeez Contractor, who has worked on all Shreepati Group projects, adds: “Dr Chaturvedi has always given a free hand; he has a very progressive approach.”
He adds: “In terms of design, we have taken care of the needs of the different societies living there – from their apartments to requirements such as religious spaces. All needs have been met so that both sale occupants and the old tenants can co-exist with separate access points and good community life.”
Mr Dalvi is delighted that tenants are getting a 560 sq ft 2BHK house, ideal for his family of four. “Shreepati Group has given us more than we asked for,” he says. Speaking of the amenities, he says: “We had asked for a 3,000 sq ft banquet hall but have got 4,500 sq ft. There is a gym, a 1200-sq ft yoga and activity hall, a temple…”
What is his single most important piece of advice for those who wish to redevelop? “You have to trust the developer, otherwise redevelopment won’t happen. Many people try to scare you, saying you will be cheated, but you have to have faith. Everything runs on trust,” he declares.
The Long-Term View
While Mumbai seeks the urban transformation that places like Hong Kong and Singapore have achieved, what will it truly take to make a difference here? Nishant Gupta, Senior Associate Architect with Architect Hafeez Contractor, and one of the Top 50 iGen Architects of India, has some thoughts on the need for a holistic vision
“Cities undergo construction and deconstruction, and that is how they evolve from shed to pucca makan to mid-rises to high rises,” says Architect Nishant Gupta, Senior Associate Architect at Architect Hafeez Contractor. “This is a continuous process of rebuilding for any city in the world.”
Nishant, who was among the youngest to be named as Top 50 iGen Architects of India in 2015 and was selected in the Realty Plus 40 under 40 Young Tycoons of Indian Real Estate in 2021,
believes that while redevelopment in Mumbai is an “excellent thing”, much more needs to be done in terms of policy-making and a visionary outlook. “Mumbai is full of old, unsafe buildings with no proper sanitation, and as people come here for commerce, they need to be housed,” he says.
He adds, however, that while the government has offered many incentives recently, a more holistic approach is needed. “As urban designers and architects, we are often unable to provide good solutions because of very restrictive bylaws,” he remarks.
Nishant points out that while cluster redevelopment is a very good programme, under the current rules, it essentially involves doing the same thing in larger plots that are being done in smaller ones. He believes that if we are to develop like Singapore and Hong Kong have, then innovative policies are essential.
“A fundamental design approach needs to be infused in the planning system to meet the population density,” Nishant says. He speaks of how Singapore and Hong Kong offer two-tiered systems, where everything is integrated – including retail and commercial spaces, plazas, public transport, green spaces, and utilities. “Projects are not done in isolation there,” he points out. “There are no boundary walls; public spaces cross over into private spaces, yet private spaces are unaffected.”
“What happens here is that we are confined with boundary walls everywhere, which we cannot penetrate to go to the other side,” he explains. “Our built environment is essentially 70-80% residential. It is the developers who are creating housing stock,
“Our built environment is essentially 70-80% residential. It is the developers who are creating housing stock, not the government. While they may be making profits, we must recognise they are also doing something for the city. “
Ar. Nishant Gupta
not the government. The different requirements are being met, such as schools, temples, and other community needs—all that is being given back to society for sure. But the way it is given back is not correct because it is so restricted. As an architect, I want to open up the ground level; we need more public spaces at the ground level.”
Pointing out that a developer’s priority is business, not a social cause, he says: “It should not be seen that developers are just making a profit. They are, but they are also doing something for the city. Policymakers are offering them benefits such as open spaces, premiums, and height approvals, among other things. But in a city where every square inch of real estate is gold, a developer does not want to lose FSI.”
He also points out that restrictive by-laws mean that you cannot have more than two-metre cantilevers in Mumbai; nor can you have windows facing a prison—a factor that designers need to consider while planning high-rises anywhere near Arthur Road Jail. There is also a rule regarding construction 500 metres near
Unlike in India, Singapore and Hong Kong offer two-tiered systems, where everything is integrated – including retail and commercial spaces, plazas, public transport, green spaces, and utilities.
an army camp, even if that camp is purely residential and will not impact security issues. “Many projects get stalled for such reasons,” he says. Nishant also points out that the height of lobbies is restricted to 7.2 metres. “Why can’t it be more so that the public can go through the project?” he asks.
“Everyone is against builders, just because some have done wrong things,” he adds. “But if you have given the redevelopment into private hands, let them do it in a way that does not restrict them and allows the reclaiming of public spaces as well,” he says.
Nishant also believes that the government should offer developers some flexibility in how apartments are stacked, especially when each apartment is not the same size. “But before the issue of stacking is the need for ground-level integration, he says. Nishant speaks of old buildings within Fort and Flora Fountain, which offer retail spaces at the ground level without boundary walls and without intruding on residential access.
What about security issues? Wouldn’t residents have a problem with their buildings being open for public access? “Security issues can be met through the right design,” Nishant says. “Also, if you activate a space, it is more secure than a dark corner in a residential building. For instance, when there are shops in a subway, it is more secure because there will be people there, unlike a deserted subway where a light may not be working. At the same time, it doesn’t mean you have toddlers crossing in high-moving traffic. What we need is a provision for threedimensional tiered planning,” Nishant adds. “You can’t be scared to implement these things.”
Speaking of New York, Nishant points out that developers there who leave space for a public plaza get more FSI. The 38-storey Seagram Building, completed in 1958, incorporates a pink-granite public plaza with two fountains on Park Avenue. Described in The New York Times as one of “New York’s most copied buildings”, the Seagram Building has inspired other structures worldwide. Within New York City, it also helped influence the 1961 Zoning Resolution, an ordinance that allowed developers to construct additional floor area in return for including plazas outside their buildings.
Nishant also speaks of how Singapore has grown rainforests and ensured that all traffic on Sentosa Island is underground, and of how Bangkok buildings are connected at every level.
Closer home, he recalls how, in 2006, Architect Hafeez
Contractor had suggested reclaiming land up to 500 metres from the shoreline along South Mumbai and converting it into forest land open to everyone with walkways, plazas and recreational areas, creating a green cover of 425 acres out of the reclaimed land1. Though, of course, a coastal road did come up years later, at that time, the idea was shot down; one argument against it was that Coastal Regulation Zone (CRZ) parameters would change, while another was that this would only help builders to profit.
Nishant, who feels that buildings in Mumbai are often like dabbas (boxes), says that the restrictive policies of 2012-13 are being seen in the buildings being created today.
The biggest problem, he observes, is instability in government. “Since constructing projects takes years, the person making the laws will not see immediate results; these will be seen a decade later, and by this time, two new governments will have come in,” he points out.
In Mumbai, the rules change with each new government. Singapore’s urban planning, on the other hand, includes a longterm perspective, with the statutory concept plan having a time horizon of 100 years. No wonder the difference shows!
As told to Menka Shivdasani
Ar. Nishant Gupta is Senior Associate Architect with Architect Hafeez Contractor (http://www.hafeezcontractor.com)
The Seagram Building has inspired other structures worldwide
REDEVELOPMENT HOTSPOTS
A City in Transition
Almost every micro-market in Mumbai is undergoing redevelopment, says Raju Kane. Here’s a quick look at all the locations that are undergoing a metamorphosis in the city
Aided by helpful government policies, massive investments in infrastructure, rising awareness among residents of old buildings and a booming real estate market, redevelopment of old and dilapidated buildings has taken off across Mumbai. Probably no area in the city or its suburbs is immune from the sounds of jackhammers demolishing old structures, and massive cranes dot the landscape helping build new towers.
HERE IS A QUICK LOOK AT SOME OF THE REDEVELOPMENT HOTSPOTS.
SOUTH MUMBAI
Once the very throbbing heart of the megapolis, South Mumbai—stretching from Colaba to Mahalaxmi on the Western side, Byculla on the Central side and Mazgaon on the Harbour side—is also home to perhaps the largest concentration of old buildings. This is because of historic reasons. As the Fort area (and Nariman Point in the ’70s) became the centre of administrative and business power, surrounding areas developed to house the many small businesses and their workers.
“South Mumbai’s commercial landscape is rapidly transforming, driven by infrastructure projects that have boosted connectivity and reduced travel times, says Deepak Parekh, Chairman, HDFC AMC & HDFC Capital, quoted in Knight Frank’s October 2024 report, South Mumbai: A Renaissance.
“With premium office spaces attracting global interest, the area is set to reclaim its glory as a premier business hub,” Mr Parekh adds. “Renowned for its ultra-luxury residences and lifestyle, this revitalisation further cements South Mumbai’s position as a vibrant centre for work and upscale living, ready to rival the world’s top financial hubs.”
The report notes: “Looking ahead, South Mumbai’s residential and commercial supply is set for substantial growth. Apart from the tremendous redevelopment potential, over the next
Redevelopment of old and dilapidated buildings has taken off across Mumbai. Probably no area in the city or its suburbs is immune from the sounds of jackhammers demolishing old structures, and massive cranes dot the landscape helping build new towers.
six to eight years, the area is projected to see the addition of 4–6 mn sq ft of fresh space. This upcoming expansion will be driven by the redevelopment of vacant land, including land available with the Mumbai Metro Rail Corporation Ltd (MMRCL), Rail Land Development Authority (RLDA), old mills, and unused industrial properties, which are now eligible for conversion into state-of-theart office spaces.”
Today, large swathes of Girgaum, Kalbadevi, Byculla, Mazagaon, and even the more prestigious areas of Mahalaxmi and Napeansea Road are home to buildings that are older than 50 years. Two of the most significant redevelopment projects in this belt are in Bhendi Bazar and Kamathipura.
Bhendi Bazar: The Bhendi Bazar redevelopment is a project of the Saifee Burhani Upliftment Trust (SBUT) and involving reimagining of 16.5-acre, 150-year-old precinct. Envisioned by the 52nd Dai Al-Mutlaq, His Holiness Dr. Syedna Mohammed Burhanuddin, Spiritual Leader of the Dawoodi Bohra community, it involves replacing 250 dilapidated buildings and rehousing 3,200 families and 1,250 shops in 11 new state-of-the-art towers, featuring new buildings, spacious roads, state-ofthe-art infrastructure, open areas, and well-connected commercial zones.
The first two high-rise towers, Al Saadah Towers, are already complete and house more than 600 former tenants who are now proud owners of their shops and homes. Another 1,200 are in the process of moving from their transit
accommodation. (Turn to Page 64 for more).
Kamathipura: Though infamous as a ‘Red Light Area’, Kamathipura is home to much more than commercial sex workers. The area’s history is as old as that of Mumbai itself. Kamathipura emerged in 1795, just 13 years after the East India Company decided to unify the seven islands that make up Mumbai in 1782. It started off as a settlement of low caste Telugu-speaking migrants from the Andhra region. Today, the area is home to over 8,200 families.
The redevelopment plan drawn up by MHADA involves giving all residents a 500-sq.-ft. flat free of cost. MHADA plans to rehouse the existing tenants in 10 58-storey buildings. In addition, MHADA will also construct eight 78-storey buildings. Flats and shops in these buildings will be sold to finance the redevelopment. In addition to these buildings, MHADA will also create civic amenities like open grounds and social infrastructure. On June 12, MHADA invited bids for the cluster redevelopment under Section 33(9). The project will cover 943 cessed buildings, many over a century old, with 6,625 residential and 1,1376 non-residential tenants. Approximately 800 landowners also hold plots in the area.
Girgaum and Kalbadevi: Girgaum and Kalbadevi are well-established locales with a mix of old and new buildings. They offer a unique blend of heritage and modern living, attracting a diverse range of residents. The area is also undergoing redevelopment, with new luxury
developments emerging. The ongoing works undertaken by Mumbai Metro Rail Corporation Limited (MMRCL)—the government agency under the able tutelage of Mrs Ashwini Bhide who built Mumbai’s first underground Metro-3 —is constructing 30-35 storeyed tall skyscrapers for rehabilitation of the existing tenements and free sale.
Worli-Lower Parel
Since the Maharashtra government allowed redevelopment of mill lands, this area that was once known for congested mill workers chawls has undergone a radical transformation. It is now home to swanky office plazas, and luxury real estate developments. As business offices have moved out of Nariman Point, this has also emerged as the most important business district in the city.
The Maharashtra government’s heavy impetus to infrastructure is further upping the scales. The breezy ride on the 12-lane signal-free Coastal Road has shortened the distance from south to north Mumbai. “We are developing 70 hectares of land available along the Coastal Road into a combination of gardens, parks, and an amphitheatre for pedestrians and cyclists. We are finalising the tenders for this,” said a BMC official.
The presence of the iconic Bandra-Worli Sea Link further enhances its desirability for families and business professionals. Mumbai’s first underground metro rail, Line-3, worth ₹ 37,000 crore, snakes through Worli, reaching south Mumbai on one end and Bandra-BKC on the other.
There are plans now to redevelop 12 acres of prime government and BMC land on the Worli sea face abutting the coastal road to be handed over to a consortium of city builders. The area is essentially a slum settlement, bound by Dr Annie Besant Road on the east, the Coastal Road on the west and Khan Abdul Gaffar Khan Road on the north.
CENTRAL MUMBAI
Dadar-Matunga
At the turn of this century, this middleclass residential dwelling transformed into a neighbourhood for luxury living. Dadar
is a central Mumbai location known for its excellent connectivity, including proximity to railway stations and highways. Matunga is known for its historical charm, blend of cultures, and colonial architecture with canopies of trees.
Dadar is a mixed-living space with a residential area and shopping activities. It is undergoing redevelopment with a focus on luxury and opulent living in sizeable apartments. Its close proximity to Dadar beach and Shivaji Park makes it all the more desirable for property buyers and investors.
Likewise, Matunga is a rich melting pot of culture, open green spaces, accessible market areas, educational institutions and healthcare services. From luxury to old-styled homes, you name it, you get it at Matunga, known for South Indian restaurants serving hot aromatic coffees, crispy dosas, toasted wadas and butterdripped idlis.
The proximity of railway stations, main highway, key commercial centres like Parel and Bandra-Kurla Complex and massive green space of Five Gardens makes Matunga an ideal location for property buyers.
The micro-market of Matunga is undergoing massive redevelopment. Its large old homes are being converted into housing societies with modern amenities while preserving their essence, which is required for peaceful living. There’s a growing demand for luxury apartments and smaller units in these areas, which are seen as an attractive investment destination.
Dharavi-Sion
One of the world’s largest slum pockets, Dharavi, is all set to transform, and its DNA will alter. The micro market of Dharavi has always been inclined towards commercial and industrial units, with residential areas piping in the outskirts of Matunga Road, Mahim, and Sion. The grand ₹ 95,000-crore redevelopment of Dharavi will reshape it and the neighbourhood forever.
The urban renewal of this densely packed residential and commercial
settlement will be a game-changer. The Master Plan involves creating townships of 25-40-storey buildings, 100 acres of open spaces and green land, including a park called ‘Central Heart’. Most importantly, it has multimodal connectivity with the rest of the city— three metro rail lines connecting the existing and Navi Mumbai airport, western and eastern suburbs and south Mumbai. And direct connectivity to the country’s first Bullet train station at Bandra-Kurla Complex, which is around three km away.
Just around the corner, separated by a bridge, lies Sion. This micro-market has a consistent history in luxury developments. Once upon a time, it used to be an abode for middle-class families, but over the last few years, it has stood out as a strategic hub catering to an affluent clientele. Known for its location and robust transport links, the micromarket has long been an integral part of Mumbai’s real estate landscape.
The area’s connectivity to key business districts like BKC, CSMT, and Fort, combined with easy access to western and eastern suburbs, makes it an ideal locale for professionals and residents seeking convenience, reduced commute time, and quality work-life balance. Discerning homebuyers can seek comfort, elegance, and superior living spaces.
WESTERN SUBURBS
Mumbai’s western suburbs have emerged as a fertile ground for real estate redevelopment, driven by ageing housing stock, rising land values, and an insatiable demand for modern living spaces. Stretching from Bandra to Dahisar, this corridor is witnessing a construction renaissance, where older buildings are being replaced with swanky towers, transforming the skyline and reshaping the socio-economic fabric of the city.
Bandra: The Queen of the Suburbs Bandra remains a prime redevelopment zone, not just for its posh appeal but also for its strategic location and old housing societies. The areas around
The eastern suburbs of Mumbai, long overshadowed by their western counterparts, have recently emerged as significant zones of real estate redevelopment.
Pali Hill, Bandra West, and Khar are filled with decades-old structures ripe for redevelopment. Several developers are targeting these localities, offering residents high-end amenities and increased carpet areas. Bandra’s connectivity via the Bandra-Worli Sea Link and its role as a commercialresidential blend make it one of the most attractive hotspots.
Santacruz and Vile Parle: From Middle-Class to Luxury Living Santacruz and Vile Parle, traditionally middle-class neighbourhoods with a strong Maharashtrian and Gujarati base, are witnessing a surge in redevelopment projects. The proximity to the Western Express Highway, domestic and international airports, and educational institutions makes these areas attractive. Old chawls and cooperative societies are being transformed into luxury towers, catering to upwardly mobile professionals and NRIs.
Andheri: The Redevelopment Powerhouse
Given their size and location, Andheri East and West have become redevelopment powerhouses. With Metro connectivity, business hubs like MIDC and SEEPZ nearby, and proximity to Versova and Lokhandwala, developers are aggressively pursuing projects here. Areas like DN Nagar, Four Bungalows, and JB Nagar are especially active, where many SRA (Slum Rehabilitation Authority) and society-led redevelopment initiatives are reshaping neighbourhoods.
Goregaon and Malad: The New Growth Corridors
Goregaon and Malad, once considered the outskirts, are now central to Mumbai’s residential growth story. The redevelopment trend here is bolstered by the presence of IT parks (such as Mindspace), malls, and excellent eastwest connectivity via the GoregaonMulund Link Road. Many old MHADA
colonies and small apartment clusters are undergoing transformation into gated communities with modern infrastructure and amenities.
Borivali and Dahisar: Affordable Redevelopment Boom
The northern end of the western suburbs, especially Borivali and Dahisar, has seen significant redevelopment activity, particularly in the form of SRA and cluster redevelopment. With the extension of the Metro line and better connectivity to Thane and Navi Mumbai, these suburbs offer relatively affordable options for both end-users and investors. The region’s green pockets, like the Sanjay Gandhi National Park, also add to the appeal.
EASTERN SUBURBS
The eastern suburbs of Mumbai, long overshadowed by their western counterparts, have recently emerged as significant zones of real estate redevelopment. With robust infrastructure growth, better connectivity, and a large stock of aging buildings, areas like Chembur, Ghatkopar, Bhandup, and Mulund are witnessing a transformation. Developers are increasingly targeting these regions for society redevelopment, SRA schemes, and cluster redevelopment projects.
Chembur: From Industrial to High-End Residential
Chembur is one of the most prominent redevelopment hotspots in the eastern suburbs. Traditionally, an industrial and transit-centric locality, Chembur has reinvented itself as a prime residential area. The Eastern Freeway, Monorail, and Santacruz-Chembur Link Road (SCLR) have significantly improved connectivity with South Mumbai and the western suburbs. Older bungalows, MHADA colonies, and industrial plots are being redeveloped into high-rise residential complexes with premium amenities. The shift is also attracting investors
and homebuyers seeking a mix of accessibility and lifestyle.
Ghatkopar: A Balance of Tradition and Transformation
Ghatkopar, particularly the East side, has a dense population and is known for its old housing societies, many of which are now undergoing redevelopment. With the Metro Line 1 and its position as a transit hub connecting Central and Western lines, Ghatkopar has become a focal point for developers. Redevelopment projects here are revitalising neighbourhoods while offering existing residents better living conditions and newcomers modern housing options close to key transport arteries.
Vikhroli and Bhandup: The New Mid-Segment Hubs
Vikhroli and Bhandup are rising stars in Mumbai’s redevelopment story. With large tracts of underutilised industrial land and several ageing residential complexes, these areas present vast opportunities. Vikhroli, in particular, has drawn attention due to the Godrej group’s long-standing presence and plans for integrated township-style developments. Bhandup is witnessing a surge in SRA and society redevelopment projects, particularly around the LBS Road and the railway station area. The proposed GoregaonMulund Link Road is expected to further boost real estate sentiment.
Mulund: The Gateway to Thane Mulund has long been a well-planned suburb with wide roads and green spaces. It is now witnessing a wave of redevelopment as old buildings give way to taller, modern towers. What makes Mulund particularly attractive is its connectivity to Thane, Central Mumbai, and the upcoming Metro lines (Line 4 and Line 6). The presence of reputed schools, hospitals, and shopping centres also adds to its liveability, making it an appealing location for both redevelopment and end-use.
Airport-Led Development
As the Navi Mumbai International Airport nears operational commencement, it is acting as a catalyst for the country’s most ambitious urban development project, says Raju Kane
The Navi Mumbai International Airport (NMIA) is scheduled to commence operations for domestic traffic in June 2025 and International Operations from September 2025. Even if these get pushed back by a couple of months, what is unquestionable is that the airport is acting as a catalyst for urban development on a gigantic scale.
Once fully developed in a decade’s time, the urban conglomeration would be spread across 225 sq. km. For comparison, the areas under Brihanmumbai Municipal Corporation (BMC), Thane Municipal Corporation (TMC) and Navi Mumbai Municipal Corporation (NMMC) are 480 sq. km., 128 sq. km and 163 sq km respectively.
No wonder that the Navi Mumbai Airport Influenced Notified Area (NAINA) is being called the Third Mumbai (after the original megacity and Navi Mumbai).
In a country not known for its urban planning excellence—most megacities in the country are sprawls that have developed haphazardly—when it comes to NAINA, successive Maharashtra governments have shown unusual prescience. As far back as 2013, the state government notified 20 km around the airport as NAINA to ensure development in a planned manner. City and Industrial Development Corporation (CIDCO), the government body responsible for development of Navi Mumbai into a vibrant twin of Mumbai, was appointed the Special Planning Authority.
Along with the NMIA, several other infrastructure projects—some operational and others proposed—are likely to have a major impact on how NAINA develops. These include the Atal Setu, Jawaharlal Nehru Port, Virar-Alibaug multimodal corridor, and Dedicated Freight Corridor.
Several projects are underway to ensure seamless connectivity and planned development. Here are some of the highlights, starting with the NMIA.
NAVI MUMBAI INTERNATIONAL AIRPORT
When fully commissioned, expected by 2036, NMIA will have four terminals. Three of these will have a capacity to handle 20 Million Passengers Per Annum (MPPA) each, and one of 30 MPPA for a total capacity of 90 MPPA. In addition, the airport will have an initial capacity to handle eight lakh tons of cargo initially, eventually rising to 30 lakh tons. It will have two parallel 3,700 runways capable of independent and simultaneous operation. Once fully operational, both the passenger and cargo handling capacities are comparable to some of the busiest airports in the world, like London Heathrow and Munich.
NMIA will be India’s first airport with a true multi-modal hub connected by the expressway, highways, two metro lines, suburban rail, high-speed rail and water taxis. In fact, NMIA would be the first airport in India to have water taxi services.
NMIA CONNECTIVITY PROJECTS
According to CIDCO officials, several projects are in the pipeline to provide better connectivity to NMIA from
When it comes to NAINA, successive Maharashtra governments have shown unusual prescience. As far back as 2013, the state government notified 20 km around the airport as NAINA to ensure development in a planned manner.
NMIA; concept image courtesy of CIDCO
Salient Features of the NMIA Project
DOUBLE THE CAPACITY FROM EXISTING AIRPORT
2 TAXI WAYS FOR EACH RUNWAY
AIRSIDE AUTOMATED PEOPLE MOVER (APM) SYSTEM TO CONNECT ALL FOUR PASSENGER TERMINALS AND LANDSLIDE APMS TO CONNECT THE ENTIRE LANDSLIDE OF AIRPORT
INDIA’S FIRST TRUE MULTIMODAL AVIATION HUB, CONNECTED BY EXPRESSWAY, HIGHWAYS, TWO METRO RAIL CORRIDORS, SUBURBAN RAIL, HIGH SPEED RAIL AND WATER TAXIS
1ST AIRPORT TO HAVE WATER TAXI SERVICES
INDIA’S GREENEST AIRPORT WITH POTENTIAL TO GENERATE 36MW OF SOLAR AND WIND ENERGY AND THE FIRST AIRPORT TO OFFER SUSTAINABLE AVIATION
FUEL (SAF) FOR AIRCRAFT OPERATIONS FROM DAY 1
108 AIRCRAFT REMOTE STANDS
11 CARGO AIRCRAFT STANDS
138 AIRCRAFT CONTACT STANDS
67 GENERAL AVIATION AIRCRAFT PARKING
Mumbai, Navi Mumbai, and Thane. Two projects with investments of ₹ 3,258 crore are already under construction. These include the Ulwe Coastal Road and Eastern and Western Entry Interchanges.
An ambitious Thane-NMIA Elevated Corridor is planned. This will start from the Patni ground in Thane and link to the Ulwe Coastal Road Project. The total length will be 25.23 km and an investment of ₹ 6,363 crore. It is proposed that the project will be carried out on a Public-Private Partnership basis using the Hybrid Annuity Model. The CIDCO Board has approved the Detailed Project Report (DPR), and the proposal awaits the final clearance from the Government of Maharashtra.
A passenger water transport terminal that will connect NMIA to Colaba is
being planned and the DPR is under preparation.
Also proposed is Metro Line 8 connecting NMIA to Chatrapati Shivaji Mumbai International Airport. This will be a 34-km-long metro line partially underground (9.7 km) and the rest elevated. This line will connect not just the two international airports but also connect to other Metro Lines such as Line 2B, Line 7A, Line 3, Line 4, Line 12, besides NMM Lines 1 and 2.
The total cost of the line is estimated to be ₹ 20,000 crore and the DPR is being prepared.
Other major transport projects in Navi Mumbai include the ₹ 2,099 crore Kharghar-Turbhe tunnel link road, and the 9.68 km Kharghar, Belapur, Nerul Coastal Road project costing ₹ 1,234 crore. While work on the former has already started, the latter is awaiting permission for cutting of some mangroves.
NAINA
NAINA is being developed under 12 Town Planning Schemes (TPS). This is a collaborative approach, which is a partnership between the planning authority and the landowners.
The basic concept of a Town Planning Scheme is pooling together all the land under different ownerships and redistributing it in a properly reconstituted form after deducting the land required for the open spaces, social infrastructure, services, housing for the economically weaker section and the road network. The process enables the local authority to develop land without fully acquiring it and gives it positive control over the design and the timing of the urban growth.
For NAINA, CIDCO is the planning authority. As an incentive to the landowners, they are entitled to plots which are equal to 40% the original plot size. These are fully developed plots with all public infrastructure and an FSI of 2.5. This allows the landowners the option to develop the land either by themselves,
in a joint venture with a developer or further pooling their plots with those owned by other landowners to develop a larger area.
In the TPS for NAINA, five per cent of the land is reserved for public amenities, another five per cent for housing for the economically weaker sections and 10% for open spaces. Forest land, ponds Gaothan lands and authorised construction is protected. If landowners have plots of land at different places, they are allotted a pooled area at one of the locations.
According to CIDCO TPS 1 and 2, admeasuring 213 hectares, have received final clearance from the state government. Land allotment for TPS 1 is already done, and is in process for TPS 2. The final plan for TPS 3, with an area of 434 hectares, has been submitted to the government and awaits final clearance. Preliminary plans for TPS 4, 5, 6 and 7 measuring 1,052 hectares have received interim approvals from the government and final plans are being prepared. For the other five TPSs spread over 2,495 hectares, the basic planning scheme has been approved, and preliminary plans are being prepared to be submitted to the government.
Since infrastructure development and provision of public amenities tends to result in appreciation in land value, typically, landowners have to pay a betterment charge of 50% of the appreciated value. However, for NAINA, to aid the process of development, in a major concession, CIDCO has slashed the betterment charges for land from 50% to 0.5%.
Infrastructure development for TPS 1 is nearing completion and CIDCO has already allotted tenders worth ₹ 3,113 crore for such works in TPSs 2-7. Overall CIDCO has earmarked ₹ 14,300 crore towards infrastructure development in the NAINA area.
With most legal challenges resolved, the most ambitious urban development project in the country is all set to be rolled out.
EVENTS
Building Bridges
In the space of just six months, CREDAI-MCHI hosted two Ease of Doing Redevelopment expos to bring together developers, experts and housing societies
In September 2024, CREDAI-MCHI organised a unique event—the firstever Redeveloping Mumbai: Ease of Doing Redevelopment (EODR) Exhibition. In a much-needed effort to simplify the processes involved, it brought together housing societies, developers, senior government officers and experts so that they could interact directly. The response was so strong that within six months, on April 12, 2025, MCHI hosted the second such event, EODR 2.0. More than 2,000 housing societies participated in the inaugural event, and a similar number were at the second one, thronging the
developers’ stalls and eagerly asking questions about their individual problems during the day-long knowledge sessions.
During the inaugural event, Ms. Valsa Nair, I.A.S., Additional Chief Secretary, Housing Department, had said: “Ease of redevelopment is a crucial initiative for Mumbai, and I am committed to simplifying processes further. Just as we reduced the number of approvals in other sectors, I believe we can streamline redevelopment procedures to benefit citizens. One key takeaway from today is the proposed portal for redevelopment,
which can bring transparency, speed, and inclusivity. With over 100 selfredevelopment projects already cleared, we are seeing significant progress, and we look forward to supporting this with a strong partnership between the government and stakeholders.”
Speaking at EODR 2.0, Mr Sanjeev Jaiswal, CEO, MHADA, pointed out that given the land scarcity in Mumbai, the only way forward was redevelopment.
“The Mumbai Metropolitan Region (MMR) has been deemed a Growth Hub under NITI Aayog, and in the next five years,
At the inaugural Ease of Doing Redevelopment Expo on September 28, 2024, (L-R): Mr TD Joseph, Business Head- Events, CREDAI-MCHI; Mr Shailesh Sanghvi, Chairman & Managing Director, Sanghvi S3 Group; Mr Dhaval Ajmera, Secretary, CREDAI-MCHI; Mr Domnic Romell, President, CREDAI-MCHI; Mr Sanjeev Jaiswal, I.A.S., Vice President & Chief Executive Officer, MHADA; Mr Gautam Chatterjee, Retd. I.A.S., Former Chairperson, MahaRERA; Mr Rajnikant Ajmera, Chairman and Managing Director, Ajmera Group; Mr Ravi Shankar Shinde, TMC Municipal Corporation; Mr Jitendra Mehta, Past President, CREDAI-MCHI Thane Unit; and Mr Raajesh Prajapati, Chairperson, PR & Communications, CREDAI-MCHI
three million, or 30 lakh affordable houses have to be constructed. It is very doable,” he said. Referring to 13,000 cessed buildings and 114 layouts with 2.5 lakh houses or chawls to be redeveloped, he noted that the government was actively promoting cluster redevelopment—a subject he had spoken about during the inaugural event as well when he had said: “The cluster approach is the key to successful redevelopment in Mumbai, moving beyond individual buildings to create better amenities, infrastructure, and living conditions. I’m pleased that for the first time, cluster layouts have been approved under 33(5) and 33(9).”
Mr Jaiswal also spoke of how the Maharashtra government was now promoting rental housing, and how this would be a big market in the future.
Cautioning against the “unnecessary rat race” in the redevelopment market, he urged societies to seek the best offer they could get and not compromise, but not to be swayed by those who made higher, but more unrealistic, offers. “The primary goal is to get the house you are entitled to free of cost within the stipulated time,” he said. Mr Jaiswal also pointed out that eligibility for redevelopment was all in “black-andwhite” and that FSI calculations could be easily done. “Project Management Consultants are very important, but in the process of guiding, don’t make them go on the wrong track,” he urged the society members.
Several speakers, in fact, pointed out that housing societies should not make unrealistic demands that would cause problems during the redevelopment process. Mr Boman Irani, President of CREDAI National and Chairman and Managing Director of the Rustomjee Group, spoke of how “there was a difference between the best offer and the highest offer”. Urging society members not to be driven purely by
“Understand your entitlements, such as the 35% fungible FSI, and make informed decisions with the right guidance. Let us move away from unrealistic expectations and outdated norms—redevelopment must work in the best interest of the residents.”
Domnic Romell, President, CREDAI-MCHI
numbers, he advised them to check other vital issues, such as the developer’s track record. Mr Irani also pointed out that redevelopment was a high-risk business, and that it was the developer who bore the brunt of its vagaries.
Domnic Romell, President, CREDAIMCHI, urged housing societies to treat redevelopment as a “matter of need, not greed.” He said: “In today’s RERA-regulated era, the demand for excessive bank guarantees is both outdated and unnecessary. All funds are strictly monitored via escrow accounts. Understand your entitlements, such as the 35% fungible FSI, and make informed decisions with the right guidance. Let us move away from unrealistic expectations and outdated norms—redevelopment must work in the best interest of the residents.”
While benefiting homeowners, projects needed to be viable for the developer too, he pointed out. He also reminded the societies that today, information was available “at the click of a button”. During the panel discussion later in the day, he urged societies to choose the “right PMC, lawyer and developer.” During this discussion, he also highlighted the importance of an Occupancy Certificate, describing it like an “Aadhar Card” for buildings—a document that indicated all compliances had been fulfilled.
Adv. Ameet Mehta pointed out that while there may have been problems of cheating earlier, today, in the age of RERA, the focus had shifted to quality
redevelopment. “The top 20 developers today are listed,” he remarked. “Most developers are very quality-conscious and systematic.” Adv. Mehta also detailed the entire redevelopment process and advised society members to check factors such as the cash flow and litigation history of the developer. “The highest is not necessarily the best offer, and the lowest is not necessarily the worst,” he said.
Both editions of the EODR saw tremendous response, offering a onestop destination for societies seeking transparency, expertise and trusted partners for their redevelopment journey.
Speaking of EODR 2.0. Mr Dhaval Ajmera, Secretary, CREDAI-MCHI said: “This edition is about simplifying redevelopment, removing confusion, and empowering society members with clear and actionable knowledge.”
Mr Nikunj Sanghavi, Treasurer and Convenor – Expo, CREDAI-MCHI added: “We designed EODR 2.0 to be a more dynamic, participative and solution-driven experience for society decision-makers.”
Speakers at EODR 2.0 included Nimish Ajmera, Director, Ajmera Realty & Infra Ltd., Manan Shah, Managing Director, MICL Group, Sanjay Mehrotra, National Head (Sales, Marketing & CRM ) at Larsen & Toubro Realty, Kunal Kuwadekar, Naren Kuwadekar and Associates, Principal Architects, Ar. Milind Changani - Partner, CY CORP and Chandrakant Undage - Dy Chief Engineer (DP) and OSD to Municipal Commissioner, BMC, among others.
BAI Meet on Redevelopment
GST, funding and other key themes had the centrestage at a seminar organised by Builders’ Association of India
Builders’ Association of India (BAI), Mumbai Centre (All India Association of Civil Engineering Construction Contractors and Builders) organised a seminar on ‘Self-Redevelopment, Redevelopment Projects, Laws, Management, Taxation, Funding . . .’ on May 24, 2025.
Mr Jaiprakash Bhatia, Chairman, BAI, laid down the foundation of the seminar. He emphasised that self-redevelopment is the future of Mumbai. He gave many reasons, which participants agreed with. He also said that BAI is gearing up to take the lead in this direction.
Mr Pradeep Kadu, President, District Consumer Disputes Redressal Commission, Additional Suburbs, Mumbai, spoke on the ‘Consumer Protection Act (CPA) and Disputes in Redevelopment, Self-redevelopment, and Co-operative Housing Societies.’ Speaking of the common redevelopment issues that have been raised under the CPA, he referred to problems such as
BAI Mumbai Centre and Dr Atul Ghusale, Deputy Commissioner of State Goods and Services Tax (GST), Andheri division
the builder delaying delivery of the redeveloped flat; non-compliance with promised amenities; unilateral changes to the layout and carpet area; failure to pay rent/ alternate accommodation; and lack of transparency or ambiguity in the agreement, and part Occupancy Certificates being provided. Referring to disputes in Cooperative Housing Society services, Mr Kadu spoke of conflicts related to
services, non-issuance or delays in issuance of statutory documents, disputes related to redevelopment, and refusal to transfer flats, among other things.
Mr Kadu referred to several cases, including those that he had adjudicated. In the case of Imperial Structures Ltd vs Anil Patni and Another (2020), he said that it confirmed buyers in redevelopment projects can still
maintenance
Speakers at a Builders’ Association of India seminar offered clarity on many issues impacting redevelopment in Mumbai
From left, CA Tarun Ghia, Chairman, Direct Taxes Committee, BAI and Chairman, Self-Redevelopment Projects, BAI, Mumbai; Mohinder Rizwani, General Secretary, BAI, All India; Pradeep Kadu, President, District Consumer Disputes Redressal Commission, Additional Suburbs, Mumbai, Jaiprakash Bhatia, Chairman,
approach consumer forums, even after the introduction of RERA.
Dr Atul Ghusale, Deputy Commissioner of State Goods and Services Tax (GST), Andheri division, spoke on ‘GST issues in Redevelopments, Self-redevelopments, in Civil Construction, in Infra Projects, etc.’ The topic of taxation, which is a sore point among developers, saw much animated discussion, as the developers pointed out they were subject to double taxation.
CA Tarun Ghia, Ex Central Council Member, ICAI; Chairman, Direct Taxes Committee, BAI and Chairman, SelfRedevelopment Projects, BAI, Mumbai, who was chairing the day’s proceedings, got a standing ovation. One of the points that he made, which resonated with the audience, was when he pointed out to Dr Ghusale that the flats given free of charge to tenants should be treated as a ‘construction service’, not a sale and taxed accordingly. He pointed out that while working out the plans for the free sale component, the developer had to factor in the cost of the apartments being given to existing residents. Mr Ghia also stated that when a redevelopment agreement is reached, the society only gives to the developer the right to redevelop. It is not a transaction of transfer of land or building; it is a transfer of development rights. “The building is, in fact, a liability,” he said.
Mr Ghia took the gathering through
the ever-evolving law on taxation of redevelopments starting from full taxation of the Developer Agreement (DA), to his successful pleading in a landmark judgement wherein the tax on DA was decided at Nil, changes effected by the Finance Act, 2017 by introduction of section 45(5A) w.r.t. registered DAs, changes effected by the Finance Act, 2023 w.r.t. nil cost assumption of some rights. He concluded by saying that a thoughtfully structured DA, keeping in mind all the relevant tax provisions and the meaning of the term income under the income tax law, can still keep the DA non-taxable. A vastly circulating and over-simplified theory of tax exemption by completion of the redevelopment project within 36 months is not relevant to the society redevelopments and does not have a generic base. The recent ITAT decision in favour of the assessee is not a good law, he said, adding that and in any case, the facts of the case were very bad, as the assessing officer had strangely treated the new flat in redevelopment as a purchase of a flat!
Later, Mr Ghia also spoke about ‘Redevelopment vs Self-redevelopment – Comparative Analysis with reference to Roles, Legal, Taxation, Stamp Duty, Funding, etc.’. Explaining the various processes involved, as well as the risks and advantages, he said that the Builders’ Association of India would play a leading role in self-redevelopment. The selfredevelopment projects have all the support of the Government in the State of Maharashtra, have better viability and have all income tax, GST, and stamp duty advantages, he remarked. Projects do not enter into self-redevelopment mode due to the misconception of so much responsibility upon the society and due to the absence of assured arrangement of funds, he said. Documentation in a selfredevelopment project has comparatively higher importance, Mr Ghia added.
Dilip Pendse, a retired officer of the Shamrao Vithal Bank, then spoke on funding avenues, including banks,
financial institutions, Non-Banking Financial Companies (NBFCs) and private equity, and offered a comparative analysis. He also said that while the sector faced multiple issues, including COVID-19 and demonetisation, the introduction of RERA had helped lenders have more faith in the industry.
Speaking of the critical factors that impacted credit ratings, he referred to the group complexity (the promoter’s individual projects, subsidiaries of partners or directors, partnership outside the Group and so on); the number of projects on hand; regulatory restrictions on cash flows owing to RERA obligations and debt servicing, among other things; and a comprehensive liquidity assessment. He advised developers that long-term liabilities should be used to bring in long-term assets, as an assetliability mismatch could lead to cash flow issues. “If you have to buy something long-term, say, a housing plot or land, it should be funded from the long-term liability. If we are utilising the short-term liability and buying a long-term asset, within that one year or 90 days, you have to pay that liability, though the long-term asset will only give returns maybe after five years. So in this five-year gap, the asset-liability mismatch starts appearing, and then to meet that, we will go on borrowing at a higher rate,” he explained.
“When one needs funds for a real estate project, it is for a minimum of three to five years,” he pointed out, adding that as the loan amount increased, the selection criteria would also go up. He also advised developers to expand their digital reach and connect to new-age consumers below the age of 45. “This is an area of concern,” he said, referring to the untapped potential for housing sales.
The seminar was scheduled for between 2 and 7 p.m. but went well beyond the appointed time as the complexities of redevelopment prompted much discussion, highlighting the need for further conversations of this kind.
CA TARUN GHIA
GAME-CHANGERS HAPPY HOME GROUP
NEW LANDMARKS AT GHATKOPAR (E) AND MATUNGA (CR)
Jade Gardens in Ghatkopar (East), from the Happy Home Group, is a prime example of a successful redevelopment project designed for modern needs. No wonder it has been recognised as the Times Group’s ‘Iconic Redevelopment Project of the Year’!
The Jade Gardens project at Ghatkopar (E) is situated right next to a one centrally layout garden
Ghatkopar (E.) has a new landmark—Jade Gardens, a complex of three luxurious 15-storeyed towers soaring over the skyline well delivered by renowned developers Happy Home Group. On Tuesday, April 29, 2025, Jade Gardens (Ghatkopar-E) was recognised as the Iconic Redevelopment Project of the Year at the Times Real Estate Conclave Awards 2024-25—with very good reason too. At the same event, the Lifetime Achievement Award also went to Dinesh Jivanlal Kuwadia, Founder Chairman, Happy Home Group, for his contribution of more than 45 years in the real estate industry, and as a pioneer in the redevelopment space.
The Jade Gardens (Ghatkopar - E) towers, ringed around a spacious Layout garden, have set several benchmarks. They were completed in just 36 months, and the 96 families who lived in the six buildings of (Ground+3) in the Friends Society MHADA Layout, occupied the space not so long ago. They have now been re-housed in their new 3 BHK 1030 sq. ft. homes double the size of their original residences. As a bonus, these homes are even air-conditioned and fully finished with interior specifications.
The ready towers feature grand lobbies with a security desk, a separate entry for goods and service staff, and wheelchair-friendly access. The apartments, with high-end finishes, are airy, well-ventilated 2, 2.5 and 3BHKS in various configurations; the 2BHKs, with two toilets, range from 713 to 786 and 845 RERA carpet area, while the 3 BHKS are at 1137 to 1227 sq.ft. RERA carpet area.
The gorgeous Jade Garden towers, designed by Architects Spacious Designs, offer the feel of a gated community, and has clubhouse facilities, split between the three buildings. Tower A features the Jade Club, which offers indoor games; Tower B boasts a well-equipped gymnasium and Spa/ Jacuzzi that is already operational. Tower C boasts the Jade Celebration air-conditioned banquet hall, complete with an attached party area designed to comply with all safety standards. Each tower also has three elevators, including one that can accommodate stretchers for medical emergencies and wheelchairs.
What makes this project unique is that everyone, including the rehoused members, can access all these facilities. Unlike many redevelopment projects, where existing residents are housed in a separate rehabilitation building, Happy Home has provided them with residences on the first eight floors of each tower, with the sale component located on the higher floors. The project was constructed under Section 33(5) for redevelopment of MHADA Societies.
PERFORMANCE OVER PROMISES
Happy Home was founded by Mr Dinesh Kuwadia, a civil engineer, in 1979 and is run by four families with Mr Kuwadia as the Founder and Mr. Naresh B. Chheda as Managing Director at the helm. “We are technocrats, engineers and MBAs,” says Umang Kuwadia, Dinesh Kuwadia’s son, who is a Civil Engineer, MBA and Jt. Managing Director, Happy Home. “Our Founder Chairman’s basic philosophy was to make affordable houses for people who migrated into Mumbai and came to places like Kandivali and Borivali, among others, in the Western suburbs.”
Umang adds, “Happy Homes used to make one and two-BHK homes in those times. From day one, the Founder’s approach was that the project
JADE GARDENS, GHATKOPAR (E): Living and Dining Room
JADE GARDENS BY HAPPY HOME
should have complete titles, that there should never be dealing with litigation or litigated properties, and the company should always create landmarks and stand out in their micro markets. He also ensured that when buildings were delivered, a handover ceremony would be held, to which the families of flat owners would also be invited. At this ceremony, everything would be given to them—the conveyance deed, dos and don’ts, contact details of service agencies, and everything else related to the project approvals of the building. As an engineer, his motto was that we should not only give a home, but all services, and that we should deliver happiness in every square foot delivered.”
PIONEERS IN REDEVELOPMENT
As a pioneer in the redevelopment space, the Happy Home redevelopment philosophy since its inception ensures that everyone is a winner; that landowners and housing societies benefit equally from the redevelopment process. “We have a win-win redevelopment strategy; there is no loser,” he explains. “When we go to the society or landowner, we ensure we both earn from it and have a relationship for a lifetime.”
Umang also says that they have constructed more than 40 projects, all with Occupancy Certificates (OCs), totalling approximately five million sq. ft. Most recently, on April 27, 2025, they received the OC for Jade Crest, their magnificent project at Wadala, and in May 2025, Happy Home announced
the delivery of another landmark, ‘Corner of Five’ near Five Gardens in Matunga–a brand new tower that took the place of the earlier residential building, Captain House. Introducing the projects, Jitesh Jain, Joint Managing Director, spoke of the “iconic elevation, heritage aesthetics blended with modern architecture, use of A+ quality material and timely handover.” The luxurious building, recreated in a timeless Art Deco aesthetic, offers the elegance of a Minimalist style. The structural grids and adaptive floor plates are also designed in a way that will allow for partition walls and exclusive and individual layouts on separate floors.
Before 1991, Happy Home did open land greenfield projects. Then, when the redevelopment policy was introduced, Happy Homes took a significant step forward into brownfield projects. “We were the first company to make a building with the complete OC—Sneh Samta at Matunga/ King’s Circle. The seven-storey building, reconstructed from the original three floors, was ready just two years after the redevelopment policy was implemented.
“Redevelopment policies have been refined since then,” Umang explains. “When we did Sneh Samta, the FSI was 2, which was not viable for redevelopment projects. In 1999, rules were modified to 2.5 FSI, and Happy Home was the first group to construct under this, with Kalp Vruksh in Matunga. Then, in 2011, the then municipal commissioner, Subodh Kumar
“Every project of ours has a complete title. Happy Home is time-bound and quality-bound. We believe that performance is the key. An acre of performance is worth the whole world of promises; one must under-promise and over-deliver”.
Dinesh J. Kuwadia, Founder Chairman, Happy Home
JADE GARDENS LOUNGE Artistic Impression
JADE GARDENS GYM
Actual Image
introduced 3 FSI and the concept of fungible FSI. Instead of flower beds and elevations being misused, they were willing to offer 35% more FSI at a premium. Happy Home’s Siddhachal project used 3 FSI and fungible FSI at a premium as per the state government’s new policy. So, Happy Home has been a part of the entire redevelopment journey from 2 FSI to 3 FSI.”
It is also engaged in one composite mix user redevelopment of four amalgamated plots at Matunga (CR) for delivering a landmark to be known as ‘Jade Avenue’ with both commercial and residential Towers.
Another important move was that Happy Home recognised the higher maintenance costs residents would incur for their
“Happy Home has moved into gated community developments as an amalgamation and cluster as well under 33(9), but with bigger plots than the small, single-building projects being redeveloped in Mumbai. We are also creating green buildings with highly sophisticated interiors”
Umang D. Kuwadia,
CORNER OF FIVE Matunga (CR)
JADE CREST Wadala (W)
redeveloped apartments. “We as developers initiated to give them a corpus fund, a hardship fund for future maintenance that could be put into a fixed deposit,” Umang explains. “The government liked this idea; MHADA liked it and today most policies are in place favouring tenants/ occupants for their future maintenance”
When the DCR 33(5) came in, Happy Home was selected “out of every tender and competition”, to develop the MHADA Society of MIG 3 Cooperative Society at MIG Club Bandra (E) in 2008. This consisted of 80 societies living in nine buildings, with a plot size of 5,133 sq metres. “We developed three towers called Jade Gardens BKC in record time. We were selected as the Best Developer for the fastest reconstruction in 2011 for the possession of Phase 1. Phase 2 was also completed in 2015-16, since the FSI released by MHADA came after two years because of some change in rules,” Umang explains. The new FSI rules allowed the building to be extended from 14 to 17 floors—Happy Home had already provided for this structural expansion. Residents also received a bumper bonus of Rs 70 lakh each, after they had moved into their new homes for their additional plot potential.
Jade Gardens at Bandra-Kurla Complex (BKC) also achieved another milestone—a ‘Platinum Rating Certification Award’ under the ‘Green Society Rating System’ from the ‘Indian Green Building Council (IGBC). It is the first society in India to achieve a platinum rating in the residential category with the highest credit points for its excellent sustainability features.
“Jade Gardens, BKC, is a role model. Even today, officials visit it to see how it was done. This society was acknowledged by MHADA authorities and the Delhi Development Authority, which visited the society to study it as a case study of a successful redevelopment project. Jade Gardens became a popular brand, with high-net-worth individuals (HNIs) and people from Fortune 500 companies as purchasers,” as informed by Umang.
“Between 2018 and 2022, we realised that single standalone buildings were not the way forward for the city because we are creating pencil-like structures and there were parking issues,” says Umang. “We started amalgamating plots by calling landlords. Jade Avenue at Matunga is one such example, to be delivered in 2025. This consists of four plots amalgamated into one plot for 120 mixed-use occupants—80 residential and 40 shop owners. It is located in a central area, just opposite the station, with branded stores nearby. “Happy Home has moved into a gated community developments as an amalgamation and cluster as well under 33(9), but with bigger plots than the small, single-building projects being redeveloped in Mumbai. We are also creating green buildings with highly sophisticated interiors,” says Umang Kuwadia.
The Jade Gardens project at Ghatkopar (E.) is part of their Jade series of buildings, which includes Jade Avenue, Jade Acharya, and Jade Solitaire, all in Matunga CR, to name a few. Jade means the green stone that is both sustainable and precious and that is the Happy Home Luxury Collection.
Play Area and Game Room
HAPPY HOME WINS TWO VERY SPECIAL AWARDS
THE TIMES REAL ESTATE CONCLAVE AND AWARDS 2024-25 HONOURED THE HAPPY HOME GROUP WITH THE ICONIC REDEVELOPMENT PROJECT OF THE YEAR AWARD FOR JADE GARDENS, GHATKOPAR (E), AND THE LIFETIME ACHIEVEMENT AWARD FOR FOUNDER CHAIRMAN, MR DINESH JIVANLAL KUWADIA
It was a double celebration for the Happy Home Group during the Times Real Estate Conclave and Awards 2024-25, conducted by The Times of India group at JW Marriott Juhu on April 29, 2025.
On this momentous occasion, The Times of India Group honoured the Happy Home Group twice. The first award was for Happy Home’s pathbreaking project, Jade Gardens, Ghatkopar East, which won the iconic Redevelopment Project of the Year Award. Umang Kuwadia, Joint Managing Director, Happy Home Group, received the award at the hands of the actor Mr Sonu Sood.
What made the evening even more special was that Mr Dinesh Jivanlal Kuwadia, Founder-Chairman of the
Happy Home Group, received the Lifetime Achievement Award for his “stellar contribution to the real estate industry”. Mr Sonu Sood presented this award as well.
Speaking of Mr Dinesh Kuwadia’s contribution to the real estate industry, The Times of India said: “He has created goodwill among buyers and societies in the western suburbs, Matunga, Dadar, BKC, Mulund and Ghatkopar, among others. With over 50 years of experience, he has led landmark housing and premium redevelopment projects, enriching over 5,000 families. His focus is on quality, legal compliance and creating a win-win scenario for all and thoughtful developments in the areas of Mumbai and Mumbai Metropolitan Region.”
The Times of India also highlighted the Jade Gardens, Ghatkopar East project, referring to the three towers of 15 storeys each as offering “well-planned spacious 2-3BHK residences with liberal floor-to-floor height amidst green surroundings.” The report spoke of the project being “endowed with world-class amenities”, including a clubhouse with a variety of indoor sports and gym, rooftop lounge, banquet hall and more”.
“The project also comes with excellent connectivity and rich social infrastructure in the neighbourhood,” it added.
The TOI further described the Happy Home Group as being “a technologically driven company focused on enriching lifestyles, with a focus on long-term durable concept.”
SUSTAINABLE CONSTRUCTION
Before they were redeveloped, the three Jade Gardens Towers at Ghatkopar (E.) comprised six buildings with 96 occupants on three adjacent land parcels. “It is a serene location,” Umang points out. “We were shortlisted and voted as the most favourite developer based on our offer, amenities and approach. Our motto is to have a win-win in every development. Now, three sub-societies have been created for Jade Gardens Towers: A, B and C, and they have formed a federation of societies for maintaining all amenities in a gated community.”
What also sets this 4,600-metre development apart is the fact that every home features high-end finishes—expansive StGobain UPVC high-performance windows that offer exceptional noise reduction and thermal insulation, as well as Grohe/ Jaquar and Toto fixtures, to name a few. Exterior treatments include acrylic texture treatment on aluminium formwork, waterproofing and finest interior finishes to all common areas, apart from the 250 apartments.
Happy Home’s commitment to sustainable development meant that they adhered to IGBC Gold standards, taking care to ensure water conservation, rainwater harvesting and the creation of green spaces with additional tree cover. Energy efficiency was also a key priority, with the installation of solar panels in common areas. Jade Gardens BKC also has a sewage treatment plant and an organic waste converter. Sustainable construction methods included the use of fly-ash in concrete and the use of auto-clave lightweight blocks for masonry, a high-tech firefighting system and 24/7 electronic CCTV surveillance with three-tier security systems with video door phones.
THE NEIGHBOURHOOD
Located in the vicinity of major residential and commercial hubs, Jade Gardens offers excellent connectivity. The Central Line, LBS Marg, and the Eastern Express Highway connect Ghatkopar to south Mumbai, Thane, and other eastern suburbs. The Eastern Express Highway, Ghatkopar-Mankhurd Link Road, and Kurla station (Harbour line) provide connectivity to Navi Mumbai. The Metro, Andheri-Kurla Road, and Santacruz Chembur Link Road (SCLR) connect it to the airport and the western suburbs.
Prominent educational institutions, such as Somaiya College Vidyavihar, Dominic Savio Vidyalaya, Ramniranjan Jhunjhunwala College, SVDD English High School, and Garodia International Centre for Learning, are located nearby. There are also retail spaces within a five-kilometre radius, such as Neelyog Square, R Odeon, and Phoenix Marketcity and R City. Dr LH Hiranandani and Godrej Memorial are some major hospitals in and around Ghatkopar. Key recreational spaces include Ghatkopar Jolly Gymkhana and Club Emerald.
The project, with the feel and amenities of a gated community, has been delivered to the members, with Tower A being handed over on this Gudi Padwa. Shefali Goshar, one of the
recipients with husband Ritesh, said: “Today we got the keys and possession of Tower A. I really want to thank you for this Happy Home, which is a jewel of Ghatkopar. Overall, a really good project and experience. We are really happy to be associated with Happy Home.”
“People must recognise that redevelopment is not all about developers’ profits and delayed or stalled projects,” Umang says. “There are some projects that give you a better lifestyle, beyond what was expected by end users”.
“After all, your branding is your customer, and if you don’t give the customer timely possession and quality assurance, people will be reluctant to give up their homes for redevelopment. Adding a personal touch with good intentions and creating a win-win for all is like creating long-term relationships and adds business growth,”…
Naresh B. Chheda, Managing Director, Happy Home
JADE CELEBRATION
The project, with the feel and amenities of a gated community, has been delivered to the tenants, with Tower A being handed over on this Gudi Padwa
JADE GARDENS LOBBY Actual Image
Actual Image
Actual Image
Managing Director Mr. Naresh B. Chheda adds: “After all, your branding is your customer, and if you don’t give the customer timely possession and quality assurance, people will be reluctant to give up their homes for redevelopment. Adding a personal touch with good intentions and creating win-win for all is like creating long-term relationships and adds business growth”.
As a responsible developer, Happy Home takes care to ensure the customers are indeed happy with their homes—not just for the luxury and lifestyle their projects provide but also for the transparency, timeliness and commitment that they bring to every project that they construct.
Jitesh Jain, Joint Managing Director, spoke of the “iconic elevation, heritage aesthetics blended with modern architecture, use of A+ quality material and timely handover.” The luxurious building, recreated in a timeless Art Deco aesthetic, offers the elegance of a Minimalist style and innovative designs and ample light ventilations with expansive decks attached to each living room
JITESH K. JAIN
Director,
JADE GARDENS, GHATKOPAR (E) SALIENT FEATURES
● Grand Air-conditioned lobby with a security desk, separate entry for goods and service staff and wheelchair-friendly entry
● Mechanical free car parking on the stilts and basements with driveway ramps
● Alternative Power backup for elevators and emergency lights.
● Three high-speed elevators (two passenger lifts and one service lift)
● Earthquake-resistant structure with RCC Mivan formwork.
● Professionally designed and useful services of the building: Rainwater harvesting; integrated network of CCTVs with recording and monitoring facility for security; DTH & Internet Backbone, and a professionally managed house-keeping team.
● Superlative, anti-skid and maintenance-free common area finishes.
● Fully equipped state-of-the-art gymnasium and Spa.
● Thoughtful Jade Club with Indoor games and amenities.
● Landscaped Terrace
● Heat and Soundproof windows with high performance glass.
● Thoughtfully designed flats with interior layouts and complete modular kitchens and well-appointed toilets.
● Orientation of the building in the appropriate direction to ensure excellent light and air quality and maximum cross-ventilation with three sides open.
Joint Managing
Happy Home
‘PURE GOLD!’
Even as the Jade Gardens project at Ghatkopar (E) was being handed over recently and Jade Gardens at BKC, delighted homeowners from earlier landmarks expressed their happiness, praising Happy Home’s transparent and trustworthy approach and appreciating the quality of the apartments they would own
DINESH VORA Proud
apartment owner Jade Gardens, Ghatkopar
The Best Investment
“For me, Happy Home means delivering homes with happiness. In early 2022, my friends and I shortlisted this project locations and developer when the old members were still staying in the building. When we came to know about their trust, commitment, reliability, and quality, we went ahead and booked these flats. We met them several times, and with each meeting we learned that they are ‘trustworthy’ people you can rely on; they are committed people, so we are absolutely satisfied. As laymen, we will always look at the price of the flat, but they are committed to delivery with quality. In short, this is the best of the best investments of my lifetime, and I will live happily here the rest of my life.”
“With great pride and happiness, I can say I have booked a 3BHK in Jade Gardens Tower A. When I searched at early stages, I found this location with a nearby green zone, a broad road where two trucks can easily pass each other, and especially with all the amenities—a clubhouse, gym, sound-proof windows, everything that people want today. Everywhere I go, people say—‘You have booked in Happy Home—you are very lucky!”
MILIND PHANSE Original Member and Society Secretary Modern Luxury, Everyday Convenience
“I have always dreamed of a home that combines modern luxury with everyday convenience, and Jade Gardens has delivered exactly that. The moment I walked into my new apartment, I knew it was the right choice. The premium fittings, the modular kitchen, no long waiting (period), no risk… It’s pure gold, just perfect. I can’t wait to make it mine!”
MAHESH NAIK Original Member and Society Secretary Transparency and Compliance
“ I have been working with the Happy Home team for the last two years, and the sample flat has turned out well. It was a very good effort by the whole team, not just for the sample flat, but for the normal flats as well. The amenities, finishing, and productivity show up in the sample flat, and we are satisfied—not just satisfied but happy; even the family members are feeling very nice with the sample flat. Secondly, with regard to the compliances, Happy Home has been very transparent. They have been following all the compliances and protocols and we feel very secure.”
“Happy Home ensured that the entire process was seamless, right from helping us in making the investment decision to putting in place the formal documentation and ensuring registration of documents on a timely basis. Happy Home truly believes in performance over promise with an approachable and professional manner, which helped in building a good relationship. The project also continues to reflect its green and clean initiatives.”
Dr Shashikant Mehta Family Physician, Resident of Siddhachal They Delivered All that they Promised
“I am a resident of Siddhachal, Matunga. I am glad that the Happy Home Group has delivered what it promised with OC and Quality Standards, showing their honesty and integrity. I wish the success in creating many more happy families like ours.”
GAME-CHANGERS SHREE KRISHNA GROUP
MAKING AN IMPACT
Over more than two decades, the Shree Krishna Group has played a transformational role in redeveloping Chembur, with multiple world-class projects that have been constructed in a technology-forward, timely and transparent manner. They have also made their presence felt in redevelopment projects in other locations such as Khar and Thane
259 PARK CREST KHAR
One of the most attractive and aspirational suburbs in the Mumbai Metropolitan Region is Chembur, a prominent location in central Mumbai. A few decades ago, it was known—quite unfairly— purely as an industrial belt, but Chembur had many graceful bungalows and a host of gorgeous gardens, with Diamond Garden being the best known of them all.
The serene winding streets are still lined with trees, and an elegant bungalow or two nestles among the high-rises, but in recent times, Chembur has seen a radical transformation—much of it owing to the Shree Krishna Group, which delivered its first project here, Piri Majestic at Sindhi Society, in 2004. Since then, it has constructed several more world-class towers in prominent locations in this suburb.
SKG’s projects in Chembur include Mount Resort at Deonar Farm Road, Krishna Niwas at 11th Road, Raja Rajeshwari at 17th Road, Udaya Bhavan at Shell Colony, Bella Vista at Central Avenue and Vijayshree at St Anthony’s Road, to name just a few. Currently, SKG has three projects under construction. Two of these, Estella at 12th Road, Chembur, and Suyog at D K Sandu Marg, were started in 2023, while Om Niwas at 11th Road, Chembur, began in 2024.
Most of these projects were completed within just two or three years and acquired Occupancy Certificates (OCs) soon after; an OC, as CREDAI-MCHI President Dominic Romell remarked at the second Ease of Doing Redevelopment expo, (see pg 128) is like an Aadhar Card for buildings—it indicates that all compliances have been met and that the building is safe to occupy.
Sundeep Jagasia, Managing Director, Shree Krishna Group (SKG), remarks: “Shree Krishna Group was founded in 2004 with a simple yet powerful vision—to build thoughtfully designed, high-quality homes that are accessible and delivered on time. Over the years, we’ve grown organically and sustainably, completing over 35 residential and commercial projects and delivering more than 25 lakh sq.ft. of real estate to over 5,000 happy customers.”
Shree Krishna Group has made its presence felt in locations such as the Thane district (with Shree Krishna Gokuldham at Dombivli and Shree Krishna and Shree Krishna Fantasy Tower at Mira Road, to name a couple of projects). In Khar West, their SKG 259 Park Crest is also a landmark. However, thanks to SKG, it is Chembur’s skyline has truly transformed.
“There
is a growing need to rejuvenate ageing infrastructure in a city like Mumbai, where land is scarce and demand for quality housing is high.”
Sundeep Jagasia Managing Director, Shree Krishna Group
SUNDEEP JAGASIA Managing Director, Shree Krishna Group
Speaking of the many advantages of this northern suburb, he adds: “Chembur has been at the heart of our growth story. We currently have multiple redevelopment projects in this vibrant suburb and across other parts of Mumbai as well.”
“Chembur’s strategic location—offering easy access to South Mumbai, Navi Mumbai and Bandra-Kurla Complex (BKC) business corridors—combined with robust infrastructure and a strong sense of community, makes it an ideal location for redevelopment,” he adds. “Over the past few decades, it has transformed from a quiet suburb to a highly sought-after residential hub with improved connectivity via the Eastern Freeway, Monorail, and Metro. For residents today, it offers a balance of peaceful living and urban convenience, making it one of the most promising pockets in the city.”
There is no doubt that Chembur is one of the best-connected locations in Mumbai; easily accessible by train on the Harbour Line for decades, it has now also become the hub of huge
infrastructure projects—the Mumbai Monorail, SantacruzChembur Link Road and Eastern Freeway, to name just a few. South Mumbai, once a close-to-two-hour journey by road, is now barely a 20-minute breezy ride away on the toll-free Eastern Freeway. The distance to BKC too has shrunk, thanks to the new BKC Connector.
While not all SKG projects are in the redevelopment space, Mr Jagasia notes that a significant portion of their recent portfolio includes redevelopment. “There is a growing need to rejuvenate ageing infrastructure in a city like Mumbai, where land is scarce and demand for quality housing is high,” he observes.
“Redevelopment is crucial for Mumbai’s evolution,” he observes. “With much of the city’s housing stock ageing and land availability limited, redevelopment offers a way to modernise infrastructure, improve safety, and optimise land use. Areas like Chembur, Ghatkopar, Dadar, and parts of the western suburbs are in particular need due to their ageing buildings and high
MOUNT RESORT
ESTELLA
population density. Redevelopment ensures that residents continue to live in safe, well-planned, and amenity-rich environments without having to leave their neighbourhoods.”
Mr Jagasia adds that SKG initially found the process quite complex, as they tried to understand changing regulatory frameworks and navigated society dynamics. With experience, a transparent approach, and a customer-first mindset, however, they built a strong foundation of trust and a proven track record of on-time delivery and quality construction in this segment.
While SKG, with its superior expertise, managed to surmount the various obstacles and successfully construct all the projects it had taken up, many other redevelopment projects in the city were stalled, leading to a slowdown that impacted the market for some years. Fortunately, the market has now regained momentum.
“Several factors contributed to the slowdown—regulatory uncertainty, funding challenges, and the pandemic’s impact on labour and materials,” Mr Jagasia observes. “Additionally, changes in the Development Control Regulations (DCR) and shifting Floor Space Index (FSI) rules had developers and societies in a wait-and-watch mode. However, with policy stabilisation, renewed demand for modern housing, and increased awareness among residents, the momentum is back. Today, societies are more informed, and developers like us are better equipped to deliver quickly and transparently.”
A vital factor in SKG’s success is the fact that they choose their sites carefully. “We look for redevelopment sites where there’s a genuine need for structural renewal, and where the resident community is aligned on the idea of progress,” Mr Jagasia explains. “Structural condition, location connectivity, development potential under prevailing regulations, and the openness of society members to engage transparently are key factors. Equally important is our ability to add real value for both existing residents and new buyers through thoughtful planning, amenities, and timely execution.”
The right site, however, is only the first step. For a redevelopment project to succeed, the task requires careful planning and a deep regard for the residents’ requirements. “We approach redevelopment with sensitivity, transparency, and structure,” Mr Jagasia observes. “Our process begins with building trust—understanding residents’ needs, addressing their concerns, and maintaining clear communication throughout. Challenges like divergent opinions within societies, regulatory approvals, and execution timelines are inevitable, but our experience and commitment to timely delivery have helped us navigate these efficiently. To reassure residents, we offer legally binding agreements, clear construction timelines, high-quality temporary accommodations when needed, and value-rich final deliverables. Ultimately, we believe residents must feel confident that their future homes will be better, safer, and more valuable than before.”
What also sets SKG apart is their unwavering commitment to delivering before schedule, ensuring clarity in all transactions, and going the extra mile to exceed customer expectations. “In a sector where delays and misinformation are unfortunately common, our focus on delivering superior quality homes backed by ethical practices has helped us stand out and win long-term customer loyalty. Our core values are trust, transparency, timeliness, and customer-centricity,” Mr Jagasia says. Sustainability is also a key factor in SKG’s projects, with environmentally responsible living combined with luxury and exclusive design.
SKG’s senior management takes care to ensure that these values are never compromised. Bhagwandas Patel, Director, SKG, who has led every project from conception to completion, is a civil engineer with over three decades of experience; he focuses on ensuring the smooth transition, timely construction and business processes. Narshi Patel, Director, SKG, and a law graduate with vast experience in navigating the complex policies and guidelines of the real estate sector, sees to it that every project adheres scrupulously to compliance norms and fulfils statutory requirements. The SKG team also emphasises customer satisfaction; under SKG Director Jhanvi Jagasia’s mentorship, the company has developed excellent Sales and Customer Relationship Management processes that differentiate the Group from the competition.
BHAGWANDAS PATEL Director, Shree Krishna Group
SKG’s meticulous project management includes detailed project timelines, regular progress reviews and practical problem-solving strategies. Working closely with reliable contractors and ensuring the use of top-quality materials makes all the difference in effectively managing both the schedule and quality. Advanced planning and continuous oversight help them mitigate potential issues before they impact the delivery date, making it possible to meet clients’ expectations without compromising quality. Mr Hari Subhramaniam of the project Shree Mumbadevi CHS Ltd in Chembur is one of the thousands of happy beneficiaries of this approach. “Our homes were delivered ahead of schedule, and the quality and design were exceptional,” he says.
For SKG, when planning, designing and delivering a project, the IMPACT matters—Innovative Thinking; Meticulous Planning; Perfect Execution; Adherence To Promises; Customer Centricity and Transparent Dealings—core values that define the fundamentals of the organisation.
“Innovation for us means not just using modern materials
or technologies, but innovating across the entire customer experience,” Mr Jagasia says. “From digitising project updates to providing seamless documentation and financial transparency, we aim to make the entire journey smoother for residents. We also integrate smart design principles, sustainable practices, and value-added amenities that elevate daily living. Our emphasis on customer delight often drives us to innovate beyond industry norms.”
In the years since SKG has developed and streamlined its approach to redevelopment, the government, too, has done much to ease the process, adding to the confidence levels of residents seeking redeveloped homes. “The government has taken several progressive steps, including easing FSI norms and introducing single-window clearances, which have helped,” Mr Jagasia remarks.
Given all the complexities involved, this is, however, an ongoing process, and certainly there is room for improvement. Mr Jagasia points out that these include streamlining approval processes, resolving legal ambiguities, and improving
PROJECTS BY SKG
Innovative Thinking
M
Meticulous Planning
P
Core Values that define the Fundamentals of the Organisation
C T
Transparent Dealings
Customer Centricity
A
Perfect Execution Adherence To Promises
“Challenges like divergent opinions within societies, regulatory approvals, and execution timelines are inevitable, but our experience and commitment to timely delivery have helped us navigate these efficiently.”
coordination among agencies. “We would welcome greater policy stability, time-bound approvals, and incentives for sustainable and inclusive redevelopment, which will make the process smoother for all stakeholders,” he says.
There is also another critical issue: redevelopment increases the population density in a locality, which in turn puts pressure on roads, water, sewage, and public services. “The challenge lies in the gap between municipal infrastructure upgrades and the pace of private development,” Mr Jagasia says, adding: “Coordination between public authorities and private developers is essential. Key priorities should include improving drainage, road width, parking solutions, and public utilities so that the benefits of redevelopment are holistic and sustainable.” As developers, SKG is keenly aware of these challenges and works to ensure that they are minimised.
Whatever the problems might be, for a city like Mumbai, redevelopment is the only way forward. “For residents, redevelopment brings a safer, more spacious, and better-
equipped home—often in the same location they’ve grown accustomed to,” Mr Jagasia declares. “They benefit from improved amenities, better security, modern layouts, and enhanced property value. Our advice to residents is to stay informed, engage with the process, and choose partners who prioritise their long-term well-being. With the right developer, redevelopment is not just a real estate transaction—it’s an upgrade to one’s lifestyle and future.”
While considering redevelopment, residents and society managers should start by getting a structural audit done to assess the condition of their building, he advises. “Once the need for redevelopment is clear, they should form a redevelopment committee, consult legal and technical advisors, and invite proposals from experienced developers.”
Transparency, due diligence, and consensus-building within the society are critical, Mr Jagasia remarks. “Choosing a developer with a proven track record, clear timelines, and financial transparency will go a long way in ensuring a successful redevelopment journey.”
WHAT SKG RESIDENTS SAY
Mr
Ashish Kulkarni
Resident of Amardham–Chembur
“The SKG team really understood what I was looking for and whatever was committed was delivered without any extra costs. Every detail within our home was thought through. The space was well utilised and the final building aesthetic is also superior. SKG goes beyond to deliver homes that are truly dream homes.”
Mr Jasmer Puri (Jt. Managing Director, DTSS)
Resident of Piri Majestic B–Chembur
THE SKG team makes a true effort to understand what its customer is looking for and then goes beyond to deliver homes that are truly dream homes, and most importantly, on schedule. From every small detail within the home, space utilisation and building aesthetic, SKG has delivered superior products to its customers. Truly a wonderful experience and a trustworthy organisation.
Mr Akshai Puri (Partner, 12th Street Entertainment)
Resident of Amrita Prive–Chembur
When I was looking to purchase my own home, I looked at multiple projects before closing with SKG. I chose SKG because of their superior design, quality product and history of before time delivery. I have been pleasantly surprised at the extensive care and focus that SKG and its team has delivered. They were always approachable and constantly in touch with me. The home they delivered was beyond my expectation.
Navigate the Challenges
ANUJ PURI Chairman ANAROCK Group
Redevelopment – An Imperative
There is no one universal approach to redevelopment due to the complexity of the Mumbai real estate market. The developer search procedure should be individualised, adaptable, transparent, and compliant with the redevelopment guidelines, says Anuj Puri
Residents of Mumbai’s ageing and frequently crumbling housing societies are unable to leave due to increasing prices and a lack of available space. Redevelopment is therefore an important concept in the financial capital.
Numerous older housing societies in Mumbai are displaying clear indications of neglect. There are obvious safety and security concerns, as well as a complete lack of modern conveniences. Redevelopment is a practical, long-term optionand frequently the only one.
However, even though many developers sell housing societies the hope of redevelopment, there have been a number of instances when this dream has instead become a nightmare. In the past, many developers did not deliver on their promises.
When a redevelopment project goes awry, it can have severe effects on all parties involved, and the managing committee of the housing society is almost always made the fall guy. Prevention in redevelopment is unquestionably preferable to treatment.
By following the right procedures when choosing a developer to partner with, a failed redevelopment can be prevented. It is crucial to include all 27 of the standard clauses that protect the
society and its members in the development agreement once the developer has been decided upon. This can significantly reduce the likelihood of disagreements in the future.
Legal action against the developer would be the solution to a poorly executed redevelopment. A redevelopment project must, however, be finished within two years, a deadline that, in extraordinary circumstances, can be extended to three years. This is a non-viable path and frequently not an option at all because legal action against the developer could take several years.
Who Is the Appropriate ‘Re-Developer’?
A developer should be chosen after taking both cost and quality factors into account. The majority of societies simply pay attention to quantitative financial terms, such as:
● The place on the carpet provided for each society member
● The offered corpus amount
● The FSI ingested
● Alternative arrangements
● Penalties for shifting charges specification
The developer’s experience and track record are among the qualitative factors that are overlooked by such a narrow focus. The developer’s track record in building, marketing, and law must be thoroughly investigated.
By following the right procedures when choosing a developer to partner with, a failed redevelopment can be prevented. It is crucial to include all 27 of the standard clauses that protect the society and its members in the development agreement once the developer has been decided upon
Some of the inquiries that must be made are:
● Has the developer established a solid brand?
● Can the developer’s component of the redevelopment plan match the quality and brand of the rest?
● Is the developer a notorious offender or does he have a spotless record in regards to matters like title?
● What are the developer’s systems, organisation, and strategy?
● Does he have effective internal marketing and construction teams for execution?
● Has he a history of time and expense overruns?
● What degree of implementation expertise does he possess?
● How connected is he, and how good is he at getting the required permissions in a timely manner?
● Is he familiar with and at ease with the surrounding area? He might have to deal with the unforeseen difficulties that are always a possibility in rebuilding projects.
● What are the developer’s capacities for obtaining debt and equity financing?
● Does he follow a clear, dependable financial accounting policy? What are his current financial options and habits?
A minimum of two or three previous societies where the developer has built and delivered projects should be checked out by the society. If he approaches the development agreement like a contract rather than a piece of paper, if he
produces sound structures with adequate infrastructure and finishes, and whether he keeps the commitments stated in the agreement regarding quality and timeliness must all be determined. A developer with strong credentials would not only be able to charge more than the competition for their services but would also have simple access to affordable finance.
The Look
There is no one, universal approach to redevelopment due to the complexity of the Mumbai real estate market. Therefore, selecting a “re-developer” is not a one-size-fits-all proposition. The developer search procedure should be individualised, adaptable, transparent, and compliant with the redevelopment guidelines. Additionally, it should be fair, time-limited, and advisory-driven in order to encourage interest among potential top developers and ensure that the final choice maximises benefits to society.
Potential developers’ commercial offerings should be motivated by competitiveness rather than price. All relevant developers need to be made aware of the issue, and the society needs to communicate with them using a single, consistent message. The society should enlist professional assistance to evaluate the potential developers. Another significant source is wordof-mouth recommendations from other societies that have recently and successfully undergone reconstruction.
Anuj Puri is Chairman – ANAROCK Group (https:/www.anarock.com)
AR. MANASI BHIDE
Urban Designer with Studio VoID
DCPR 2034 Decoded
Ar. Manasi Bhide unpacks the redevelopment regulations in the Development Control and Promotion Regulations of the Municipal Corporation of Greater Mumbai
Mumbai initially comprised only of the island city but gradually expanded northwards towards the suburbs.
The BMC city limits now include the island city and the suburbs, which extend to Dahisar, Mulund And Trombay. In this densely built city, many buildings are over 40 to 50 years old. A considerable area of Mumbai is also covered by dense slums, which lack proper infrastructure and hygienic living conditions. These factors pose a challenge to cater to the everincreasing population needs and upgrading infrastructure for the city. Moreover, the high population density and limited land availability results in high real estate pressure.
In this context, ‘redevelopment’ has emerged as a key planning tool to optimise land use, increase housing stock, and improve urban infrastructure without expanding the city’s footprint. Under the Maharashtra Regional and Town Planning Act, 1966 (MR&TP Act, 1966), regulations for redevelopment were formally introduced in the BMC’s Development Control & Promotion Regulation of 1991 and later revised in the DCPR 2034. These regulations introduced incentives for redevelopment like higher Floor Space Index (FSI), rehabilitation area entitlement, development rights, and so on. They are applicable to cessed buildings, MHADA buildings, slums and other old, dilapidated or dangerous structures. Redevelopment has significantly shaped Mumbai’s skyline. A city once dominated by textile mills, low-rise
The most widely used regulations include 33(5) for buildings in MHADA layouts, 33(7) for cessed buildings in the island city, 33(9) for cluster redevelopment, and 33(10) for slum redevelopment. These regulations have become integral to Mumbai’s urban renewal strategy to balance development and resident’s rights
buildings, and modest infrastructure, it gradually saw a shift in development in the last 20-30 years.
Redevelopment basically means rebuilding old, dilapidated or defunct buildings to upgrade them with better quality structures with new infrastructure and amenities. Most older buildings in the city are not structurally stable, have poor infrastructure or have not consumed full FSI as per current regulations. Redeveloping these structures allows the occupants structurally safe spaces with improved infrastructure, often with higher FSI and added compensatory area depending on the regulation
under which redevelopment is carried out. Due to the higher FSI, developers can generate saleable components, making the project financially viable for them. The regulations also make provisions to provide space for public amenities or open spaces to cater to the neighbourhood.
In any redevelopment scheme, key stakeholders include the existing residents/ society members of the building who are entitled for redevelopment, landowners ((Maharashtra Housing and Area Development Authority—MHADA—in case of cessed/ MHADA buildings), any developer willing to undertake the project, and even the planning authority (here, the BMC) which grants the development permission for the project. Legal advisors, architects, and other industry experts may also be taken on board to support the project execution. The redevelopment can be initiated either by the existing residents or landowners.
The DCPR 2034 recognises the need for different approaches for the redevelopment of diverse urban fabric and different types of buildings in the city. Under Regulation 33, it lays out the guidelines and framework to undertake redevelopment for
specific areas and buildings. The most widely used regulations among these include the 33(5) for building in MHADA layouts, 33(7) for cessed buildings in island city, 33(9) for cluster redevelopment, and 33(10) for slum redevelopment. These regulations have become integral to Mumbai’s urban renewal strategy to balance development and resident’s rights.
The use of FSI is the key in formulation of these regulations. FSI controls how much you can build on a piece of land. Redevelopment regulations offer higher FSI, almost double than regular construction projects, making them attractive for the builder. The higher FSI is given to ensure that the existing residents get the minimum carpet area as set by the government, while the remaining built-up area can be sold by the builder in the open market. Additional incentive FSI based on the project and fungible FSI up to 35% over and above permissible FSI (added in DCPR 2034) allowed on the payment of premium, can also be availed by the builder for additional built-up area.
These regulations impose strict norms for the rehabilitation
component in order to safeguard the rights of the existing residents. It is termed as ’rehabilitation area entitlement’. Based on the plot size and type of redevelopment, the residents may also be entitled to additional compensatory carpet area. The DCPR also mandates irrevocable written consent of residents, from 51% to 70%, depending on the type of redevelopment.
To address the need of more public infrastructure in the redeveloped areas due to increased population density, the DCPR levies a development cess, in addition to development charges and premium for additional FSI, which is to be paid to the authority. This amount is earmarked for upgrading public infrastructure such as roads, drainage, water supply, and open spaces in the redeveloped neighborhood to make the urban renewal schemes more sustainable.
A provision of corpus fund is also added, which is to be handed over to the new housing society by the developer and shall be utilised for maintenance of the new buildings for up to 10 years.
Regulation 33(5)
MHADA has built many housing schemes in Mumbai to provide affordable housing to the low-income and middleincome groups. Over the years, these structures have become structurally unsound or in a state of despair. DCP Regulation 33(5) allows these schemes to be redeveloped by MHADA or by the housing societies by giving them higher FSI up to 3.0, or even 4.0 in some areas if the plot size is more than 4000 sqm and adjacent road is minimum 18.0m or more. The existing residents are entitled to a minimum carpet area with an additional entitlement area based on the size of the plot, thus safeguarding their interest in the project. The additional incentive FSI allows the developer to get more built-up area as a saleable component making the project financially feasible. It is important to note that if the housing society/ developer is undertaking the redevelopment themselves, written consent of at least 51% of existing residents is required to take the project forward.
Regulation 33(7)
Similarly, regulation 33(7) considers cessed buildings (existing prior to 31/09/1969) in island city or old buildings belonging to the Corporation. These buildings occupy a significant chunk in Mumbai’s housing stock, accommodating many families where most of them live as tenants. These structurally vulnerable buildings can be redeveloped by the landlords or co-operative housing societies under 33(7) with higher FSI upto 3.0 and additional area entitlements based on the need of the rehabilitation area and incentives availed by the builder. The regulation states that each tenant is entitled from a minimum of 27.88 sqm. to maximum 120 sqm. carpet area in the new building. Like the 33(5), written consent of at least 51% of existing residents is mandatory. The 33(7) is further categorised into two parts- 33(7)(A) for dilapidated/ unsafe building in the suburbs and extended suburbs and existing authorised non-cessed tenant occupied buildings in Mumbai City and 33(7)(B) for existing residential housing societies excluding cessed buildings. Each section has a specific framework with respect to who can undertake the redevelopment, additional FSI and other incentives.
Regulation 33(9)
Redevelopment of individual buildings and housing societies in congested neighbourhoods poses challenges like small plot sizes, narrow approach roads and difficulty in accommodating amenities and infrastructure. Such standalone developments
Provisions in the DCPR of Greater Mumbai for green-field and
brown-field development of affordable housing
Green-field development
Regulation 15 Inclusive housing
Regulation 33(8) Construction of Affordable Housing in Special Development Zone II (SDZ II)
Brown-field development
Regulation 33(5) Development/redevelopment of housing schemes of MHADA layouts in Mumbai
Regulation 33(7) Reconstruction or redevelopment of cessed buildings in the Island City by Co-operative Housing Societies or of old buildings belonging to the Corporation
Regulation 33(7)(A) Reconstruction or redevelopment of dilapidated/unsafe existing authorised tenant occupied buildings in Suburbs and extended Suburbs and existing authorised non-cessed tenant occupied buildings in Mumbai City
Regulation 33(7)(B) Additional FSI for Redevelopment of existing residential housing societies excluding cessed buildings
Regulation 33(9) Reconstruction of redevelopment of cluster(s) of buildings under Cluster Development Schemes (CDS)
Regulation 33(9)(A) Regulations for Dharavi Notified Area (DNA)
Regulation 33 (9) B Reconstruction or redevelopment of a cluster of BDD chawls at Naigaon, Worli, N.M. Joshi Marg and Shivdi under Urban Renewal Scheme(s)
Regulation 33(10) Redevelopment for Rehabilitation of Slum Dwellers
Regulation 33(10)(A) Slum Rehabilitation Scheme within Dharavi Notified Area (DNA) for Dharavi Redevelopment Project (DRP)
Regulation 33(15) Development of land earmarked for the MHADA/ Mill Workers Housing under Regulation No 35
Regulation 33(16) Reconstruction/Redevelopment in Gaothan/ Koliwada/ Adivasipada area
Regulation 35 Development or Redevelopment of Lands of Cotton Textile Mills
do not lead to holistic urban renewal. For a strategic urban renewal of such dense areas, Regulation 33(9) facilitates cluster redevelopment (earlier urban renewal scheme). As the name suggests, a group or cluster of plots of minimum total 4000 sqm can be merged and redeveloped as a single plot. This helps to facilitate better planning, open spaces, setbacks and road widths in the layout. FSI up to 4.0 is allowed with added incentives like additional compensatory area and fungible FSI upto 35%. Such schemes are envisioned to not only rehouse the residents but carry out a holistic and sustainable urban renewal. However, obtaining consent of at least 70% of eligible residents, legal
Source: Maharashtra State Housing Policy 2025
disputes on individual plots remain key hurdles to implementing this scheme. The regulations include BDD chawls in Naigaon, Worli and even the Dharavi Redevelopment Project.
Regulation 33(10)
The most impactful regulation for redevelopment is the 33(10) for slum rehabilitation. Slums house nearly 40% of Mumbai’s population on nearly 10% of the city’s land. This regulation aims to house the slum dwellers in formal housing by providing them with free new buildings. Slums before 01.01.2000 are eligible for this redevelopment. With basic FSI of 3.0 and other benefits
The redevelopment regulations provide a structured framework to renew the aging and unsafe housing. When properly implemented, redevelopment projects can be transformative not only on an individual but also community level
like incentive FSI and fungible FSI, builders are able to generate high enough built-up area for rehabilitation as well as sale in the open market. Identifying eligible beneficiaries requires comprehensive surveys by the developer. Here, the Slum Redevelopment Authority also plays a pivotal role in initiating and approving of projects. Much like cluster redevelopment, this regulation allows for an area-based development ensuring comprehensive planning.
The redevelopment regulations provide a structured framework to renew the ageing and unsafe housing. When properly implemented, redevelopment projects can be transformative not only on an individual but also community level. However, implementation of these projects poses numerous challenges. Obtaining the required consent can be time-consuming due to internal disputes or misinformation. The financial viability of the project also largely depends on the market trends and time required for the approval process. Handling legal issues of property disputes, development rights may also affect the project. Managing the temporary accommodation of residents
during the construction is also a crucial stage. Delays in the project completion can lead to unrest, rift between residents and builders or even breakdown of the project.
While the regulations are intended for the purpose of providing better quality of life for residents, they are often criticised for being too builder-friendly, sidelining the actual need of the community at large, and leading to gentrification, particularly in slum rehabilitation. Moreover, the carrying capacity of the area gets severely affected due to the inconsistency of rate at which population density rises and the lack of proportionate upgradation of public infrastructure.
Despite this, redevelopment regulations remain a critical instrument for Mumbai’s upgradation. They address the problem of urban renewal in a dense city through context-specific strategies. Community participation, transparent governance, and genuine political will can shape these regulations to overcome any loopholes and act as a tool for sustainable and integral urban renewal.
Ar. Manasi Bhide is an Urban Designer with Studio VoID. She has worked as an Urban Designer in MCGM and was involved with the formation of the Mumbai Parking Authority. Contact her on manasibhide.ud@gmail.com
CA RAMESH PRABHU Chairman, Maharashtra Societies Welfare Association (MSWA)
Make an Informed Decision
Should cooperative housing societies go in for self-redevelopment or opt for developer-led projects? CA Ramesh Prabhu offers a comprehensive comparison of the pros and cons of both
Mumbai is home to thousands of cooperative housing societies, many of which occupy buildings that are decades old. Over time, these structures become dilapidated, prompting the need for redevelopment—essentially tearing down the old building and constructing a new one in its place. Redevelopment can greatly benefit residents by providing a safer, modern building with improved amenities and larger apartments. In Mumbai, redevelopment projects are usually carried out in one of two ways: a developer-led redevelopment or a self-redevelopment managed by the society itself. Each method has distinct processes, advantages, and challenges. This article explores both approaches in detail— covering their pros and cons, step-by-step processes, financial and tax implications, documentation requirements, relevant Mumbai regulations (DCPR 2034), and risk mitigation strategies. We also consider the perspectives of key stakeholders—society members, legal professionals, and developers—to provide a comprehensive understanding of residential society redevelopment in Mumbai.
Developer-Led Redevelopment
In a developer-led redevelopment, the housing society partners with a professional real estate developer who undertakes the reconstruction project. The society typically signs a Development Agreement granting the developer rights to redevelop the property. The developer finances and executes the construction, in exchange for a portion of the new building (free-sale flats which the developer can sell on the market). Society members are rehoused in the new building, usually at no direct cost to them, and often receive additional benefits as part of the deal.
ADVANTAGES OF DEVELOPER-LED REDEVELOPMENT
No Upfront Cost to Members Perhaps the biggest advantage is that society members do not need to pool in money. The developer covers the construction cost, as well as arranges for temporary accommodation or rent for members during the construction period. This makes redevelopment financially feasible for societies that lack funds.
Professional Expertise Developers are experienced in handling construction and approvals. They bring in an established project team (architects, engineers, contractors) and manage the myriad
approvals from municipal authorities. This can result in faster completion if the developer is reputable and efficient.
Member
Benefits in Kind In return for development rights, developers typically offer each existing member a new flat in the reconstructed building, often larger (additional carpet area) than their old flat, along with modern amenities. They may also offer a corpus fund (one-time monetary compensation) to the society or members, and bear the cost of temporary housing or monthly rent until the new building is ready All these benefits come at no monetary cost to the members.
Risk Transfer Much of the execution risk (construction risk, funding risk, market risk of selling new units) is transferred to the developer. If the project faces cost overruns or delays, the developer bears those risks contractually, and the society is shielded to some extent by the agreement and possible guarantees.
DISADVANTAGES OF DEVELOPER-LED REDEVELOPMENT
Loss of Profit Potential In this model, the developer retains the profit from selling additional flats built using the society’s property potential. Any surplus FSI (Floor Space Index) or development potential of the plot is monetised by the builder. Society members only get a fixed upgrade (extra area or corpus) while the builder “pockets the entire gains from the saleable area”. In contrast, in self-redevelopment, the society could have retained those profits (discussed later).
Limited
Control Once the development agreement and a power of attorney are executed, the society cedes significant control to the developer over the project. Decisions on design, flat layout, materials, and amenities are largely made by the developer, with a view to attracting buyers; this may not always align with existing members’ preferences. Society members have less say compared to self-redevelopment. Also, the
developer will choose the new purchasers for the extra flats, meaning the society cannot vet who becomes the new member (unlike in self-redevelopment, where the society can reserve the choice of new members)
Risk of Delay or Default A major concern is the risk of the developer failing to deliver as promised. There have been cases where builders made “tall promises only to renege on them, leaving homeowners stranded”. If the developer runs into financial trouble or delays the project, members can be stuck without their homes for years. Developer default is a serious risk—members might have to pursue legal remedies or find another developer to complete the project if things go wrong.
Smaller Area Increase Typically, developers offer a modest increase in space (often on the order of 15-20% additional carpet area for each member) They need to maximise saleable units, so the free area given to existing members is kept limited. This is usually less generous than what might be achievable if the society did the project itself (where 40-50% or more extra area could be possible).
Quality and Transparency Issues The society relies on the developer’s assurances for construction quality and timely completion. Without proper safeguards, the developer might cut corners to save costs, affecting build quality. Transparency in project finances can also be an issue—members have to trust that the developer is honestly reporting project costs and sales. Misalignment of incentives can occur since the developer’s goal is profit, which might conflict at times with the society’s best interest (for example, a developer might be tempted to delay handover to push sales of their share of flats first). These issues can be mitigated by legal safeguards and supervision, but they remain a concern.
RISKS AND MITIGATION STRATEGIES (DEVELOPER-LED)
While a developer-led approach leverages the expertise of a builder, it is not without risks. Key risks and how to mitigate them include:
Project Delays / Non-Completion As noted, a risk is that the developer does not complete the project on time or abandons it.
Much of the execution risk (construction risk, funding risk, market risk of selling new units) is transferred to the developer. If the project faces cost overruns or delays, the developer bears those risks contractually
To mitigate this, the society must choose a reputable developer with a solid track record and financial stability. Thorough due diligence on the developer’s past projects is essential. Moreover, the Development Agreement should include strict timelines and penalty clauses for delays. A hefty performance Bank Guarantee or escrow mechanism (holding a portion of sale proceeds until completion) provides financial recourse to the society. Under RERA, developers face penalties and can even have their project taken over by authorities if they default badly, which adds some protection for societies as well.
Member Inconvenience in Transition If the project runs late, members might run out of temporary accommodation or the agreed rent might no longer suffice. Mitigation: the agreement should ensure the developer pays monthly rent until possession regardless of delays and perhaps include a rent escalation clause if projects go beyond a certain period. The society should also insist that the developer pay one-time shifting charges to each member to cover the cost of moving out and back in. Regular communication between the developer and members can help manage expectations during the interim period.
Quality Shortfall The finished product might not meet promised specifications or quality. Mitigation: Include detailed specifications in the contract (for materials, brands, amenities) and have the society’s appointed architect/PMC regularly inspect the construction. The contract can stipulate that an independent technical auditor will certify structural quality. Holding a small portion of the developer’s payment (or part of the sale proceeds) in escrow until a period after completion can ensure defects are rectified.
Legal/Compliance Risks E.g., if the developer fails to obtain some clearance or if there are legal disputes (land title issues, etc.), the project can stall. To mitigate this, ensure the society has a clear title (conveyance deed) before entering redevelopment, and rely on experienced legal counsel to draft the agreement protecting the society’s interests. The developer should be responsible for all approvals and dealing with any legal challenges arising from the redevelopment. The society’s lawyer should verify that the development plan complies with relevant DCPR rules and that all necessary approvals (environmental, fire NOC, etc.) are obtained in a timely manner.
Taxation Surprises Sometimes members are concerned if any of the benefits they receive (like a corpus fund or extra area) might attract taxes (discussed in the next subsection). To mitigate issues, the society should consult a tax advisor at the agreement stage. For instance, ensure that any corpus fund is structured in a way that is legally defensible as a capital receipt (so it doesn’t become taxable income in the hands of members). Recent legal precedents have been favourable on this front, as we will see. Proper tax compliance (such as the developer deducting TDS under Section 194-IC on monetary consideration paid to members, if applicable) should be planned for during documentation
By proactively addressing these points—choosing the right developer, robust contracting, and expert guidance—a society can significantly reduce the risks in a developer-led redevelopment and ensure a successful project.
Self-Redevelopment
Self-redevelopment is when the housing society itself takes on the role of the developer. Instead of giving the project to a builder for free, the society members collectively undertake the redevelopment—they arrange financing, hire contractors/ architects, and rebuild the property on their own terms. Essentially, the society becomes the promoter of the project. This approach has gained popularity in Mumbai as societies seek to “keep builders out of the equation” and retain full control and profit of the redevelopment. Self-redevelopment is empowered by government support in recent years, through easier loans and regulatory incentives, making it an attractive alternative.
ADVANTAGES OF SELF-REDEVELOPMENT
Retention of Profits (Members as Developers) The primary advantage is that all surplus from the project accrues to the society and its members, rather than a private developer. After providing new flats to all existing members, any additional flats (built using the extra FSI potential) are sold by the society. The revenue from these sales (after repaying loans) can be distributed to members or kept as a corpus for the society’s future needs. “Society members reap the benefits of the unused potential of the property rather than the builder” in selfredevelopment. In practical terms, this can be crores of rupees worth of property value. Each member effectively gets a share of that profit which a developer would otherwise have taken.
Larger Apartments and Better Amenities Since the profit motive is removed, societies can choose to grant more area and facilities to themselves. In fact, successful selfredevelopment projects have given members 40-60% more carpet area in their new flats (versus the ~15-20% a builder might have offered) An Economic Times study noted members can expect up to 50% more area under self-redevelopment . Amenities and common areas can be tailored to what members actually want (e.g. practical, low-maintenance amenities) rather than what’s merely marketable The society can also decide not to overcrowd the plot—they might choose to build fewer, larger flats for sale or retain some open space, according to members’ wishes, since they are not pressured by an external developer to maximise profit.
Greater Control and Transparency The society remains in the driver’s seat throughout. All key decisions—selection of architects, contractors, design of the building, project timelines—are made by the society (typically through a committee) in a transparent manner. Because the process is overseen by the members themselves, there is a higher degree of trust and visibility into how the project is progressing and
how funds are being used. Members don’t have to simply trust a third party; they have direct oversight. Also, all property rights remain with the society—there’s no need to sign away Power of Attorney to a developer This ensures the land title is never out of the society’s control, providing security.
Choice
of Project Partners The society can hand-pick a Project Management Consultant (PMC), architect, and contractor that align with their vision. These professionals work for the society (paid a fee) rather than for a developer. Because the society is the client, these partners are directly accountable to the members. If any partner underperforms, the society can replace them (subject to contractual terms), something much harder to do with a developer under a fixed agreement.
Government Incentives Recognising the potential of selfredevelopment, the Maharashtra government has rolled out incentives. These include easier approval processes (a proposed single-window clearance system for all permissions) and financial schemes like subsidised loans. For instance, a Government Resolution in 2019 proposed a single-window cell to speed up clearances for societies opting self-redevelopment, and a subsidised loan interest rate around 4% was mooted. Also, government agencies like MHADA and Mumbai District Co-operative Bank have been made nodal for assisting such
projects Additionally, as noted earlier, DCPR 33(7)(B) specifically provides extra FSI for societies (applicable whether or not a developer is involved). This directly benefits societies doing self-redevelopment by increasing their saleable area and hence project revenue. All these measures improve the viability of selfredevelopment.
Community Cohesion and Satisfaction
While harder to quantify, many societies report that working together on self-redevelopment builds a strong sense of community and empowerment among members. The members are stakeholders in a common enterprise and this can improve cooperation. In the end, living in a building that they essentially “built themselves”—with greater space and comfort—can be deeply satisfying. The society also has the freedom to choose who buys the extra flats and becomes part of their community, allowing them to maintain a harmonious membership.
DISADVANTAGES AND CHALLENGES OF SELFREDEVELOPMENT
Management Burden Undertaking redevelopment is a complex, multi-disciplinary project. In self-redevelopment, the society shoulders this responsibility. Most managing committees are composed of volunteers who may not have real estate project management experience. Coordinating architects,
While no individual member mortgages their personal flat (the loan is usually taken against the society’s property as a whole, so individual members’ assets aren’t directly encumbered) a failed project could still leave the society in financial ruin. This is a significant risk
engineers, contractors, and navigating the bureaucracy for approvals can be overwhelming. There is no professional developer buffer—the society must become the project manager. This can consume a lot of time and effort on the part of committee members and can lead to internal stress if not everyone pulls their weight.
Financial Risk In self-redevelopment, the society typically raises a construction loan (or uses reserve funds) to finance the build. This means the society (and indirectly the members) bear the financial risk of the project. If project costs escalate or if the newly constructed flats don’t sell as expected, the society could face debt servicing issues. Unlike developer-led redevelopment where members invest no money, here if sales don’t cover the loan, members might have to contribute or take on liability. Limited funding options have been a challenge—though banks are opening up, traditionally not many banks lent to societies for such projects. While no individual member mortgages their personal flat (the loan is usually taken against the society’s property as a whole, so individual members’ assets aren’t directly encumbered a failed project could still leave the society in financial ruin. This is a significant risk.
Approval Delays and Red Tape Obtaining the ~50+ permissions and NOCs required in Mumbai for construction is notoriously arduous A professional developer navigates this routinely, but a society may struggle with the bureaucratic hurdles. The process can be exhausting: plans sanction from BMC, NOCs from various departments (like environment, fire, traffic, tree authority and utilities, among other things), and compliance with building codes. Without a single-window system fully in place yet, societies have to run from department to department. Delays in approvals directly stall the project and increase costs (interest on loans, for instance). In fact, the absence of a guaranteed streamlined approval is one reason some societies hesitate to start self-redevelopment.
Project
Execution Risk Even after getting approvals, executing the construction smoothly is challenging. If the appointed contractor turns out to be inefficient or goes bankrupt mid-way, the society has to find a solution. The society might not have the same resources as a developer to absorb shocks. Any mismanagement can lead to cost overruns and schedule overruns. And since the society is ultimately accountable, members can end up blaming the committee if
things go wrong, causing internal conflicts. Self-redevelopment demands strong project management and teamwork among members, which not every society can maintain through a stressful construction period.
Interim Rental Hardship
During self-redevelopment, members still have to vacate and find alternate housing for the duration of construction. However, in this scenario, the society must finance those rental expenses (often through the loan or pre-sale of flats), as there is no developer to foot the bill. If there’s a delay, the loan interest meter is ticking, which can be even more problematic than a delayed developer project (where at least the developer pays rent). Proper budgeting is required to ensure funds are available for members’ temporary accommodation for the expected duration (and a contingency). Any slippage in timeline could mean members paying out of pocket if project funds dry up.
Initial Funding and Cash Flow The society needs enough cash flow to kick-start the project—for initial professional fees, demolition, early construction work— before substantial money comes in from selling new flats. This often means taking a loan against the property at the very start. Banks have started lending, but they usually disburse in tranches upon reaching construction milestones and seeing sales. The society might need to sell some flats early (pre-sell to buyers) to fund later stages, which introduces a bit of developer-like risk (depending on market conditions). Essentially, cash flow management is critical and can be tough if sales are slow or if loan disbursements are delayed.
Liability and Legal Compliance The society, acting as developer, must comply with laws like RERA (register the project, quarterly updates, among other things), contract labour laws, GST filings if applicable, and so on. These regulatory responsibilities require professional assistance—if not handled, the society could face penalties. Being a developer also means the society could get sued by flat buyers for defects or delays, which members must be prepared to address. In short, the society incurs all the liabilities that a developer normally would.
Despite these challenges, many societies have successfully completed self-redevelopment, proving that with proper planning and expert guidance, the disadvantages can be managed.
Mr Ramesh Prabhu is a Chartered Accountant with over 35 years of experience. He is Chairman of the Maharashtra Societies Welfare Association (MahaSewa), an NGO promoting the cooperative movement across Maharashtra, Chairman of Swagat Housing Finance Co. Ltd. and Vice-Chairman of the Griharmony Redevelopment Stakeholders Federation. He has also authored several books, including Redevelopment Preparation, published by MSWA.
Executive Summary
PROJECT OWNERSHIP & CONTROL
Developer-Led Redevelopment The developer assumes full control, making key decisions regarding design, timelines, and execution.
Self-Redevelopment The housing society retains complete control, allowing members to make decisions collaboratively, ensuring the project aligns with their specific needs and preferences.
FINANCIAL ASPECTS
FUNDING SOURCE
Developer-Led Financed by the developer; members typically bear no upfront costs.
Self-Redevelopment Financed through bank loans or member contributions.
PROFIT DISTRIBUTION
Developer-Led The developer retains all profits from the sale of additional units.
Self-Redevelopment: Profits from the sale of extra units are distributed among society members.
MEMBER BENEFITS
AREA BENEFIT
Developer-Led Members typically receive a modest increase in area (15–20%).
Self-Redevelopment Members can expect a significant increase in area (40–60%).
TEMPORARY ACCOMMODATION
Developer-Led Provided by the developer during the construction phase.
Self-Redevelopment Arranged by the society, potentially funded through loans or pre-sales.
RISK & RESPONSIBILITY
EXECUTION RISK
Developer-Led: Higher risk of delays or defaults by the developer.
Self-Redevelopment: Risks are managed by the society; requires active involvement and oversight.
PROJECT CONTROL
Developer-Led Limited involvement of society members in execution.
Self-Redevelopment High transparency with active participation from society members.
TAX IMPLICATIONS
CAPITAL GAINS TAX
Developer-Led Members may be liable for capital gains tax on monetary compensation received. Tax Deduction at Source (TDS) is done under section 194IC of the Income Tax Act, 1961. Self-Redevelopment If structured properly, capital gains tax can be minimised or exempted under Section 54 of the Income Tax Act.
GST ON FLATS
Developer-Led GST applicable on flats sold to others; GST on rehab flats to members is applicable at 5% of the market value of the flat, which is based on the first flat sold in the project by the developer.
Self-Redevelopment Similar GST implications for sale of the flats and the additional area purchased. However, societies may benefit from the concept of Mutuality and may not require to pay the amount on the rehab portion.
STAMP DUTY
Developer-Led Minimal stamp duty of ₹500 on member flats; standard rates of 6% of the agreement value or market value whichever is more shall apply to new buyers and on the additional area purchased by the members. On the development agreement 6% stamp duty is payable on the consideration amount paid to the society or the FSI assigned to the developer whichever is more.
Self-Redevelopment Reduced stamp duty rates for selfredevelopment projects and the construction contract and on the individual agreement ₹1000 is payable.
REGULATORY COMPLIANCE RERA RESPONSIBILITY
Developer-Led The developer is responsible for compliance under the Real Estate (Regulation and Development) Act, 2016. The Society becomes the co-promoter and the liability of the developer may have to be paid by the society, if the developer defaults.
Self-Redevelopment The society acts as the promoter and must ensure RERA compliance.
CONSTRUCTION QUALITY QUALITY CONTROL
Developer-Led Quality is dependent on the developer’s standards and practices. Self-Redevelopment Society can appoint trusted contractors and consultants, ensuring better quality control.
A Comparative Analysis
ASPECT
DEVELOPER-LED REDEVELOPMENT SELF-REDEVELOPMENT
Ownership of Project Developer
Funding Source
Profit Distribution
Area Benefit to Members
Corpus Fund/Monetary Compensation
Project Control
Execution Risk
Approval Responsibility
Developer (No upfront cost to members)
Developer keeps all surplus
Modest (usually 15–20%)
Yes (May attract capital gains tax)
Low (after signing DA and POA)
Housing Society (members collectively)
Bank loan or member funds
Shared among members after expenses
High (typically 40–60%)
Under concept of mutuality, if properly structured, the income tax liability may be reduced.
Complete control with society
High risk of delay or default by developer Risk lies with society and committee
Developer handles Society handles (via consultants)
Temporary Accommodation Paid by developer
Transparency & Member Involvement
Low (members are not involved in execution)
Tax on New Flat (Income Tax) Not taxable for exchange of flat
Capital Gains Tax on Corpus Yes, if corpus is paid; TDS under Sec 194-IC
GST on Flats to Members
GST on rehab flats to members on market value at 5%
GST on Flats Sold to Others Yes, 5% or 1% if sold before OC
Stamp Duty on Member Flat ₹500 (concession by govt) but on Development agreement full stamp duty is payable.
Stamp Duty on New Buyer Flat 5–6% (normal for buyer)
Developer Incentives (FSI)
Society Responsibility under RERA
Construction Quality Control
Time & Effort by Society
Developer utilises as per DCPR (e.g., 33(7), 33(7B))
Developer responsible for RERA compliance and society as the co-promoter liable for the promoters exposure.
Moderate; society depends on developer’s quality
Minimal involvement
Funded via loan or pre-sales
High (active role by committee and members)
Not taxable for exchange of flat
Possible if cash corpus is distributed
Not applicable (internal transfer) under concept of mutuality
Yes, 5% or 1% on flats sold before OC
₹1000 (reduced rate for self-redev) and nominal duty on the contractor agreement with the contractor.
5–6% (normal for buyer)
Same incentives available (e.g., 33(7B))
Society is promoter under RERA. The liability is limited to the outside buyer.
High; quality monitored by PMC and society
High (requires sustained involvement)
INTERVIEW: ER ABHIJIT MEHTA
Get the Right Consultant
With policies having been streamlined and much greater accountability today, housing societies undergoing redevelopment have little cause to worry so long as they receive the right guidance, says Er Abhijit Mehta
In the 27 years that Er Abhijit Mehta has been practicing, he has seen redevelopment evolve in Mumbai from its earliest days. His work as a project management consultant and liaison consultant takes him into the tiniest details of the entire process, but he also has a 360° vision for Mumbai that has led him, with Architect Kamal Malik, to transform a disused ice factory at Ballard Estate into a cultural hub (Turn to Page180). A technocrat with an Engineering degree and decades of real estate experience, both through his own firm, Ray Consultants, and during his tenure as Project Management Consultant / License Surveyor, he has seen it all. From successfully undertaking five million square feet of commercial projects, 3.5 million sq. ft. in the education sector, and a remarkable 35 million plus sq. ft. in the residential sector, Mr Mehta’s firm has handled an array of projects, from malls to multiplexes, factories, hotels and residences, among other things.
The work involves everything, from surveying the entire property to working out the existing Built-up Area/ FSI consumed on site, preparing project reports along with viability of the proposal, opinions based on policy matters, giving a preliminary sketch of the proposed building and layout, loading additional FSI / TDR and obtaining the necessary sanctions/approvals from the Building Proposal & Development Plan Authorities. He also offers advice on policy matters, coordinates with various
consultants for procuring necessary NOCs / Remarks for proposed work required from other concerned departments, as compliances with conditions for approval from Building Proposal / Development Plan Authorities.
“There have been substantial changes since 2018 with several amendments in the Development Regulation,” Mr Mehta remarks. “During the three to five years just before 2018, the policy was in the making from the then Development Control Regulations 1991, where the Floor Space Index (FSI) permissible was much less than what is allowed now. Post 2018, things changed. Redevelopment had been at a temporary slowdown because proposals were not viable; there was no feasibility, for that reason the existing occupants were not getting the kind of space that they would expect as a bare minimum.”
At that time, there was a trust deficit as more often or not the developers would not deliver in time and also because sometimes the wrong kind of people got into the business—“people who had the money but who were not educated in this particular business so could not facilitate the process in the right manner and later get stuck”, in Mr Mehta’s words. The introduction of Real Estate Regulatory Authority (RERA) in 2017 just before the new development regulation changed all that and proved to be a blessing in disguise for the existing society buildings.
“With RERA coming into the picture, they are answerable to the RERA court. Societies and their members who lacked knowledge now have clarity, and the developer is answerable,” Mr Mehta explains. All the possible questions the society members could ask can be answered adequately by the developer. The existing society members are not taken for granted and vice versa. They get what they deserve, and there is accountability on both sides. So RERA is a great thing for this sector that regulates the real estate business very well.”
What about all the stalled projects that have caused so many problems in the redevelopment space? “With RERA, it is much easier. You will rarely see any project delayed for wrong reasons in the postRERA period. In the first year of RERA, it was a learning process and understanding the regulations, but subsequently, all the new proposals have been pretty streamlined. Only the previous projects that were delayed for years and would be in legal complications are affected or would be still pending,” he says.
The new policy in 2018 has also meant that real estate redevelopment projects are not only more viable but also offer existing residents more space. “They have an additional bedroom or even a couple of bedrooms for their families,” Mr Mehta remarks. The policy had been in the pipeline for five years, and it was a coincidence that it almost matched
the post-COVID era, when demands for more space had grown, he adds. While formulating a plan that would be suitable up to 2034, the government took the views of developers, planners, valuers and even local people, to understand if the policy was in the right direction. “I think now things have become much clearer. We all know where we stand and what we can offer,” Mr Mehta adds. “Of course, things keep evolving, and as proposals are submitted, more clarification is being sought, and people are getting answers from the concerned department of MCGM.”
Mr Mehta’s first piece of advice to societies is that they should get in touch with the right project management consultant—one who will help them understand their needs and the regulations to get the maximum from the plot that the housing society rightfully owns. The consultant must also understand the developer’s needs and ensure a fair balance between the two.
Honesty is vital; it is the consultant’s job to tell the society what the negatives and positives of the property are. A lot depends on the location of the property, its surrounding development and if two properties are compared at a distance of first 500 mt. from each other, a lot can change in terms of the feasibility considering the cost of project to the rates based on the location surrounding the plot. The consultant needs to point this out to the society. In addition to the paperwork and feasibility reports, Mr Mehta’s work involves bringing developers and societies together and ensuring that there is complete honesty / balance on both sides. Working with both the developers and the society, Mr Mehta is also involved with the project planning. “The only thing we don’t do is the design / aesthetics,” he explains, but for that, he also uses his wide network to suggest the right people.
While working with numerous societies, Mr Mehta has realised that at least half of them have issues—among them, tenants in disputes with family members, unclear titles of individual units, and
commercial properties being used for purposes other than their designated ones. Under these circumstances, the society has to ensure that the consultant is aware of these problems and can bring in the right experts, such as lawyers to understand the same and on joint discussion come up with appropriate solutions.
The next key issue is procuring documents related to the property; Mr Mehta has found that not all housing societies have managing committees that understand the value of documentation. If documents are missing, it is the consultant’s job to guide them about the cost of obtaining these documents. “For a consultant to evaluate the value of a
“All the possible questions the society members could ask can be answered in an adequate manner by the developer. The existing society members are not taken for granted and vice versa and they get what they deserve, and there is accountability on both sides. So RERA is a great thing for this sector that regulates the real estate business very well.”
“Keep your eyes and ears open at each stage. Do not think twice before asking questions. If you have doubts, don’t think your consultant or developer will be offended; it is your right to ask questions. Ask questions until you are satisfied, even if they might seem silly to you.”
property, all the latest documents have to be in place,” he says.
These include the property card mentioning the area of the property, and the City Survey Plan (CTS), which is a connected document. “The same department issues the CTS plan that defines the boundary of the property,” he says. A physical survey is then required because, as Mr Mehta points out, the CTS boundary may not always match the site; there could be encroachments that could only be understood by overlapping the CTS boundary with the site survey. “As far as the boundary of the plot is concerned, these are the important documents needed,” he says.
Mr Mehta says that while the consultant based on his experience can “superficially” review and explain the ownership and title documents, a lawyer is a must to accurately scrutinise and understand the title of every apartment or shop since these are legal documents, and give his title certificate accordingly.
Another crucial document to understand the plot potential is the Development Plan (DP). This involves understanding the road width, as it defines FSI, and whether a road passes through the property sub-dividing the plot or otherwise. “The most important document, which would give the society many benefits in terms of concessions in premiums, is the copy of the existing building plans in original, with approval stamped by the MCGM. The occupation certificate, Intimation of Disapproval with the plans and the commencement certificate for the existing work are vital to get concessions in payments and premiums. “This can reduce the cost for the developer, which can be passed on as a benefit to the society. So even those documents become crucial to get the maximum out of the proposal for the society members,” Mr Mehta explains.
One huge positive change is the fact that the systems are now online. “This is a great thing because everyone is accountable,” Mr Mehta remarks. “All the officers and all the Architects / Engineers / License Surveyors on both sides are accountable. Once you submit, there is a timeline you have to comply with.”
The Ease of Doing Business policy has helped for issues regarding the occupation certificate. For example, in the past, Mr Mehta says, the project could sometimes be delayed on the grounds that buyers wished to make their own interior décor changes. They would tell existing society members that the premises meant for them could be occupied and that they would receive the certificate after all the apartments in the project were complete, Mr Mehta says. Now, subject to all necessary documentation in place, only an undertaking is required stating that the flats are raw and would be completed as per the approved plans. “This is one example of how the whole process has been made smoother, without delaying things for small matters,” he adds.
So what hurdles should people be aware of? According to Mr Mehta, the process is not as complicated as it used to be; “the good thing that has happened as far as existing society members are concerned is that they are secure. It is not easy for any developer to come in, do an agreement with the society, and then cause delays, as was the case earlier. It’s pretty simple now; you get your documents in place as per your consultant’s suggestions. It is streamlined and is just a matter of getting things right, getting the right developer and getting the job done.” It is important to choose the right person to guide you, get the right documentation in place, and then, with the help of the consultant, get the right developer in place.
If everything is taken care of at this initial
stage, then getting the approvals is a matter of three or four months; if CRZ is involved, this could go up to six or seven months instead. Then, after receiving the IOD, compliance and commencement certificate, work can begin within nine months of submission. No-objection certificates are achievable with 45 to 60 days unless a project require specific NOCs from MHADA / CRZ / MMRDA / MOEF / COD, which have different procedures and therefore would take additional time for these specific NOCs, Mr Mehta says.
What is the single most important piece of advice he would give a society that is considering redevelopment?
“A society’s biggest problem is a lack of awareness,” Mr Mehta adds. “They get influenced by what people say. And unfortunately, around the globe, not everyone is honest. People will always show the best possible side of themselves, but there are good and bad people around the world, and it is important to get the right person. But if the members’ core intent is good, they choose the right people and get the right guidance, that really helps.”
“You know your job is done the moment you have the right person in front of you, though that’s easier said than done,” Mr Mehta declares.
The other crucial advice he has is:
“Keep your eyes and ears open at each stage. Do not think twice before asking questions. If you have doubts, don’t think your consultant or developer will be offended; it is your right to ask questions. Ask questions until you are satisfied, even if they might seem silly to you. In those ‘silly’ questions, you will somewhere get your answers right, and if just in case any society members / Developers / PMC have any wrong intentions, they will think twice because of all the cross-questioning between all the concerned parties.”
Er Abhijit Mehta may be contacted at:
From Ice Factory to a Warm Cultural Hub
In a city that is starved of cultural spaces, thoughtful transformations can be miraculous, proving that spaces can be made contemporary even while retaining their original charm.
At Ballard Estate in South Mumbai, Er. Abhijit Mehta and his partner, Architect Kamal Malik, have recreated a 150-yearold ice factory, restoring and adapting the dilapidated structure into a vibrant 10,000 sq. ft hub for architecture, design and the arts to converge. The restored project, which retains the elegance of its heritage, also houses The Banyan Tree Café, which offers the unique experience of dining under a century-old tree. There is also the Native Bombay Restaurant and Bar. “Here, what’s old is respected and preserved and newness is built around it,” says Conde Nast Traveller¹ in a review.
The Ice Factory Ballard Estate project, or IF.BE, as it is known, is a warm reimagining of the Bombay Ice Manufacturing Co. (later renamed Ambico Ice Factory), which was established in 1880. When Kamal Malik and Abhijit Mehta decided to restore the space, with Arjun Malik and Amrita Malik as their partners, it was an attempt to “plant the seed of mindful regeneration” and give back to the city. The dot between IF and BE is meant to symbolise time, indicate the possibilities.
Layers of plaster were removed from the original brickwork, uncovering a series of hidden doorways and openings. Cooling coils from the original factory were retrieved and embedded into the ground. The extrusion of the Substation’s old wood gable roof and the extension
of the wooden North-light trusses were skilfully fortified with steel, reflecting the architects’ vision that combined respect for the old structures with their own modern sensibilities. With Sarita Vijayan as Programme Director, this is now a stunning cultural centre for art exhibitions, conversations and collaborations.
As their website notes, “IF.BE is meant to be catalyst for ideas, a crucible where architecture, design, and the arts converge to challenge, disrupt, and reimagine. It is a designed to amplify dialogue, foster radical collaboration, and inspire new ways of thinking about our built and cultural landscapes. Anchored in regeneration and advocacy, the vision is to engage with communities and institutions to shape a more dynamic, inclusive, and futureforward urban fabric.”
‘There is greater awareness today’
Architect Ketan Vaidya, who has spent almost three decades working mainly on redevelopment projects, offers some insights from the ground
As someone who graduated from the L.S. Raheja College of Architecture in 1992-93 and began his practice soon after, Architect Ketan Vaidya has had a ringside view of redevelopment. In the early 1990s, with the transformation of textile mills, redevelopment was the buzzword in urban circles, and Mr Vaidya was quick to recognise the importance of this transformation. “Ninety-five per cent of our projects are in redevelopment,” he says.
His firm, Ketan Vaidya & Associates, offers the entire gamut of services related to Architecture, Urban Design and Project Management Consultancy (PMC). Some of the projects he has been involved with are Nahar Excalibur at Mahalakshmi for the redevelopment of cessed buildings with 203 tenants, and Wakdi Chawl at Prabhadevi with 225 tenants. Mr Vaidya is on the panel of architects of Maharashtra Housing & Area Development Authority (MHADA), Sahara India Parivar & BMSS Infrastructure Pvt. Ltd. Among several other projects, he has done the revision of the Chandivali layout for MHADA to determine the applicable FSI. He has also done slum redevelopment projects, such as at Kurla and Kandivali.
“We do many redevelopment projects for societies as well,” he explains. “As a PMC, the biggest project I have is in Lokhandwala, which is about 19,000 sq. metres and has 516 society members. The development agreement (DA) has been signed by the society and the approval process is on.”
Another huge project that he is currently working on is near J J Hospital—a 4,501 sq. metre plot, which involves rehabilitating 260 tenants. This project, under the Reg. 33(9) cluster redevelopment, will have a 55-storey building as its sale component and a 36-storey building for rehabilitation. Ketan Vaidya’s role concerns design and permissions.
“Since there is no open land available in Mumbai, the only option is redevelopment of old buildings,” he explains. “And there are various regulations. For the city, there is 33(7). If your
plot area is more than 4,000 sq. metres, there is the cluster redevelopment scheme, 33(9). You can also redevelop with Transfer of Development Rights (TDR). Then there is another option of 33(11) where you share some component with the Slum Rehabilitation Authority. Another two or three regulations are available.
THE EVOLUTION
Speaking of the evolution of redevelopment in Mumbai, Mr Vaidya explains that the first rules, known as Development Control or DC rules, came into force around 1967. This was a thin book, he says, just 20-30 pages long. Then, as the population grew and the need for redevelopment spiralled in Mumbai, the authorities decided the rules needed to be more elaborate. As a result, in 1991, the Development Control Regulations (DCR) came in. “The option of Transferable Development Rights (TDR) for Mumbai first came up in 1991 to redevelop heritage properties,” he explains. Under the DCR 1991, various options became available. Re-development in Mumbai suburbs became a possibility as TDR against reservations and slums were granted.
Development regulations needed to be updated every two decades as per the Maharashtra Regional and Town Planning Act (MRTP), 1966, a transformative legislation aimed at regulating urban planning and development in Maharashtra. The MRTP was established to provide a comprehensive framework for managing urban growth and land use and to address the inadequacies of the earlier Bombay Town Planning Act of 1954. By 2011, a new set of regulations was required.
“However, the government faced various challenges, and there were lots of lacunae, lots of problems. The final version of the Development Control & Promotion Regulation (DCPR) only came into effect in 2018,” Mr Vaidya explains. “Since this regulation will continue till 2034, it is known as DCPR 2034. It keeps evolving, and there are amendments to various regulations as per the requirement, the demands of people and
of developers. MHADA, has recommended certain changes in the policy, so it will undergo changes. Then the Urban Development department will think over it, issue a notification that will be open for suggestions and objections before the final version is introduced. So some modifications will happen, but mainly this DCPR will stay good till 2034.”
The DCPR lays out various conditions on how to develop the reservation. Further, “The height of the building, the FSI, depends on the road width,” Mr Vaidya explains. “The FSI is decided depending on the density of that particular area, and the road serving it. This height is mainly with reference to fire safety. So all these factors are decided by the DCPR under Regulation 33.” There are almost 26 such distinctions Regulations detailing the development possible for various structures, users including hospitals and educational institutions. Mr Vaidya notes that airport height restrictions do not come under the DCPR purview.
“According to the DCPR, if you are talking about South Mumbai and your building is in the Cess category or existed prior to 1969, then you have the option of going under 33(7), where the maximum FSI is 3, or incentive, whichever is higher,” Mr Vaidya explains. “Incentive relates to the area that you are giving existing tenants; based on that you get a certain area for sales.”
Another major category is 33(9), which is the cluster development urban renewal scheme, where the basic requirement is that the plot area has to be a minimum of 4,000 sq. m, for Mumbai city & 6000 sq. mt. and the road abutting the plot should be at least 18 metres wide.
“The third option available now as per DCPR 34 is you can submit your redevelopment proposal under 33(11), again on the basis of the road. If your road width is below 18 metres—12 to 18 metres—then you can get 3FSI, of which a certain component has to be shared with the Slum Rehabilitation Authority. If the road width is more than 18 metres wide, you get 4 FSI. Prior to 2018, it was available only for the suburbs, but now this option is available for the city as well. Other than that, there is 33(20) B for private properties, which is the same as 33(11), for which the approving authority is the BMC.
“If you want more FSI and you have the physical area or the height available, you can go for 33 (12B) also wherein
you can rehabilitate eligible structures that are on the road,” Mr Vaidya explains. “So you get some benefit in terms of sale area if you include the nearby roads in your project. Sometimes, there are bottlenecks to road widening because of some old structures; the road is wide, and then suddenly, there is an informal structure that cannot be demolished because they have gone to court and got a stay order. There are spots like this near various suburban railway stations, for instance. If you take them into your scheme, give the BMC an assurance that you will rehabilitate them, then you get extra benefit in terms of FSI.
“So there are at least four or five options available,” he adds. “The basic concept of the DCPR is to encourage development, to promote it in such a way that it will improve the infrastructure of the city.”
ROTI, KAPDA, MAKAAN
What about the view that many people in the city hold, that redevelopment only adds to the population density, which the infrastructure cannot handle? “It is true that there are some issues; when the population increases, then basic necessities like water supply or storm water drainage cannot take the load,” Mr Vaidya believes. “But you cannot stop development, and the authorities are trying to take due care of these problems. Our Constitution
“If
a reputed builder offers the society 40% more area,
and less reputed one
offers 45%,
today people
will opt for the reputed builder who will complete their project, even if it means getting a little less. People want a developer who will give them good construction, finishing, and aesthetics… Even developers want to give a good product because it is a question of their reputation.”
Ar. Ketan Vaidya
guarantees three things—roti, kapda aur makaan (food, clothes, homes). It’s the reason why those living in slums get free housing; it’s because the Constitution assures that the makaan is your right. If your project is a MHADA one and you had an initial area of 180 sq. ft, you now get 650 sq. ft. instead. This may be a disparity, but that is how it works. You cannot stop development. If you want to eradicate slums in Mumbai, there has to be development. Developers will only take an interest if you give them FSI.”
Mr Vaidya also points out that whether it is a slum development or a high-end society that appoints a developer, people expect everything free. “They are not willing to spend a penny,” he says. “That is basic psychology. The developer pays rent for the transit accommodation and the society will even demand a hardship compensation corpus. Developers are paying out of their pocket for everything. If tomorrow you tell a slum dweller to contribute even ₹4,00,000 towards the construction cost, development will not happen. This is the way it has been happening for years, and if you suddenly ask them to pay, everything will come to a standstill. Housing is basically guaranteed by the Constitution; that is why the government has come up with such schemes. It would not be practically possible for people to pay lakhs of rupees.”
Mr Vaidya points out that, going by the rate mentioned in the Ready Reckoner, construction cost is about ₹32,000 per square metre. “For taxation and stamp duty, that is the benchmark. Now your basic area for a slum is, say, 305.00 sq. ft. Multiply this by ₹3000. Do you think slum people will pay that kind of money—more than ₹9,00,000? And the fact is that construction costs are actually higher than this basic rate, depending on the quality of the construction and the finishing, the number of floors… If you are going above 120 metres, then you need to provide four or five lifts. There will be firefighting equipment required. So a lot depends on the kind of project and the height as well.” Referring to some of the societies in the posh areas in the city, Mr Vaidya says that they too are demanding a high corpus fund, rent and increased area, “And they want it free. So why not the slum dwellers? Greed is everywhere!”
Under the circumstances, Mr Vaidya believes the government is doing its best. “They are linking the new allotments to Aadhar cards to see that people are not misusing the schemes. Of course, there are always loopholes, but they are genuinely trying. The facilities available now are much more streamlined, much more secure. When MHADA allots flats, they do it through a lottery system. Earlier, it used to be done manually; now, because they are using computers, there is much more transparency.”
THE CHALLENGES
Though the government has done much to simplify the processes, redevelopment certainly involves many challenges, and every project has its own unique complexities. The Nahar Excalibur project at Mahalakshmi, Mr Vaidya recalls, was particularly problematic. “The plot area was hardly 1800 square
metres and we had to rehabilitate almost 200 tenants,” he says. “Initially, there was another developer, but Nahar took over and completed the project. But to rehabilitate so many tenants in such a small area was a challenge.” His company is also working on another project at Prabhadevi, which involves similar issues. This is a plot of almost 3,200 sq. m. and 225 tenants. The project will have four buildings—two rehabilitation buildings of 23 storeys each, one of which is ready, a sale component of 32 or 33 storeys, and a seven-storey commercial building.
For a developer, the main challenge is ensuring that every square inch of FSI available is consumed, Mr Vaidya says, adding that it is vital to utilise the maximum permissible FSI in order to make the project feasible. “If we consume the maximum FSI, we can give good benefits to the existing members. It is always give-and-take; if I can maximise the sale area, then we can give the maximum benefits to the existing tenants,” he observes.
Speaking of the on-ground challenges involved in redevelopment projects, Mr Vaidya also points out that though it is now an online process, there are still some issues. “They say it’s one window, but it’s not actually the case,” he remarks. Speaking of the Bandukwala project near J J Hospital in South Mumbai, a project that he wishes to change from 33(7) to 33(9), he says: “I have to first take consent from the tenants. Then I have to approach MHADA for the NOC. Then it goes to a high-power committee. After that, it goes to the Urban Development (UD) department and is approved there. Then we have to go to the BMC. So with all these procedures, it will take me at least nine months to get the final approval, when I can start the building. So approvals are not as easy as they are projected by the authorities.”
Another challenge is the official charges, such as premiums, which work out to almost 30-35% of the cost of the project. “If my project cost is ₹18,000 per sq. ft, then almost ₹6,0007,000 goes into premium deposit fees to various government departments,” Mr Vaidya notes. “This is huge and adds to the project cost.”
Developers also have to create the infrastructure, especially for cluster redevelopments. “The government is providing incentives in the form of FSI to encourage cluster redevelopment,” he says. “The FSI is on the higher side; there are concessions available. The only thing they have to cut down on are the various permissions. The time taken for permissions needs to be reduced.”
GREATER AWARENESS
Despite all the problems, there is no doubt that the redevelopment industry is evolving rapidly, and the government is going out of its way to smooth the process with new regulations. For instance, both developers and end users take care to follow the Maharashtra Government’s 79A amendment to the Maharashtra Co-operative Societies Act. Though these are guidelines, and not mandatory, most societies follow them,
Mr Vaidya says, because if there is a dispute, then the courts take this into consideration.
Mr Vaidya also notes that there is much more awareness today about aspects such as design, both among developers and end users. “Earlier, people were mainly concerned with the area they would receive; now even slum dwellers look into the design, planning, and the materials used,” he says. “They want everything, from a good elevation, lifts, finishing… End users want good material, sustainable material. Lots of emphasis is given to sustainability, because when the developer provides a new building or flat, it will stay new for five or ten years. But after that, people are concerned about the cost of the maintenance.”
Though consultants like Architect Ketan Vaidya provide feasibility reports to housing societies and offer advice on what would be best for them, it is the society members who take the call. While the PMC prepares the tender and a competitive analysis of the developers, among other things, it is the society members who take the final decision. With so much information available on social media and on Google, they are far more educated today, he points out.
“They are very aware that the developer has to be good
and are even willing to compromise on the area offered if necessary. For instance, if a reputed builder offers them 40% more area, and a less reputable one offers 45%, today people will opt for the reputed builder who will complete their project, even if it means getting a little less. People want a developer who will give them good construction, finishing, and aesthetics. For example, earlier, the entrance to a building used to be a small matter, now everyone expects a grand lobby with a great height, because it reflects your social status.”
Mr Vaidya adds: “The society will see there is no wastage in the area, whether the rooms are properly ventilated, the kitchen size. They will not leave anything for the builder to decide. They will demand these things, and the builder has to provide them. They will ask for proper parking areas. From what I have been seeing from last 15–20 years, there is awareness from both sides.”
Even developers, Mr Vaidya remarks, want to ensure a good product because “it is a question of their reputation”. There is definitely truth to this, as one can see from the many remarkable redevelopment projects that light up the Mumbai skyline today.
Ketan Vaidya & Associates is a proprietary firm owned by Architect Ketan Vaidya. The firm offers architecture, urban design and project management consultancy services (Website: https://kvassociates.in/)
Adv Ameet Mehta articulates step-by-step procedures to help navigate the legal, regulatory, and procedural complexities of the redevelopment of cooperative housing societies in Mumbai
The years 2022 to 2030 will witness lots of action in Real Estate, especially the redevelopment of Mumbai Co-operative Housing Societies. The redevelopment procedure in Mumbai involves several steps, starting with a feasibility report of the plot, study of strength of members in terms of settlement, obtaining consent from members, followed by choosing a Developer with or without 79A procedure, obtaining necessary approvals, and finally, construction of members’ area along with Sale component and finally handover to both, Original Members and Sale. The process often includes securing financial backing, navigating legal compliance, and planning for the temporary relocation of residents.
Background
Mumbai’s skyline is rapidly transforming due to a massive redevelopment boom, as the city redevelops housing societies and builds new skyscrapers. This is driven by factors like addressing ageing infrastructure, increasing housing demand, and relaxed development rules. The Maharashtra government is also implementing initiatives to develop iconic buildings through public-private partnerships, especially the Maharashtra Housing and Area Development Authority (MHADA), through its Construction and Demolition (C and D) scheme.
The MHADA C&D scheme refers to the process by which MHADA undertakes redevelopment of cessed buildings,
particularly those deemed dangerous or dilapidated, under a C&D waste management framework. This framework allows MHADA to manage the construction and demolition waste generated during the redevelopment process, ensuring proper disposal and adherence to environmental regulations.
Buildings have become old, and due to these ageing structures, they are now replaced with modern infrastructure and amenities. Real estate has taken a new dimension altogether, and developers, along with architects and project management consultants (PMCs), play a very important role in this transformation.
Redevelopment in Mumbai is not easy, and the entire process is
complicated by legal, regulatory, and procedural complexities. This article not only articulates step-by-step procedures but also serves as a guide for societies and developers through the intricacies of redevelopment while ensuring statutory compliance and success.
WHY DO SOCIETIES WISH TO GO FOR REDEVELOPMENT?
AGEING INFRASTRUCTURE
Many buildings in Mumbai are old and need either repairs or replacement. Since redevelopment is a cheaper option, societies prefer redevelopment rather than repair.
HOUSING DEMAND
The city faces a high demand for housing, and redevelopment projects are contributing to increased
housing stock. The stock comes in two formats, additional area in an existing flat and additional flats which form part of the sale component.
RELAXED DEVELOPMENT RULES LEADING TO BETTER FACILITIES
Mumbai’s development rules have been relaxed to allow taller towers, higher floor-space ratios (FSR), and waterfront construction, particularly for redevelopment. Location still remains the most important factor.
ICONIC BUILDING INITIATIVE
The Maharashtra government is promoting the construction of iconic buildings through incentives for developers and public-private partnerships. This also means better architectural designs and robust structures.
A BROADER
PROCESS AND STEPS ARE OUTLINED FOR SOCIETIES TO FOLLOW REDEVELOPMENT IN MUMBAI
Feasibility Report
A preliminary survey assesses the building’s condition, potential for redevelopment, and identifies any legal issues. This includes Potential FSI available v/s FSI utilised on the plot. It also covers proximity to Metro, Road Width and obstacles such as Central Ordnance Depot (COD), Radar Issue, Funnel Zone, NonDevelopment Zones (NDZ), among other things.
Obtain Members’ Consent
A special general body meeting (SGM) is held to discuss the redevelopment proposal, and at least 51% of members must approve it.
Choose a Reliable Developer
The society can select a developer through a tender process, considering their reputation, financial capacity, liquidity, technology know-how and market goodwill. This shall be followed by issuing a ‘Most Preferred Developer’ letter or ‘Letter of Intent’.
Prepare Development Agreement
A formal agreement is drawn up with the selected developer, outlining responsibilities, timelines, and payment terms. This is a registered Agreement.
Obtain Approvals
The society submits the redevelopment proposal and
building plans to relevant authorities like the Municipal Corporation of Greater Mumbai (MCGM) / MHADA/ MMRDA for approvals.
Demolition and Construction
Once approvals are received, the existing building is demolished, and the developer begins constructing the new building.
Financial Backing of Developer
The society vets the need to secure itself and its members through various methods and options of security. The members’ area is not covered under RERA, but the sale component is.
Temporary Relocation
Arrangements need to be made for residents’ temporary relocation during the construction phase.
Supervision and Monitoring
The society closely monitors the construction progress and ensures quality standards are maintained.
Handover of New Flats with Occupation Certificate
After completion, the new flats are handed over to the society members with a Full Occupation Certificate.
THERE
ARE VARIOUS IMPORTANT CONSIDERATIONS THAT SOCIETIES NEED TO TAKE CARE OF
Legal Compliance
The process must adhere to all relevant laws and regulations, including those related to redevelopment, building codes, and environmental regulations through their appointed legal consultant along with those of Developers.
Vetting of Financial Backing, Solvency and Participation in Planning
The society needs to have a sound financial plan to cover all costs associated with redevelopment.
Transparency and Communication
Maintaining clear and transparent communication with
society members throughout the process is crucial for a smooth redevelopment.
Experts on Board with Sound Advice
It’s recommended to hire and consult PMC/ architects, legal advisors, and RCC consultants for expert guidance throughout the process.
By following these steps and adhering to the necessary regulations, housing societies in Mumbai can successfully undertake redevelopment projects, improving their living conditions and adding value to their properties.
SECURITY OF SOCIETY AND ITS MEMBERS
Ensuring the society’s security is of prime importance. The security can be either all or a combination of these, depending upon the project’s situation and tender terms.
● A bank guarantee of up to 20%, ideally from a nationalised bank;
● Lien on flats in a building which is already constructed with OC received;
● Loading of the FSI and TDR and premium be paid in the name of the society.
● If developers offer lien of the flats in the same building which is under construction when there is less viability in that project. In such a scenario it is advisable to taking an additional Security i.e. an undated cheque of an equivalent amount as a security with those lien of flats.
PARAMETERS FOR VETTING A GOOD DEVELOPER
The parameters need to be incorporated as being among the clauses in the tender or the development agreement, which is the most important document and actually a lifeline of the project. It is very important from two angles, the execution of defaults, plus the penalty and compensation to members in case of defaults.
● The solvency certificate from a developer ascertains whether the developer has the financial capability to raise the required loan amount from a bank and complete the project.
● The developer’s litigation history across Mumbai is very important to be vetted. The cases of prime importance are specifically where the developer has filed a case against the society or vice versa.
● Vetting the balance sheet and profit and loss statement for the last three years ensures there is a history of good performance.
● History of the past three projects, timely completion of the project and obtaining the copy of Occupation Certificate also is important.
SOME MAJOR CHANGES AND AMENDMENTS HAVE TAKEN PLACE IN THE LAST DECADE THAT ARE NOW GOVERNING REDEVELOPMENT OF MUMBAI
Amendments in Percentage of Consents
The required consents for redevelopment have been reduced from 70% to 51%, making the process easier, faster and streamlined.
Development Control and Promotion Regulations (DCPR) 2034 Redevelopment projects must strictly adhere to DCPR 2034, which governs Floor Space Index (FSI), land use, and zoning regulations to ensure planned and systematic urban development.
RERA Compliance
Obligations
Developers undertaking redevelopment projects must register them under the Real Estate (Regulation and Development) Act (RERA) to ensure transparency regarding project timelines, plans, and costs.
Additionally, as per Section 14(3) of The Real Estate (Regulation and Development) Act, 2016, developers are held accountable for structural defects (DLP) for a period of five years post-handover of Possession, providing greater security to occupants.
WHAT ARE THE BIGGEST CHALLENGES TODAY IN MUMBAI FOR REDEVELOPMENT?
Strain on Existing Infrastructure
Rapid growth raises questions about whether Mumbai’s existing infrastructure can support the new buildings and increased population.
Community-oriented Concerns
Redevelopment projects can be controversial, and obtaining the necessary majority support from residents can be a lengthy and sometimes contentious process. Many communities tend to be amongst
themselves, avoiding a mix of caste, community and cultures.
Preservation of Culture and History
Some argue that the redevelopment boom could potentially compromise the city’s historical legacy and cultural identity. Westernisation of amenities vs traditional requirements still remain a big challenge. Older buildings also have fewer amenities, which impacts the sale of their apartments.
COMPLIANCE OBLIGATIONS OF DEVELOPERS UNDER RERA
Disclosure of Agreements, Plans, and Approvals to members of society through submission and under RERA for sale components.
Quarterly Project Updates in RERA
Every registered project must be updated with prescribed details on the RERA authority’s website on a quarterly basis. Non-compliance may result in severe penalties and regulatory action.
Maintenance of a Separate Bank Account
As mandated by RERA, developers are required to deposit 70% of all customer receipts into a designated escrow account. These funds must be exclusively utilised for project-related expenses.
Formation of an Association of Allottees
As per RERA regulations, every builder or developer shall form a society/association or a co-operative society as prescribed by the respective State Government. If nothing is specifically provided by the State Government, then the society shall be constituted within three months from the month in which the majority of flats are sold.
Adherence to Booking and Allotment Procedures
Developers must comply with prescribed booking and
allotment processes, which include:
● Conducting transactions through RERA-registered agents.
● Providing buyers with the approved project plan.
● Non-acceptance of advance more than 10% of unit cost
Procurement of Necessary Approvals and Insurance
Developers must obtain all requisite approvals and insurance coverage as stipulated by state laws. Given the complexity of RERA regulations concerning insurance, thorough due diligence is required.
Timely Completion and Handover of Common Areas
Developers must complete the project within the stipulated timeframe and hand over possession of the units within three months. Additionally, all common areas must be transferred to the association of allottees.
Structural Quality Assurance
Developers must ensure the structural integrity and quality of construction. Any defects identified within the building must be rectified within 30 days of notification, at no additional cost to the buyer.
WHAT ARE THE VARIOUS DOCUMENTS REQUIRED IN REDEVELOPMENT
● Most Preferred Developers Letter
● Letter of Intent
● Consent Formats for Schemes and Approval of Developer
● Minutes of Meetings of SGM, Resolution copies, Agenda copies
● Vetting of Conveyances of Property
● PR Card copy
● Old Plan
● Power of Attorney for executing Redevelopment
● Society Registration Certificate
● Share Certificate of Each Member
● Bank Guarantee Format.
● Complete list of Society Members.
Ameet Mehta, (BE, MBA, LLB), Managing Partner, Solicis Lex Advisory, specialises in Real Estate. He has been part of the RERA Drafting Committee. An alumnus of the University of Mumbai and London Business School, he is a member of Academic Council of National Law University. (Website: https://www.solicislex.com/)
DILIP SHAH Senior Counselor and Analyst for Redevelopment of Housing Societies and Society Laws
Understanding Redevelopment
Dilip Shah addresses some frequently asked questions about the redevelopment of cooperative housing societies, incorporating critical and legally significant information relevant to the redevelopment of housing societies
WHAT ARE THE ADVANTAGES OF REDEVELOPMENT?
Redevelopment offers several benefits to individuals, governments and local municipal corporations. Developers find them advantageous because there is less investment in Transfer of Development Rights (TDR) compared to developing a new plot, and they always have a clear title.
For society members, redevelopment brings a better standard of living through modern infrastructure, enhanced security systems, energy-efficient designs, and upgraded lifestyle amenities. Notable advantages include:
● Improved infrastructure: New RCC buildings constructed as per seismic zone norms (IS 1893), with reinforced fire safety systems compliant with NBC (National Building Code) guidelines.
● Enhanced amenities: Grand entrance lobbies, automatic elevators, video door phones, CCTV, rooftop solar panels, rainwater harvesting, health clubs, and landscaped gardens.
● Better planning: Increased carpet area, optimal light and ventilation, modular kitchens, and designated utility spaces.
● Legal benefits: Fresh 30-year building insurance and new
conveyance agreements safeguard member interests longterm.
● Society independence: Dedicated Society office space, staff toilets, and secure access control ensure operational autonomy.
Such improvements lead to a significant rise in property value, enhanced rental income potential, and greater market appeal.
Other significant advantages include an increase in property value and greater saleability due to the additional carpet area compared to the existing building. The structure is new and provides modern amenities, enhancing the lifestyle.
While the inherent features of the existing project are maintained, better planning often results in proper air ventilation, natural light, and emergency lighting, along with a standby generator facility. As all the redevelopments provide either basements, podiums or stilts for parking, the
congestion caused by occupants parking vehicles on the road can be reduced, thereby improving traffic conditions and minimising issues for the Municipal Corporation and related Departments. Additionally, the government benefits from increased revenue from new taxes due to these redevelopments.
WHY IS REDEVELOPMENT NECESSARY IN MUMBAI?
Mumbai faces a chronic housing shortage, compounded by limited developable land. Many buildings, over 30–40 years old, are structurally unsafe and beyond economical repair. Redevelopment ensures:
● Prevention of fatal collapses.
● Legal and planned upgradation of urban housing stock.
● Accommodation for growing families within the same locality.
● Availability of incentivised FSI (Floor Space Index) under DCPR 2034 regulations, making projects viable.
Additionally, redevelopment plays a vital role in sustainable city planning by utilising existing infrastructure with minimal ecological disruption.
Redevelopment of old buildings is vital to prevent collapses that cause fatalities and injuries. Additionally, societies need
more space due to growing families. The Government has allowed incentive FSI for redevelopment in both the city and the suburbs.
HOW LONG DOES THE PROCESS TAKE, AND WHAT ARE THE STAGES INVOLVED?
Redevelopment involves several stages and can be timeconsuming, but ensuring care during each stage will minimise delays.
This is the process that needs to be followed.
● Consent of Society members
● Passing a General Body Resolution as directed under Sect. 79A of the MCS Act.
● Issuing an EOI (Expression of Interest)
● Appointment of Independent PMC (Project Management Consultant)
● Preparation of Feasibility Report
● Tendering Process and Comparative Evaluation
● Selection of Developer through Transparent Voting
● Issuance of Letter of Intent (LOI)
● Execution of Development Agreement (DA) and Registered POA
● Obtaining IOD, CC, and other civic approvals
● Pre-construction compliance (e.g., TDR loading, Bank Guarantee, PDCs)
Full TDR must be loaded in the Society’s name before vacating the premises but after executing the Development Agreement and obtaining consent from all members regarding the agreement and proposed plans.
● Shifting to transit accommodation or receipt of rent compensation
● Demolition and commencement of new construction
● Regular updates from the developer and PMC
● Possession of new flats with Occupation Certificate (OC)
● Final handover and Re-registration of members
To avoid delays, all steps must comply with directives issued under Section 79A of the MCS Act, 1961, which are mandatory for all cooperative housing societies.
Given that the redevelopment work serves the common interest, major decisions must be taken by the Society with the approval of the General Body. Any necessary resolutions should be sanctioned during the General Body Meetings.
The Government of Maharashtra has released specific directives to streamline the redevelopment process. These directives aim to address and eliminate potential issues at the initial stage, thereby reducing the overall time required for the redevelopment process. These directives issued by the Textile and Cooperatives Department of the Government of Maharashtra are for Mandatory Compliance issued under Section 79A of the MCS Act, 1961. All cooperative housing societies registered under the MCS Act, 1961, are legally bound to adhere to these directives as they carry statutory force unless explicitly challenged or overridden by superior law. Non-compliance risks punitive action, making this a binding framework rather than optional guidance.
Punitive Measures (Section 79A (3) (a)): The Registrar of Cooperative Housing Societies is authorised to disqualify managing committee (MC) members who fail to implement these directives, reflecting the section’s enforcement teeth. Penalties may include fines, suspension, or dissolution of the committee, ensuring accountability.
IF THE DEVELOPER DOES NOT KEEP THE PROMISE, WHAT REMEDIES DOES THE SOCIETY HAVE?
The Society should engage a professional and competent advocate who is diligent in drafting the Redevelopment Agreement, rather than leaving this task to the Developer. The terms and conditions of the agreement should legally and practically safeguard the interests of the Society and each of its members. While drafting, one must anticipate every possible setback and provide answers and remedies for potential issues, ensuring that the Developer’s interest in completing the project remains strong until the end.
The Draft of Bank Guarantee should be thoroughly scrutinised simultaneously with the Development Agreement. The draft of the Bank Guarantee should be straightforward and free of any catches or restrictive conditions.
The Society should collect post-dated cheques (PDCs) for future rent and compensation before vacating. To ensure the Developer completes the reconstruction, he should be given possession of his sale portion only after delivering possession to existing flat owners.
The Development Agreement must be stamped and registered to be legally enforceable. It should clearly specify construction details as per IFC Codes, materials and amenities. Vague terms can disadvantage Society members. The agreement should include a provision for termination of the assignment.
Full TDR must be loaded in the Society’s name before vacating the premises, but after executing the Development Agreement and obtaining consent from all members regarding the agreement and proposed plans. This is a measure to protect the Society’s interests. Stamp duty provisions for TDR transactions must be followed.
The Society should appoint an architect or engineer to verify their carpet area and supervise the quality of construction and amenities promised by the developer of the proposed building. The architect should physically verify the area once the typical floor slab has been cast.
The approved plans should be submitted to the Society within a specific period after approval and to the architect to periodically verify that construction activities are carried out according to the approved plans.
WHAT DO SOCIETIES TYPICALLY EXPECT FROM A DEVELOPER?
Societies typically negotiate:
● Increased carpet area (minimum 20–25% rise)
● Corpus fund: One-time payment per member for maintenance
● Monthly rent: Prepaid or secured via escrow
● Shifting charges and brokerage compensation
● Modern architecture and safety features
● Dedicated amenities for senior citizens, children, and differently abled residents
Developers should provide a detailed Specification Sheet listing all promised amenities, with penalty clauses for noncompliance.
WHAT ARE THE REMEDIES IF THE SOCIETY DOES NOT HAVE CONVEYANCE OR ANY OTHER RELEVANT DOCUMENTS?
Although the government has already laid down the procedure for Deemed Conveyance, the Society should appoint a qualified advocate with expertise in conveyance cases for a legal solution. The following property documents can be obtained from respective departments:
● Property Card and City Title Survey (CTS) Plan from the city survey office
● Old Building approved plans and other permissions from BMC office
● Property tax paid from the BMC’s Assessment Department
● Urban Land Ceiling (ULC) order from the Collector’s office
● Non-Agricultural Order and N.A. Tax Paid Receipt from the Collector’s office
● Development Plan (DP) / Town Planning (TP) remarks from the respective departments
● Registration receipt and stamp duty paid proof from the Registrar’s office
● Registered conveyance / Index II from the Registrar’s office
● Search report from an Advocate and Title Clearance Certificate about the property by an Advocate.
MANDATORY COMPLIANCE UNDER SECTION 79A OF MCS ACT, 1961.
The Maharashtra Government, through GR dated 3 January 2009 and subsequent circulars, mandates adherence to Section 79A for all redevelopment projects. Salient features: All decisions must be recorded in the General Body Meeting. Transparent selection of developer via competitive bidding. PMC appointment is mandatory.
● Developers must be evaluated on technical, financial, and legal criteria.
● MC members are held personally liable for lapses; the Registrar is empowered to disqualify the Managing Committee for non-compliance.
● Penalties include suspension, financial penalties, and even Society administration takeover
CONCLUSION
Redevelopment is not merely a construction exercise—it’s a legal, financial, and strategic transformation of a community. Societies must ensure they are guided by competent professionals, adhere strictly to the law, and focus on long-term member welfare—not just short-term benefits.
Dilip Shah is Senior Counselor and Analyst for Redevelopment of Housing Societies and Society Laws (Website: www.redevelopmentofhousingsociety.com)
ADVOCATE UMA KSHIRSAGAR-WAGLE
Bombay High Court Lawyer
The 79A Guidelines
Section 79A empowers the government to issue rules and guidelines aimed at facilitating smooth redevelopment for cooperative housing societies. Advocate Uma Kshirsagar-Wagle offers some insights
Aluxurious house in a modern building with amenities such as a gym, swimming pool, and more is the ultimate dream for many individuals. With the ever-changing skyline of cities and towns, there is a growing aspiration to move to higher floors that offer a better lifestyle and enhanced living standards. Transitioning from old buildings to newer ones has become more accessible over the years, but the redevelopment process remains fraught with challenges and complications.
Redevelopment, an option that promises a brighter future for dilapidated buildings, surged in the 1990s, resulting in diverse litigation and numerous challenges. Learning from past mistakes, it was essential to take precautionary steps before commencing redevelopment, such as engaging an advocate and an architect. Ensuring transparency throughout the redevelopment process is essential.
Redevelopment in cooperative housing societies is governed by the Maharashtra Cooperative Societies Act (MCS Act). The Act’s Section 79A empowers the government to issue rules and guidelines aimed at facilitating smooth redevelopment for such societies. Among these guidelines, the most recent one, popularly known as the ‘79A Guidelines’, was issued on July 4, 2019.
UNDERSTANDING THE 79A GUIDELINES
To ensure effective redevelopment, the guidelines outline crucial steps:
● Eligibility for Redevelopment: Redevelopment applies to buildings deemed dilapidated and dangerous. Such buildings pose risks not only to residents but also to adjacent structures and passersby.
● Decision Authority: Only the duly elected managing committee, with consent from a minimum of 51% of members, can make decisions about redevelopment. Administrators, registrar offices, and other authorities are not authorised to make this decision.
● Initiation Process: Redevelopment can begin upon application by at least one-fifth of the members. The issue is then discussed in a special general body meeting (SGM) with a quorum of two-thirds and consent from 51% of members. If no quorum is achieved, the meeting is postponed for one month, and if the quorum remains unachieved, redevelopment discussions are cancelled for the next three months. This meeting is crucial to decide whether to proceed with redevelopment and appoint a Project Management Consultant (PMC).
● Appointment of PMC: Societies must appoint a qualified PMC or architect to prepare a feasibility report considering the plot area, potential, used Floor Space Index (FSI), loading possibilities, and more. The PMC also monitors construction phases, invites tenders, assesses developers, and updates members.
● Selection of Developer: The developer’s appointment occurs during an SGM monitored by a Registrar’s official. The
The Act’s Section 79A empowers the government to issue rules and guidelines aimed at facilitating smooth redevelopment for such societies. Among these guidelines, the most recent one, popularly known as the ‘79A Guidelines’, was issued on July 4, 2019
meeting requires a quorum of two-thirds and consent from 51% of members. The session is video-recorded to maintain transparency.
● Development Agreement (DA): The DA is the most critical document in the redevelopment process. Its provisions must be drafted with input from a competent advocate. Section 79A recommends specific terms to be included, such as a 36-month completion period, a bank guarantee equivalent to 20% of the project cost, and permanent alternate accommodation agreements registered before vacating the premises. Additionally, rent for interim accommodation in nearby areas, details on RERA carpet area, and other safeguards must be incorporated into the agreement.
THE CHALLENGES
There are many challenges surrounding redevelopment. Despite the 79A Guidelines being designed to ensure smooth redevelopment, they are still considered advisory rather than mandatory. Judicial decisions highlight that the guidelines lack binding legal force, but ambiguity persists on the issue. Though these guidelines are created to ensure the smooth process of redevelopment, at this juncture, there are various decisions of the courts that mention that it is merely a directive and not mandatory. However, there is no conclusive decision to date on the issue; the legal position remains that it is a mere directive having no mandatory force.
While addressing members’ grievances regarding the violation of 79A guidelines, courts often rely on the principle of majority rule. However, in my experience, while this approach is sometimes necessary, it can also suppress legitimate concerns raised by the minority. For instance, in one particular case, committee members secured a majority by influencing older, infirm members and those residing elsewhere. Consequently, the voices of just two out of 18 members—who were actually residing in the building—were overruled. These members had raised valid concerns about the lack of guarantees or security from the developer regarding the completion of the project. They proposed including enforceable legal provisions in the Development Agreement (DA) to mitigate potential risks.
Despite their reasonable suggestions, the managing committee dismissed them, and the court upheld the majority’s decision, citing their collective wisdom.
Such scenarios make it difficult for minority members to continue a legal battle, often leaving the issue unresolved. It is, therefore, imperative for managing committees to incorporate all valid suggestions, regardless of whether they come from the majority or the minority. Addressing concerns transparently and inclusively helps avoid future disputes and ensures members’ interests are protected.
The registrar’s role in the redevelopment is limited to monitoring whether there was a proper quorum in the SGM to appoint a developer. In my candid opinion adding the Registrar’s Office in the process of redevelopment with such a limited role is absolutely unnecessary. Moreover, hidden efforts and costs associated with it often raise apprehensions.
The mandate requiring only 51% of members’ consent for redevelopment projects is inadequate. While achieving the original threshold of 70% consent was challenging, it was a fair and reasonable requirement. Even though the current rule mandates just 51%, societies should aim for the highest possible consensus. Doing so fosters inclusivity, minimises opposition, and ensures a smoother decision-making process. With my experience over several decades, I noticed that to maximise benefits from redevelopment and safeguard members’ interests, it is essential to foster cooperation. Societies with united members can negotiate better terms with developers, gaining lucrative
offers and benefits. Seeking legal advice since the inception of the project, though, is not mandatory under any rules. However, it is the most crucial for avoiding disputes and delays, and to meet future contingencies. Adopting Government Guidelines and adhering to 79A and other guidelines ensures proper execution of redevelopment projects; it is the simplest thing that one can do for a transparent and smooth process.
A word of caution for managing committees: Redevelopment is a significant decision involving substantial financial stakes and the crucial responsibility of vacating members from their homes and ensuring their timely return to redeveloped premises. This task carries immense moral and legal obligations. To navigate this complex process, it is advisable to seek legal advice and guidance at the very inception of the project. Ideally, this should happen even before appointing the PMC and as soon as applications for redevelopment are received from members. Adhering to government guidelines issued periodically will help ensure a smooth and successful process.
I extend my heartfelt wishes to all redevelopment aspirants and readers embarking on this transformative journey. Redevelopment is not merely a process of reconstructing buildings; it is an opportunity to rebuild communities, secure better futures, and enhance the lives of all involved. By prioritising transparency, inclusivity, and diligence, both managing committees and members can turn this ambitious endeavour into a success story. May every redevelopment project serve as a testament to collaboration, responsibility, and shared progress. Best wishes to all!
Adv. Uma Kshirsagar-Wagle has been practising in the Bombay High Court for over three decades and specialises in property and redevelopment matters. She is a Senior Advocate for organisations such as the Mumbai Municipal Corporation and is former Vice-President of the Advocates Association of Western India. Contact Uma Kshirsagar-Wagle on 9820057325.
ROHIT JAIN Deputy Managing Partner Economic Laws Practice
GOURAV SOGANI Partner Economic Laws Practice
Navigating the Legal Landscape
Rohit Jain and Gourav Sogani of Economic Laws Practice explore four key legislations that govern redevelopment projects
UNDERSTANDING REDEVELOPMENT AND ITS IMPORTANCE
As urban decay accelerates, redevelopment isn’t just a policy buzzword anymore. Over time, many older buildings have become either structurally unsafe or economically unviable to maintain. Beyond safety, redevelopment also provides the opportunity to enhance the standard
of living of residents. While in certain cases, such redevelopment is mandated by the relevant corporations, others are voluntarily initiated by societies to upgrade the old buildings. Recognising the need for redevelopment, Governments are offering incentives and streamlining regulatory framework to facilitate redevelopment projects.
There are primarily two models of
redevelopment: self-redevelopment and redevelopment by a developer.
Self-Redevelopment
Self-redevelopment, a model which has gained traction in recent years, involves the society itself undertaking the redevelopment of the building. The members pool financial resources, appoint professionals such as development managers, architects and contractors to execute the project. After
completion, the newly constructed flats are allocated to existing members, and the additional units which are constructed using the balance Floor Space Index (FSI) are sold to independent buyers for monetary consideration
Redevelopment by developers
The second and the most widely adopted model is the redevelopment by a developer. Under this arrangement, the society executes a development agreement with the developer. As per this agreement, the society transfers the development rights to the developer. In lieu thereof, the society members receive newly constructed flats free of cost in the new building. The developer utilises the balance FSI to construct additional units that are sold independently to independent buyers for monetary consideration. In most cases the developers also offer temporary accommodation, rent allowances, a corpus fund, and other benefits to the society members during the redevelopment period.
While both models have their distinct advantages, redevelopment is far from a straightforward process. Apart from
practical challenges, multiple legal aspects must be addressed before initiating a redevelopment project. This article explores four key legislations that govern redevelopment projects.
LEGAL FRAMEWORK GOVERNING REDEVELOPMENT
Redevelopment is a process governed by a confluence of central and state legislation, as well as local municipal regulations. This article is based on the legal framework and practices applicable in Maharashtra:
The Maharashtra Regional and Town Planning (MRTP) Act, 1966: This legislation is the cornerstone of
urban development and planning in Maharashtra. Under the MRTP Act, authorities such as the Corporations, slum rehabilitation authorities, and the development board regulate land use, zoning, building permissions, and the grant of FSI, among other things. No development activity can commence without obtaining prior approvals from the relevant planning authority under this Act. Further, in order to undertake the development, it must be ensured that the building plans conform to the development plan of the city and the necessary sanctions have been secured from the relevant authorities. Noncompliance with the MRTP Act renders
Under GST, both legs are subject to tax, as the transaction is not purely monetary but rather based on reciprocal obligations in kind. The valuation, timing of tax liability, and applicable exemptions have been the subject of numerous statutory clarifications and ongoing litigation
any construction activity illegal and liable for penal consequences.
The Real Estate (Regulation and Development) Act, 2016:
Introduced to bring transparency and accountability to the real estate sector, RERA mandates the registration of all real estate projects intended for sale with the respective State Real Estate Regulatory Authorities. In Maharashtra, this authority is MahaRERA. Prior to 2016, there was no statutory regulator overseeing redevelopment projects, nor a uniform formula for calculating carpet area, resulting in inflated pricing. RERA standardises these aspects, ensuring fair pricing and clear disclosure. In the context of redevelopment, both the society and the developer are treated as “promoters” under the Act and are required to register the project with MahaRERA before advertising, marketing, or selling units.
The Indian Stamp Act, 1899:
All documentation executed during the development process such as Development Agreements, Agreements for Sale, and Conveyance Deeds are subject to stamp duty under the Indian Stamp Act, 1899. The duty payable depends on the nature of the document, the market value of the property, or the consideration involved. In a redevelopment project also, stamp duty calculations consider factors such as the cost of construction, market value of land, consideration involved and so on. The Act, though old, has evolved significantly through
judicial interpretations and regulatory amendments, providing legal clarity and minimising ambiguities in property transactions.
GOODS AND SERVICES TAX (GST)
Unlike the clarity provided under planning and property laws, the indirect tax treatment of redevelopment projects remains a grey area. Legal and interpretational disputes continue to arise regarding the applicability of GST in redevelopment transactions. Before addressing the judicial rulings and statutory clarifications, it is important to understand the historical and conceptual framework of taxation in this context.
In self-redevelopment, the housing society effectively assumes the role of the developer and undertakes the project independently. As such, the society may be subject to GST implications similar to those applicable to developers. However, there are various other nuances which require analysis on a case-to-case basis.
However, in redevelopment by a developer, GST law treats the arrangement as a barter transaction: the society grants development rights to the developer, and in lieu, the developer constructs and hands over newly built units to the existing members. This gives rise to two separate but interlinked legs of the transaction—(i) the transfer of development rights by the society to the developer, and (ii) Newly constructed units by the developer to the society members.
Under GST, both legs are subject to tax, as the transaction is not purely monetary but rather based on reciprocal obligations in kind. The valuation, timing of tax liability, and applicable exemptions have been the subject of numerous statutory clarifications and ongoing litigation.
The following sections will explore the tax treatment of each leg of the transaction, the notifications issued, and discuss the key judicial pronouncements.
LEG 1: TRANSFER OF DEVELOPMENT RIGHTS BY SOCIETY TO THE DEVELOPER
Under the erstwhile Service Tax regime, the definition of “service” explicitly excluded any activity involving the transfer of title in immovable property, whether by sale, gift, or otherwise. Although the term immovable property was not specifically defined within the service tax framework, judicial pronouncements held that development rights partake the nature of an immovable property¹. Consequently, no service tax was leviable on the transfer of development rights.
However, the position under the GST regime is still ambiguous. Schedule III of the Central Goods and Services Tax (CGST) Act, 2017 enumerates activities that shall neither be treated as a supply of goods nor a supply of services, thereby excluding them from the scope of GST. While “sale of land” is expressly included in this negative list (paragraph 5 of Schedule III), immovable property or the transfer of development rights are
not specifically mentioned. This gave rise to uncertainty as to whether transfer of development rights, being a transfer of immovable property would fall under the scope of Schedule III. Further, there were a lot of unanswered questions, such as when the tax is required to be paid, the person liable to pay tax, the value at which the tax is required to be paid.
During the initial period taxpayers took the position that the transfer of development rights was a transaction in immovable property and therefore not liable to GST, mirroring the approach under the service tax regime. This interpretation, not being accepted by tax authorities, resulted in the issuance of numerous notices demanding GST on such transactions.
POST
- 2017: GST (W.E.F. MARCH 2019)
To address the prevailing ambiguity and concerns raised by taxpayers, the Government issued a series of notifications effective from April 1, 2019, which significantly changed the tax treatment of development rights under
the GST regime. The key clarification in those notification includes liability under reverse charge on the developer on the transfer of development rights, payment of GST upon receipt of the occupancy certificate (OC) and value based on the price at which units sold to independent buyers nearest to the date of transfer of development rights. Notably, these notifications indicated that the Government’s intent was to levy GST on such transactions from the inception of the GST law.
WRIT PETITIONS BEFORE THE HIGH COURTS
The Government’s intent to levy GST on the transfer of development rights has been met with strong resistance from taxpayers and industry stakeholders, many of whom have approached various High Courts to challenge the constitutional and legal validity of such a levy.
In a landmark judgment, the Hon’ble Gujarat High Court² recently held that the assignment of leasehold rights in land allotted by the Gujarat Industrial
Development Corporation (GIDC) constitutes a transfer of immovable property and is therefore outside the purview of GST. Relying on the Transfer of Property Act, 1882, and established judicial precedents under the erstwhile tax regime, the Court concluded that leasehold rights are a “benefit arising from land”, which should be treated as immovable property. Consequently, GST was held to be not payable on such transactions. While the ruling offers much-needed relief and clarity, the revenue authorities have challenged the decision before the Hon’ble Supreme Court.
Relying on this decision, the Bombay High Court recently granted an interim stay³ on the order issued by the GST authorities seeking to demand GST on the transfer of development rights under a revenue-sharing agreement.
At the core of these legal disputes lies a critical issue as to whether the transfer of development rights can be considered a transaction covered under Schedule III of the CGST Act, 2017.
In essence, the cost of free units is recovered indirectly through sales to third-party buyers, on which tax is already levied. Therefore, imposing GST separately on the free units handed over to society members results in double taxation on the same underlying cost base
Under Entry 49 of List II of the Seventh Schedule to the Constitution of India, the power to legislate and impose taxes on land and buildings lies exclusively with the State Governments. Therefore, any attempt by the Centre to impose GST on such transactions could be seen as an unconstitutional encroachment upon the States’ exclusive taxing powers.
LEG 2: NEW UNITS BY THE DEVELOPER TO THE SOCIETY MEMBERS
The second leg of the redevelopment transaction involves the handover of newly constructed units by the developer to the existing society members ‘free of cost’. Under both the erstwhile Service Tax regime and the current GST regime, this activity has been recognised as a construction service provided by the developer. However, the core legal controversy lies in determining whether this service is liable to tax.
The series of notifications in 2019 by the Government also inter alia provided the valuation mechanism to be adopted for computing GST liability on such transactions. These notifications indicate that specific provisions exist under GST law for taxing free-of-cost units handed over to society members. Given this, the taxability of the second leg remains a litigious issue.
In a redevelopment arrangement, the developer undertakes the construction of units at its own cost and transfers it free of cost to the existing members of the society. These construction costs are factored into the overall project cost, which in turn influences the price charged to independent buyers for the additional units constructed using the balance FSI. In essence, the cost of free units is recovered indirectly through sales to third-party buyers, on which tax is already levied. Therefore, imposing GST separately on the free units handed over to society members results in double taxation on the same underlying cost base.
This issue has been judicially examined in the following two key decisions:
● In Vasantha Green Projects v. Commissioner of Central Tax, GST, Rangareddy [2019 (20) G.S.T.L. 568 (Tri.-Hyd wherein the CESTAT held that the value of apartments handed over to the landowners is included in the cost of construction of the area sold to the independent buyers on which Service Tax has already been discharged. Accordingly, it was held that tax is not separately payable on the apartments handed over to the Landowner. Consequently, it was held that no separate service tax was payable on the free-of-cost units. However, it is important to note that
the matter is currently pending before the Hon’ble Supreme Court.
● Similarly, in Commissioner of CGST & C.Ex., Thane v. M/s Ethics Infra Development Pvt. Ltd. [2022 (1) TMI 1015 – CESTAT Mumbai], the Tribunal reiterated this principle, holding that tax should not be levied again where the cost of free units has already been subsumed in the overall project cost.
As things stand, the legal position regarding taxability of redevelopment projects remain unsettled. While the Government’s intent to bring such transactions within the ambit of GST from the inception of the regime is evident, the judiciary is looking at it positively and adopting a taxpayerfavourable approach. That being said, should the courts ultimately rule that (i) transfer of development rights constitutes sale of immovable property and hence not liable to GST, and (ii) the cost of free units is already subsumed in the overall project cost and not separately taxable under GST, it would mark a significant relief for the real estate sector. This would be especially impactful in urban markets like Mumbai, where the cost of land acquisition is exponentially high. Such clarity and judicial recognition would likely encourage more redevelopment projects.
Rohit Jain is Deputy Managing Partner, Economic Laws Practice (ELP) and Gourav Sogani is Partner, ELP. ELP is a full-service law firm in India with offices in Mumbai, Delhi NCR, Pune, Ahmedabad, Bengaluru, GIFT City and Chennai. (Website: www.elplaw.in)
Seminar on GST
CREDAI-MCHI organised a knowledge seminar on the vexed issue of GST in redevelopment projects
On May 8, 2025, CREDAI-MCHI hosted a focused knowledge seminar at its Mumbai office to decode the implications of the recent Bombay High Court order in the matter of M/s Shrinivasa Realcon Pvt. Ltd. vs. Deputy Commissioner, Anti-Evasion Branch, a ruling that has delivered significant GST relief for homeowners involved in redevelopment projects.
The seminar featured expert insights from a panel that included Mr. Sunny Bijlani, Joint Secretary, CREDAI-MCHI, Mr. Rohit Jain, Deputy Managing Partner at Economic Laws Practice (ELP), and Mr. Harsh Shah, Partner at ELP. The Bombay High Court’s ruling clarified that GST is not applicable where homeowners appoint a developer to carry out redevelopment work, provided there is no sale or transfer of development rights (TDR) or Floor Space Index (FSI). The Court quashed the tax demand under Entry 5B of the relevant GST notification, noting that the agreement was purely for construction and did not involve any transfer of TDR or FSI as per Maharashtra’s Unified DCPR.
Mr. Sunny Bijlani, Joint Secretary, CREDAI-MCHI said: “If Mumbai is to realise its full redevelopment potential, we must address viability challenges head-on. The stark difference in approval costs—₹55,200 per square metre in Mumbai compared to ₹1,800 in Pune and ₹5,500 in Delhi—shows how disproportionately high our development charges are. When you add layers of GST and regulatory ambiguity to that, projects simply don’t take off. Solving these issues isn’t just about helping developers—it’s about providing safer homes to thousands living in dilapidated buildings, improving urban infrastructure, and unlocking housing supply. Fixing GST interpretation and aligning taxation to ground realities can significantly accelerate redevelopment. These are low-hanging fruits with massive economic and social impact, and we urge decision-makers to act swiftly.”
Mr. Harsh Shah. Partner, Economic Laws Practice (ELP) added, “The confusion around the GST treatment of development rights has resulted in a wave of litigations across the country— with cases pending in Bombay, Delhi, Gujarat, and Karnataka High Courts. The judgement by the Nagpur bench of the Bombay High Court has been misinterpreted in some quarters as a blanket exemption from GST, which is inaccurate. The court merely ruled that GST on development rights is not payable under the reverse charge mechanism—it did not abolish the tax
altogether. Until the GST Council or a larger bench of the High Court gives a conclusive verdict, developers remain exposed to legal and financial risk. A clear and consistent interpretation of GST law, in line with the nature of redevelopment transactions, is essential to restore confidence in the sector.”
Mr. Rohit Jain, Deputy Managing Partner, Economic Laws Practice (ELP) mentioned, “The redevelopment model is critical to achieving the goal of ‘Housing for All’, especially in urban centres like Mumbai. However, the current GST regime has inadvertently made many of these projects financially unviable. Developers today face up to four layers of GST—5% on sale to customers, 18% on transfer of development rights, 5% on units handed back to existing residents, and non-creditable GST on construction materials. These cascading taxes severely impact margins and slow down redevelopment. It is important to clarify that despite recent High Court rulings, GST is still applicable—either under forward or reverse charge mechanisms—and the confusion in interpretation must be addressed urgently. CREDAI-MCHI, along with several developers, has made detailed representations to the GST Council, and we hope for swift intervention to reclassify development rights as immovable property, which should not attract GST under prevailing laws.”
According to CREDAI-MCHI, over 25,000 buildings in the MMR are eligible for redevelopment, with an estimated project value exceeding ₹30,000 crore. The Maharashtra Housing and Area Development Authority (MHADA) has already initiated structural audits for nearly 13,000 cessed buildings in South Mumbai, underscoring the urgent need for redevelopment.
The judgment is expected to stimulate redevelopment in Mumbai—a city where vertical growth remains the most practical solution amid limited land availability and aging infrastructure.
CREDAI-MCHI reiterated its commitment to facilitating smoother redevelopment processes and supporting housing societies with clearer legal frameworks.
(L-R) Mr Rohit Jain, Mr Sunny Bijlani, and Mr Harsh Shah share expert insights on GST implications for redevelopment at CREDAI-MCHI’s seminar in Mumbai
Some Definitions
ACCESS means a clear approach to a plot or a building.
ACCESSORY BUILDING means a building separated from the main building on a plot, and put to one or more accessory/ancillary use.
ACCESSORY/ANCILLARY USE
means use of the building, subordinate and customarily incidental to the principal use.
ACCOMMODATION RESERVATION
means a plot of land reserved for public purpose, where the land owner has an option of handing over the specified the part of land along with the developed amenity to MCGM, for the intended public purpose free of cost and free from any encumbrances and developing balance land with permissible basic FSI and Development Right (DR) potential of such balance land as permissible under these regulations
ADDITION AND/OR ALTERATION
means change from one occupancy to another, or a structural change, such as addition to the area or height, or the removal of part of a building, or a change to the structure, such as the construction
or cutting into or removal of any wall or part of a wall, partition, column, beam, joist, floor including a mezzanine floor or other support, or a change to or closing of any required means of ingress or egress, or change to fixtures or equipment, as provided in these Regulations.
AMENITY SPACE means a statutory space provided in any layout/plot to be used for any of the amenities/utilities specified in these regulations.
ARCHITECT means a person registered as an architect under the provisions of the Architects Act, 1972.
ATRIUM means the area comprising the entrance lobby or common entrance hall of the building or common area at any single floor level which serves as a Common Open Spaces for more than one floor.
BUILT-UP AREA means the area covered by a building on all floors including cantilevered portion, if any, but excluding cladding and the areas specifically exempted under these Regulations for the purpose of computation of FSI.
CANOPY means a cantilevered projection over any building entrance.
CARPET AREA would have the same meaning as defined in Real Estate (Regulation and Development) Act, 2016. Provided further that in case of redevelopment schemes under the provision of DCPR 33(5), 33(7), 33(7) (A), 33(9), 33(9)A, 33(10), 33(10)A for the purpose of rehabilitation area and incentive thereon only, “Carpet area” means the net usable floor area within a building excluding that covered by the walls or any other areas specifically exempted from floor space index computation in these Regulations.
CHAJJA means a structural overhang provided over openings on external walls for protection from the weather
CLUSTER means any defined area with proper access comprising dwelling units, buildings, chawls, etc.
CONTIGUOUS HOLDING means a contiguous piece of land under one ownership irrespective of separate property register cards.
CORRIDOR means a common passage
or circulation space including a common entrance hall.
COURTYARD means a space permanently open to the sky within the site around a structure or surrounded by structure and may be paved/concreted.
CURB CUT means a small solid (usually concrete) ramp that slopes down from the top surface of a sidewalk or footpath to the surface of an adjoining street. It is designed for ease of access for pedestrians, bicyclists and differently abled people.
DEMONSTRABLE HARDSHIP
Demonstrable hardship means plot under development/ redevelopment affected due to Nalla, Nallah/river buffer, road widening, height restriction due to statutory restriction as per these Regulations, such as railway buffer, height restrictions in the vicinity of the Airport, height restriction in the vicinity of defence establishments, and/or any other restrictions as per the provisions of these Regulations affecting the project, odd shape plot, rehabilitation of existing tenants/occupants on small size plot/s. This list is illustrative and not exhaustive.
FIRE RESISTANCE means the duration of time during which a fire-resistant material i.e. material having a certain degree of fire resistance, fulfils its function of contributing to the fire safety of a building when subjected to prescribed conditions of heat, load, or restraint. The fire resistance test of structures shall be done in accordance with IS: 3809-1966 Fire Resistance Test of Structure.
FLOOR SPACE INDEX (FSI) means the quotient of the ratio of the combined gross floor area of all total covered area on all floors combined gross floor area of all floors, excepting areas specifically exempted under these Regulations, to the gross area of the plot, viz.:
FSI = Total covered area on all floors Plot area
FOUNDATION means that part of the structure which is in direct contact with and transmitting loads to the ground.
FUNGIBLE COMPENSATORY AREA
means any built-up area permitted over and above the admissible FSI by a special permission of the Commissioner in accordance with the Regulation No. 31(3).
“GARAGE” means a place within a project having a roof and walls on three sides for parking any vehicle, but does not include an unenclosed or uncovered parking space such as open parking areas.
OCCUPANCY or USE means the principal occupancy or use for which a building or a part of it is used or intended to be used, including contingent subsidiary occupancies; mixed occupancy buildings being those in which more than one occupancy are present in different portions of the buildings.
OWNER means a person who receives rent for the use of the land or building or would be entitled to do so if it were let, and includes:
(i) an authorised agent or trustee who receives such rent on behalf of the owner;
(ii) a receiver, executor or administrator, or a manager appointed by any court of competent jurisdiction to have the charge of or to exercise the rights of the owner;
(iii) an agent or trustee who receives the rent of or is entrusted with or is concerned with any building devoted to religious or charitable purposes; and (iv) a mortgagee in possession.
PLINTH means the portion of a structure between the surface of the surrounding ground and surface of the floor immediately above the ground or
Source: Development Control and Promotion Regulation (DCPR) 2034
basement or any storey level.
PLINTH AREA means the built-up covered area measured at the plinth level
REFUGE AREA means an area within the building for a temporary use during egress. It generally serves as staging area which is protected from the effect of fire and smoke.
ROAD WIDTH
or
WIDTH OF ROAD/
STREET means the whole extent of space within the boundaries of a road when applied to a new road/street, as laid down in the city survey or development plan or prescribed road lines by any act or law and measured at right angles to the course or intended course of direction of such road.
STILT means a space within framework of columns, beams and slabs without enclosure of walls over which the building rests. It is used for parking purposes/other services as provided under the Regulations.
STOREY means the portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it, then the space between any floor and the ceiling next above it.
TRANSFERABLE DEVELOPMENT
RIGHTS (TDR) is compensation in the form of Floor Space Index (FSI) or Development Rights which shall entitle the owner for construction of built-up area subject to provisions in this regulation. This FSI credit shall be issued in a certificate which shall be called as Development Right Certificate (DRC).
VOLUME TO PLOT RATIO (V.P.R.) means the ratio expressed in meters of the volume of a building measured in cubic meters to the areas of the plot measured in square meters.
Common Terms Explained
FLOOR SPACE INDEX (FSI) refers to the quotient obtained by dividing the total Built- Up Area (BUA) of all floors by the plot area. For example, the FSI of 1 on a 100 sqm plot translates to 100 sqm of BUA.
FLOOR AREA RATIO (FAR) is similar in concept to the FSI. The FSI value of 1 can be represented as 100 % FAR.
DEVELOPMENT CONTROL
REGULATIONS (DCR) of the city govern the building envelope based on FSI, maximum ground coverage of the building, maximum building height or number of floors, minimum building setbacks and margins, minimum open spaces, minimum parking, and other requirements.
BASE FSI is the basic FSI permitted by the competent authority as a matter of right without any cost.
CHARGEABLE/PREMIUM FSI is the FSI available by additional payment to the competent authority as per the applicable rules.
MAXIMUM PERMISSIBLE FSI is the FSI that includes the base and chargeable FSI.
TDR CERTIFICATE/ DEVELOPMENT RIGHTS CERTIFICATE (DRC) is a certificate issued by the competent authority to an owner or a lessee of the land on surrender of the gross ‘area’ of the land which is required for public purpose. Such ‘area’ of land must be free of cost and free from all encumbrances. The certificate comprises details like FSI/FAR credit in square meters of the builtup area to which the owner or lessee is entitled, the place from where it is generated and the rate of that plot as prescribed in the Annual Statement of Rates issued by the Registration Department or other concerned department for the concerned year.
SENDING ZONES means a zone of land or part thereof which is proposed to be surrendered to the competent authority in lieu of a TDR certificate. Similarly, ‘Originating plot’ means the plot in which the development right originated due to surrender of ‘Area’.
RECEIVING ZONE means a zone of land or part thereof over which the TDR certificate is proposed or permitted to be utilised.
CONVEYANCE The transfer of title of ownership of moveable and immoveable property from the original owner/s to the ultimate purchaser by executing the conveyance deed. Conveyance offers multiple advantages. These include getting the proper title; retaining additional FSI; the property being free and marketable; raising loans and permission for reconstruction of the property, among other things.
DEEMED CONVEYANCE is a legal process in which the ownership of land and buildings in a housing society is transferred from the builder/developer to the society, even if the builder is uncooperative. This process is initiated when the builder fails to execute a regular conveyance deed within a specified time after the society’s formation. Essentially, it allows the society to obtain legal ownership of the property without the builder’s active participation.
