In a major boost for small shopkeepers and commercial slum dwellers, the Slum Rehabilitation Authority (SRA) has passed an important order that ends a long-standing dispute in the Aman Shanti Co-operative Housing Society Ltd. project at Hanuman Tekdi, Goregaon (East), Mumbai.
The project, spread across several CTS numbers near the Western Express Highway, involves redeveloping the area with M/s. Indu Construction as the developer. Hundreds of families and shop owners have been waiting for years for their new homes and shops under the slum rehabilitation scheme.
The main issue? Under SRA rules, every eligible shopkeeper gets up to 225 square feet (about 20.90 sq. m.) of new commercial space completely free as part of the rehabilitation. But if someone originally had a larger shop, they have the legal right to buy the extra area (up to their old size). The rule says this extra space must be sold at a preferential (favourable) rate based on the project’s free-sale commercial portion – not at sky-high market prices.
Back in September 2024, an SRA officer had already ruled that the developer must sell this extra area fairly and sign proper agreements with each shopkeeper. Most of the 25 affected shopkeepers (around 19) agreed peacefully with the developer last year and settled for ₹21,000 per square foot for their extra space. They even signed consent papers in August 2025 and dropped their complaints.
However, six shopkeepers held out, saying the developer was demanding much higher rates – up to ₹35,000 per sq. ft. on the ground floor and ₹55,000 on the first floor. They approached the Bombay High Court, which in July 2025 directed the SRA’s Chief Executive Officer to hear everyone and decide fairly.
After a detailed hearing on November 25, 2025 (with lawyers for the shopkeepers, the developer, and the society), CEO Dr. Mahendra Kalyankar issued the order on January 8, 2026.
Key points from the order that matter to you:
- The six remaining shopkeepers (and any similar cases) do have the right to buy their extra space beyond 225 sq. ft.
- The rate must be fair – the lower of:
- The actual market rate for similar commercial spaces in the Goregaon area/project, or
- ₹21,000 per sq. ft. (the same rate the majority already happily accepted).
- The developer must now quickly prepare, sign, and register individual Permanent Alternate Accommodation Agreements (PAAA) with these six shopkeepers at this fair rate. Just depositing drafts earlier doesn’t count – proper legal registration is required.
- The housing society’s objections to giving extra space were rejected – the law clearly allows it.
- An old SRA circular (No.70) that some wanted to use for even lower rates does not apply here, as this is a standard eligible commercial slum case under main redevelopment rules.
This decision brings relief to the hold-out shopkeepers, who can now get their extra space without paying exorbitant amounts. It also helps the overall project move forward, benefiting the 689 slum dwellers in the scheme who have been affected by delays.
For other SRA projects across Mumbai: This order shows that SRA listens when shopkeepers raise genuine issues about fair pricing. If you’re in a similar situation – fighting over extra commercial area, high rates, or delayed agreements – keep records of your original shop size (from Annexure-II or surveys), gather evidence of what others in your project paid, and approach SRA or the courts if needed. Majority agreements (like the ₹21,000 here) often become a strong benchmark for fairness.
The full order is available through SRA records (reference: SRA/CEO/H.C. Dir./Aman Shanti SRA CHS Ltd./02/2026). Affected parties can contact SRA’s Bandra office for more details.
This ruling is a reminder: In slum rehabilitation, the law protects both residents’ rights and the project’s progress – and fair negotiation often wins the day.
