CRESCERA GROUP / CIDCO
CIDCO 22.5% Scheme
Connecting Airport-Affected Landowners with Planned Urban Growth
Connecting Airport-Affected Landowners with Planned Urban Growth
The CIDCO 22.5% Scheme was developed for eligible landowners whose land was acquired for Navi Mumbai International Airport and related works. Its central idea was to connect land acquisition with participation in future development: eligible landowners could receive developed plots rather than only a monetary settlement.
The scheme forms an important part of the airport region’s development story. Today, MMRDA’s Mumbai 3.0 framework includes a similar 22.5% developed-land return option, carrying forward the broader principle of landowner participation under a separate policy.
The Concept Behind the Scheme
Large infrastructure projects require land, but their development also changes the character of the surrounding region. The airport compensation model sought to give eligible landowners an opportunity to remain connected to that transformation.
The concept was to provide developed-land entitlement within a planned urban framework. This gave beneficiaries a property interest linked to the developing region, rather than ending their involvement with a one-time cash payment alone.
Contemporary reporting on the airport package described its structure as 10% developed land in lieu of cash compensation, together with a 12.5% rehabilitation component. The detailed entitlement and allotment remained subject to the governing policy.
This approach linked two objectives: assembling land for a major infrastructure project and providing eligible affected landowners with a continuing stake in regional development.
When Was the Scheme Introduced?
The airport’s 22.5% developed-land package was publicly reported in November 2013. Its formal policy and implementation framework followed through Government of Maharashtra resolutions in 2014.
CIDCO’s official entitlement records refer to government resolutions dated:
These dates distinguish the initial announcement of the package from the government decisions that governed eligibility and implementation.
Official reference: CIDCO – 22.5% Entitlement Lists
How Was the Scheme Implemented?
Implementation involved more than announcing a percentage. It required determining eligible beneficiaries, establishing their entitlements, preparing developed plots and carrying out allotments.
Identification of Eligible Landowners
The acquisition records and applicable policy were used to determine eligibility. CIDCO’s official records state that the Collector of Raigad determined eligibility and approved beneficiary lists for the 22.5% scheme and the associated rehabilitation and resettlement framework.
Determination of Developed-Land Entitlement
Eligible beneficiaries’ developed-land entitlement was assessed under the approved compensation framework.
The term “22.5%” describes the scheme’s developed-land structure. The actual allotment must be understood through applicable policy provisions, deductions and individual entitlement records, rather than applying the percentage in isolation.
CIDCO’s published regulations also address the applicable components and infrastructure-related deductions.
Development of Rehabilitation Areas
Implementation included preparing locations for affected communities and beneficiaries. Reporting from 2014 recorded land-development work at Wadghar and Vahal as part of the rehabilitation process.
The wider programme included rehabilitation measures for families displaced from the airport site, alongside land-compensation arrangements. CIDCO’s environmental compliance records identify the March and May 2014 government resolutions as governing the approved rehabilitation package.
Allotment of Plots
CIDCO implemented allotments through documented processes, including computerised draws.
Its official website maintains separate entitlement lists, draw results and notices for the 22.5% and rehabilitation schemes.
Allotments have continued over time. For example, a March 2025 draw allotted 13 plots: 12 under the rehabilitation and resettlement scheme and one under the 22.5% scheme.
Each category may have different eligibility records, allotment terms, lease documentation and transfer conditions.
Why the Scheme Was Significant
The scheme created a pathway from ownership of acquired land to an entitlement in developed urban land.
Its significance was not simply the percentage. It was the opportunity for eligible landowners to hold an asset within a planned development framework associated with a major infrastructure project. The airport programme combined this developed-land approach with rehabilitation support for affected communities.
The outcome for each beneficiary nevertheless depended on eligibility, allotment, location and the conditions governing the property.
How MMRDA Is Using a Similar Model for Mumbai 3.0
MMRDA has incorporated a similar landowner-participation concept into its Mumbai 3.0 land-acquisition framework.
In an official 2026 announcement, MMRDA described a land-pooling option — “undeveloped land for developed land” — offering a 22.5% developed-land return.
It forms one of several options, rather than being the only compensation route available under the policy.
Location of Developed-Land Allotments
MMRDA’s announcement specifies the following taluka-wise allotment arrangement:
Landowners in Uran and Panvel talukas will receive their applicable developed-land allotment in Uran taluka.
Landowners in Pen taluka will receive their applicable developed-land allotment in Pen taluka.
MMRDA describes this approach as a way to keep landowners involved in the region’s long-term growth.
Its April 2026 announcement also reported that it had secured 216 acres for Mumbai 3.0, indicating that the wider land-procurement programme had moved into implementation.
Official MMRDA references: Participatory Land Acquisition Policy and 216 Acres Announcement
A Similar Principle, a Separate Policy
The connection between the two models is the principle of returning developed land so that landowners can participate in planned urban growth.
However, MMRDA’s framework is not an extension of CIDCO’s airport scheme. It operates under its own policy, authority jurisdiction and implementation conditions.
Associated with land acquired for Navi Mumbai International Airport and related works.
Governed by its own compensation, eligibility, rehabilitation and allotment arrangements.
A separate participatory land-acquisition and land-pooling model for the Mumbai 3.0 region.
Governed by MMRDA’s applicable policy, jurisdiction and implementation requirements.
Important Distinction
The shared 22.5% figure does not make these two schemes interchangeable or automatically establish eligibility for any individual property.
Crescera Group – Land Opportunities with a Documentation-Focused Approach
Crescera Group focuses on land and plot opportunities across Navi Mumbai, Ulwe, Panvel, Uran and emerging locations in the wider Third Mumbai region.
We purchase land from farmers and landowners and offer relevant opportunities to investors. Where a property is connected with an acquisition or developed-land framework, our approach focuses on understanding its current status and the rights supported by its records.
Documentation and Property Verification
Depending on the property, our review considers:
Our aim is to help buyers distinguish between privately owned land, an acquisition-related entitlement and an already allotted developed plot.
Explore Land Opportunities with Greater Clarity
The CIDCO airport package and MMRDA’s Mumbai 3.0 framework illustrate how developed-land participation can form part of regional growth.
For a buyer, the next step is understanding the individual opportunity: what is being sold, which documents support it and which authority’s conditions apply.
Connect with Crescera Group to discuss available properties, your preferred location and the documentation relevant to your intended purchase.
Official Sources and References
The information on this page is supported by CIDCO and MMRDA publications, along with historical reporting on the airport compensation and rehabilitation process.
- CIDCO – 22.5% Scheme and Rehabilitation Entitlement Lists
- CIDCO – Environmental Compliance and Rehabilitation Documentation
- MMRDA – Mumbai 3.0 Participatory Land Acquisition Model
- MMRDA – 216 Acres Secured for Mumbai 3.0
- Down To Earth – Historical Airport Compensation Reporting
- The Indian Express – CIDCO Allotments in March 2025
Explore Land Opportunities with Crescera Group
Connect with Crescera Group to discuss land and plot opportunities in Navi Mumbai, Uran, Panvel and Third Mumbai, with a focus on ownership, documentation and informed property decisions.
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