CRESCERA GROUP / DEVELOPMENT AUTHORITIES
Development Authorities in the Mumbai Metropolitan Region
Understanding the Planning Framework Behind Land Opportunities
The Mumbai Metropolitan Region (MMR) brings together established urban centres and emerging development corridors. Across this region, land is governed by different planning authorities, notified development areas and infrastructure frameworks.
Why Planning Jurisdiction Matters
For a land buyer, identifying the authority responsible for a property is an essential starting point.
It helps establish which planning documents, land-use regulations, development permissions and scheme conditions need to be examined.
Our Approach at Crescera Group
At Crescera Group, we consider a property’s planning jurisdiction alongside its ownership, title history, legal access and transaction requirements.
A location associated with a major government project must still be assessed at the individual property level.
Understanding Authorities, Notified Areas & Planning Roles
CIDCO, MMRDA, KSC New Town, NAINA and MSRDC are important names in MMR land development, but they do not all represent separate authorities.
A development corporation that also performs planning functions in designated areas.
A metropolitan development authority with regional planning and infrastructure responsibilities.
A notified development area for which MMRDA acts as New Town Development Authority.
A notified planning area for which CIDCO is the Special Planning Authority.
Develops major road infrastructure and has planning responsibilities in specifically notified areas.
Understanding these distinctions helps buyers identify the correct authority, planning documents and applicable conditions for an individual property.
A Closer Look at Key Development Authorities in the MMR
CIDCO
Navi Mumbai’s Planned Development
What Is CIDCO?
The City and Industrial Development Corporation of Maharashtra Ltd. is the Government of Maharashtra undertaking associated with Navi Mumbai’s planned development.
Established in 1970, CIDCO helped shape Navi Mumbai as an alternative urban centre to Mumbai, bringing together residential neighbourhoods, employment locations and supporting infrastructure.
Where Is CIDCO Relevant?
CIDCO’s planned development includes established and emerging nodes such as Vashi, Nerul, CBD Belapur, Kharghar, Kalamboli, New Panvel, Ulwe, Dronagiri and Pushpak Nagar, among others.
Its relevance to a particular property depends on the property category, location and applicable documents.
A CIDCO-allotted plot and privately owned land near a CIDCO-developed node should not be treated as the same type of asset.
CIDCO’s Developed-Land Schemes
CIDCO’s land-development history includes two distinct frameworks:
- 12.5% Scheme: Related to eligible persons whose land was acquired for Navi Mumbai’s original development.
- 22.5% Package: Related to eligible landowners affected by Navi Mumbai International Airport acquisition.
For scheme-related properties, buyers need to understand actual entitlement, allotment status, lease conditions and transfer requirements, not simply the percentage in the description.
MMRDA
Regional Planning & Strategic Development
What Is MMRDA?
The Mumbai Metropolitan Region Development Authority was established on 26 January 1975 under the MMRDA Act, 1974.
Its responsibilities include regional planning, infrastructure development, development financing and the promotion of new growth centres.
From BKC to New Growth Areas
Bandra–Kurla Complex (BKC) is one of MMRDA’s most prominent development projects.
MMRDA was appointed its Special Planning Authority in 1977 to help create an alternative commercial centre and reduce the concentration of business activity in South Mumbai.
BKC demonstrates MMRDA’s experience in developing a planned economic centre.
Its role now also includes the planning of KSC New Town, commonly known as Third Mumbai, across parts of Raigad district.
MMRDA and Land Assessment
For land buyers, MMRDA’s involvement provides a regional planning context.
The notified boundary, applicable land-use provisions, acquisition status and relevant approval conditions still need to be checked for each property.
Third Mumbai, NAINA & MSRDC Development Areas
KSC New Town / NTDA
Third Mumbai / Mumbai 3.0
What Is KSC New Town?
KSC stands for Karnala–Sai–Chirner.
Commonly called Third Mumbai or Mumbai 3.0, KSC New Town is a notified development area in Raigad district.
On 15 October 2024, the Government of Maharashtra appointed MMRDA as its New Town Development Authority (NTDA).
NTDA describes MMRDA’s statutory role in this context. It is not a separate organisation.
Area & Village Coverage
The notified area covers approximately 323.44 sq. km across 124 villages.
| Taluka | Villages |
|---|---|
| Uran | 29 |
| Panvel | 7 |
| Pen | 88 |
| Total | 124 |
These figures describe the notified area, not the number of villages already acquired or developed.
The Planned Development Approach
MMRDA states that KSC New Town is being planned primarily on the framework of CIDCO’s Navi Mumbai development model.
The approach involves land surveys, existing land-use studies, planning proposals, infrastructure development, government approvals and phased implementation.
MMRDA’s announced land framework also includes a 22.5% developed-land return option for eligible participants, subject to its own policy and conditions.
This is a separate MMRDA arrangement, not an extension of CIDCO’s airport scheme.
Inclusion in KSC New Town does not automatically establish acquisition compensation, developed-plot entitlement or development approval.
NAINA
Navi Mumbai Airport Influence Notified Area
What Is NAINA?
NAINA stands for Navi Mumbai Airport Influence Notified Area.
Through a notification dated 10 January 2013, the Government of Maharashtra designated the area and appointed CIDCO as its Special Planning Authority under the Maharashtra Regional and Town Planning Act, 1966.
NAINA is therefore a planning area administered by CIDCO, not a separate development corporation.
Town Planning Schemes & Development Planning
NAINA’s planning framework includes development plans, development regulations and Town Planning Schemes, commonly called TPS.
CIDCO publishes scheme-specific documents through its NAINA portal.
What Buyers Should Check
- Does the survey number fall within the current notified boundary?
- Which development plan and regulations apply?
- Is the property included in a Town Planning Scheme?
- What is the scheme’s current approval and implementation status?
- Which documents establish the rights being offered?
Descriptions such as “NAINA land” or “airport-area land” should be supported by the specific planning records applicable to the property.
MSRDC
Road Infrastructure & Notified Planning Areas
What Is MSRDC?
The Maharashtra State Road Development Corporation Limited is associated with major expressway, highway and bridge projects.
Its role is not limited to road construction.
MSRDC has also been appointed as a planning authority for specifically notified areas, including areas along the Mumbai–Pune Expressway.
Where Is MSRDC Relevant to Land Buyers?
MSRDC’s published November 2018 development-plan report covers 71 villages in Panvel and Khalapur talukas, with an area of approximately 186.72 sq. km.
Its website also publishes subsequent sanctioned modification documents relating to the 71-village development plan.
These records make it important to check the latest applicable notification and plan rather than relying only on an older map or broad location description.
Road Proximity vs Planning Jurisdiction
A property may be close to an MSRDC road without being governed by MSRDC as its planning authority.
Buyers should distinguish between:
- Land near an infrastructure corridor.
- Land affected by a road alignment or acquisition.
- Land within an MSRDC-notified planning area.
Each situation requires a different documentary assessment. Road connectivity does not automatically establish planning jurisdiction or development rights.
A Quick Guide to the Main Frameworks
The following comparison distinguishes each organisation or notified area from its relevance to property assessment.
| Name | What It Represents | Land Assessment Relevance |
|---|---|---|
| CIDCO | Development corporation with designated planning functions | Navi Mumbai development, allotted properties and applicable scheme conditions |
| MMRDA | Metropolitan development authority | Regional planning, infrastructure and designated development areas |
| KSC New Town / NTDA | Notified new town; MMRDA acts as NTDA | Property-specific planning and acquisition status within the notified area |
| NAINA | Notified planning area; CIDCO acts as Special Planning Authority | Development plans, regulations and relevant Town Planning Schemes |
| MSRDC | Road-development corporation with planning roles in notified areas | Infrastructure alignments and applicable notified development plans |
What Should Buyers Establish Before Purchasing?
A clear property assessment brings ownership and planning information together.
The Property’s Identity
Establish the village, survey or gat number, area, boundaries and records identifying the land.
Ownership & Transfer Rights
Review who owns the property, what rights the seller holds and whether the proposed transfer requires permissions or fulfilment of conditions.
Current Planning Jurisdiction
Confirm the authority currently responsible for the property. Planning boundaries and responsibilities should be checked against official notifications.
Land Use & Scheme Status
Identify the applicable plan, zoning, reservations and any relevant acquisition, land-pooling, allotment or Town Planning Scheme documents.
Access & Infrastructure
Distinguish existing legal access from proposed connectivity. A nearby road, airport or railway does not by itself establish access to the property.
Conditional Future Outcomes
Separate rights already supported by official documents from outcomes dependent on future approvals, eligibility decisions or implementation.
Crescera Group – A Documentation-Focused Approach
Crescera Group is an MMR-focused land and real estate company specialising in land clearance, acquisition and selected investment opportunities.
We purchase suitable land from farmers and landowners and offer opportunities to investors across Navi Mumbai, KSC New Town, NAINA and other emerging MMR locations.
Our focus also includes Karjat, Khopoli, Chowk and relevant MSRDC development and planning areas, subject to property-specific jurisdiction.
Our process considers the property’s ownership and title alongside its planning jurisdiction. Depending on the opportunity, this includes reviewing:
- Ownership records and title history
- 7/12 extracts and mutation entries
- Survey details and available maps
- Planning-authority notifications
- Zoning and development-plan information
- Acquisition notices and consent records
- Entitlement, allotment and transfer documents, where applicable
- Access and relevant transaction requirements
Our aim is to explain what is being offered, which records support it and which matters require further verification.
Independent Company: Crescera Group does not represent CIDCO, MMRDA, MSRDC or any other government or planning authority.
Important Sources & References
For property-level decisions, the applicable authority’s current notifications, planning maps and statutory records should be reviewed.
Explore MMR Land Opportunities with Crescera Group
The authority name provides the planning context. The individual property’s records establish the basis for a transaction.
We help investors understand the relevant planning framework, property documentation and transaction requirements across our focus locations.
Get in Touch
Connect with Crescera Group to discuss available land opportunities across the MMR and the documentation relevant to your preferred location and intended purchase.
Call +91 9137453824