What Is Gairan Land?

Gairan land refers to village common grazing land — pasture traditionally reserved for the free use of village cattle under the Maharashtra Land Revenue Code, 1966. These lands were historically off-limits for any alternative use. Over decades, however, rapid urbanisation has brought large tracts of such land within the jurisdictions of Municipal Corporations and Municipal Councils, where they have often remained in legal limbo — neither actively used for grazing nor formally available for civic development.

The Key Change

The amendment inserts a new Sub-section (8) into Section 22A of the Code. In plain terms, it allows Gairan land located within a Municipal Corporation or Municipal Council area — where a final Development Plan has already been notified under the Maharashtra Regional and Town Planning Act, 1966 — to be used for the specific purposes designated for it in that Development Plan. Crucially, this can only happen with prior permission from the State Government.

Why This Amendment Was Needed

The move has been in the making for years. The Supreme Court, in Civil Appeal No. 1132/2011 (Jagpal Singh & Others vs. State of Punjab & Others), had flagged concerns about misuse of common grazing lands across India. Following those observations, Maharashtra issued guidelines in 2011 and amended Section 22A in 2017. More recently, the Bombay High Court’s observations in Writ Petition No. 3098/2021 (Santosh Madhukar Bhondve vs. State of Maharashtra) on September 12, 2024 brought renewed urgency. The 2026 amendment is the government’s legislative response — designed to provide a legal framework to utilise these urban pockets of Gairan land productively and in a planned manner.

What the GR Directs Field Officers to Do

The GR lays down four clear instructions for revenue officials across the state:

First, Gairan lands within Municipal Corporation or Municipal Council limits that are included in a final Development Plan are now eligible for use as per that plan. Second, such lands can only be put to the specific purpose for which they are reserved in the Development Plan — whether that be a school, road, garden, or housing — and no other. Third, prior State Government approval is mandatory before any such land is put to use. Fourth, once approval is granted, the District Collector must update the land records: the “Gairan” entry must be removed and the new designated purpose must be formally recorded.

Scale of the Issue

The amendment is significant given the sheer scale of Gairan land locked in legal uncertainty. According to an affidavit filed by the Maharashtra government before the Bombay High Court in 2022, there are over 2,22,153 illegal constructions on Gairan lands across the state, encroaching upon approximately 10,089 hectares. Separately, the state had identified 7,700 hectares of grazing land for potential diversion for public infrastructure projects statewide. Mumbai-specific figures, however, are not publicly disclosed and would require an RTI query to the relevant Collector’s office.

What It Means in Practice

For cities like Mumbai, Pune, Nagpur, and other Municipal Corporation areas, this amendment effectively creates a lawful pathway to develop land parcels that were previously stuck between their village-era classification and modern urban needs. A plot classified as Gairan but reserved for a public garden in the Development Plan, for instance, can now legally be developed as one — provided the State Government gives the nod.

Urban planners and civic bodies are expected to identify such parcels and initiate the approval process. Legal experts note, however, that the requirement of prior State Government permission adds an important safeguard against arbitrary diversion of these commons.

Also Read: 87 Land Deals for 1862+ Acres Closed in FY-23

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What Were Smart City SPVs?

When the Centre launched the Smart City Mission, each selected city was required to set up a Special Purpose Vehicle — a separate company incorporated under the Companies Act — to plan, appraise, approve, and implement Smart City projects. These SPVs had their own Chairpersons, Boards of Directors, and Chief Executive Officers, typically drawn from senior IAS officers, functioning independently of the parent Municipal Corporation. Maharashtra had eight such SPVs operating across Nagpur, Nashik, Pune, Pimpri-Chinchwad, Thane, Kalyan-Dombivli, Solapur, and Aurangabad (Chhatrapati Sambhajinagar).

What the GR Orders

The GR is sweeping in its scope. It orders the following:

The Chairpersons and Directors of all eight Smart City SPVs are relieved of their positions, and their powers stand transferred to the respective Municipal Corporation Commissioners. The CEO role of each SPV is similarly handed over to the Municipal Commissioner or Additional Commissioner of the concerned corporation.

All contractual officers and employees working under the Smart City SPVs are to be relieved and their charge transferred to regular Municipal Corporation staff — with a compliance report to be submitted to the government by April 30, 2026.

After the transfer of SPV assets to the Municipal Corporation is complete, the CEOs of each Smart City SPV are directed to independently initiate the process of winding up the company incorporated under the Companies Act for the Smart City Mission.

Who Gets Charge of Which City

The GR names specific IAS officers as the new custodians of Smart City powers. For Nagpur, Commissioner Bipin Iyenkar takes over from MMRDA Commissioner Sanjay Mukherjee. In Nashik, Commissioner Manisha Khatri, who was already holding additional charge as SPV CEO, now formally holds full authority. Pune’s Smart City powers move to Commissioner Navalkinshore Ram, while Pimpri-Chinchwad’s go to Commissioner Vijay Suryavanshi. Thane’s Commissioner Saurabh Rao, Kalyan-Dombivli’s Commissioner Abhinav Goyal, Solapur’s Commissioner Sachin Ombale, and Chhatrapati Sambhajinagar’s Commissioner Amol Yedge round out the list.

Why Is This Happening?

The GR’s preamble is candid about the reasons. The Smart City Mission’s operational period ended some time ago, and the Centre has made clear that no further funds will flow for the mission beyond its concluded tenure. All Smart City projects were to be completed by December 2025 — a deadline set at a meeting on April 7, 2025, and communicated through an official memorandum. With the project pipeline wound down and central funding ceased, maintaining parallel institutional infrastructure in the form of standalone SPVs no longer serves any administrative purpose.

The Maharashtra government had already directed the transfer of SPV assets to Municipal Corporations through a letter dated March 27, 2025, and the current GR is the logical follow-through — dismantling the human resource and governance layer of the SPVs as well.

The Larger Picture

The Smart City Mission, launched by the Centre in 2015, was one of India’s most ambitious urban transformation programmes, injecting funds into 100 selected cities for infrastructure, technology, and governance upgrades. Maharashtra had eight cities selected under the mission. However, the programme has faced sustained criticism for delays, incomplete projects, and the creation of parallel bureaucratic structures that sometimes operated at cross-purposes with the parent Municipal Corporations.

By merging Smart City powers back into the Municipal Commissioners’ offices, the Maharashtra government is signalling a consolidation of urban governance — streamlining accountability and reducing institutional duplication. The move also means that any pending Smart City works or assets will now fall squarely under the Municipal Corporation’s responsibility, with no separate body to either credit or blame.

Also Read: Shutdown Impacts Renovation & Interior Work In City

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The state government has set an ambitious target of establishing 400 new GCCs by 2030, with projected investments of over ₹50,000 crore and the creation of nearly 4 lakh new jobs. This policy aims to make Maharashtra a preferred destination for global enterprises seeking innovation-driven and cost-competitive locations.

GCCs Powering India’s Leasing Story

GCCs have emerged as one of the most significant drivers of office leasing across India, accounting for a growing share of total commercial real estate activity. Leasing volumes have seen steady year-on-year growth, with technology, financial services, and automotive remaining dominant sectors. Analysts expect GCC leasing to grow by 15–20% over the next two years, crossing 60–65 million sq ft by 2027.

Maharashtra’s new policy intends to capitalise on this trend by diversifying demand away from over-concentrated hubs and positioning emerging cities as new growth engines.

From Premium Corridors to New Frontiers

Vimal Nadar, National Director & Head of Research at Colliers India, notes that GCCs in India are undergoing a transformative shift — from traditional cost-arbitrage models to innovation-led, domain-specialised and digitally integrated centres capable of handling complex global mandates.

He highlights that Maharashtra’s GCC Policy provides a strong catalyst for expansion, with incentives such as additional FSI, capital support and institutional facilitation. According to him, office space uptake in the state could rise from around 15 million sq ft over the last five years to 20–25 million sq ft in the next five. He also points out that specialised GCC clusters can help broaden Maharashtra’s portfolio into new domains like defense, aerospace, life sciences and renewable energy.

Opportunities and Risks in Equal Measure

Upside Potential:

• Decentralised growth: Tier II & III cities are set to benefit from job creation, infrastructure development and more balanced real estate demand.
• Sector diversification: With targeted incentives, GCCs may expand into cutting-edge fields beyond IT and BFSI, tapping new growth sectors.
• Decongestion of metros: Mumbai and Pune could see moderated demand, while new cities emerge as complementary hubs.

Challenges Ahead:

• Ecosystem readiness: Cities like Nagpur and Nashik will need strong connectivity, skilled talent pools, and institutional support to meet GCC expectations.
• Competitive landscape: Other states such as Karnataka and Telangana have already rolled out aggressive GCC and IT policies, raising the bar.
• Execution is key: The success of Maharashtra’s policy will depend on fast approvals, governance, and on-ground infrastructure delivery.

The Road Ahead

Maharashtra’s GCC policy represents a strategic bid to participate in India’s next wave of global capability expansion. If executed well, it could shift the geography of innovation from a few concentrated hubs to a more distributed network, creating a balanced and resilient growth model for the state’s economy and real estate markets.

Also Read: India’s Office Market Poised for Strong Growth in 2025, Led by Engineering, BFSI, and Flex Spaces

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What is Stamp Duty Adjudication?
When a person buys property, one of the most significant costs—apart from the purchase price—is stamp duty, a tax paid to the government to validate the property transaction. In some cases, there may be uncertainty about the correct amount of stamp duty payable, especially when agreements are complex or involve special clauses. To resolve this, buyers or citizens must apply for adjudication, where the Collector of Stamps assesses and determines the exact stamp duty liability.

How the System Works
The newly launched web application simplifies this process in the following ways:

1. Citizens can fill out the adjudication application form online.
2. After submission, they can download an acknowledgement of the details entered.
3. Physical documents still need to be submitted to the office of the concerned Collector of Stamps.
4. The Collector will then process and decide the case.
5. Applicants can check the status of their adjudication case online, without multiple office visits.

Impact for Homebuyers
This initiative is particularly relevant for homebuyers in cities like Mumbai, Pune, and Nagpur, where property transactions are frequent and stamp duty amounts can be substantial. By moving a significant part of the adjudication process online, the state government aims to reduce uncertainty, improve efficiency, and bring more transparency to property deals.

This digital step will not only save time for citizens but also reduce congestion in stamp offices, thereby improving the overall ease of doing property transactions in Maharashtra.

Also Read: Can Stamp Duty Cut Boost Homebuying?

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The new system, a collaboration between the IGR and the Department of Registration & Stamps, allows for the complete online registration of property agreements, eliminating the need for physical visits to Sub-Registrar Offices (SROs). All key steps—including agreement drafting, Aadhaar-based e-KYC, biometric verification, and payment of stamp duty and registration fees—are now securely executed on a digital platform.

Speaking at the launch, the Honorable Inspector General of Registration, Maharashtra, stated that the initiative is a “transformative step” in bringing government services closer to citizens, aiming to provide “faster, transparent, and hassle-free registration services”. The system is expected to “bring a paradigm shift” in property transactions, improving the buyer experience and operational efficiency for developers.

Dr. Niranjan Hiranandani, a key figure in the Hiranandani Group, lauded the initiative as a “defining moment in the digital transformation of India’s real estate ecosystem”. He expressed pride that Hiranandani is a “first mover” in adopting this reform, emphasizing that technology and transparency are “the twin engines of progress”. The new system is expected to significantly reduce transactional friction and boost the ease of doing business for both domestic and NRI homebuyers.

The benefits of the new e-registration module extend to both buyers and developers. According to real estate experts, the online system reduces paperwork, saves time, and minimizes manual errors. It provides secure, real-time updates and allows parties to conduct transactions from any location at any time, without needing to be present at the same time or place. This initiative aligns with the “One State, One Registration” scheme, which allows citizens to register property documents at any of the 519 sub-registrar offices across Maharashtra, further enhancing convenience and accessibility.

Also Read: Hiranandani Communities launches 1mn sqft of Residential Sector at Hiranandani Fortune city, township in Panvel in FY 23 

The post Hiranandani Fortune City, Panvel, Becomes First to Implement Maharashtra’s New Online Property E-Registration appeared first on Square Feat India.

The ASP scheme was first launched in 2015 to help citizens who lacked the technical knowledge to navigate the online registration process for Leave and License documents. However, over time, the department received numerous complaints about the ASPs, with some even being found to have engaged in irregularities during the document registration process.

According to a report from various regional offices, the ASP scheme is no longer necessary due to increased technical literacy among citizens and wider access to online services. The decision to cancel the ASP appointments was made with the public interest in mind.

The official announcement, made by Ravindra Binwade, I.A.S., the Inspector General of Registration and Controller of Stamps, Maharashtra State, Pune, was issued on August 28, 2025. The circular, states that the decision is effective immediately. Following the new mandate, the department has instructed the relevant Deputy Inspector General of Registration and the Accounts Department to reconcile the security deposits submitted by the ASPs and make appropriate decisions regarding the remaining amount. The circular also directs the removal of all previous circulars and lists related to ASPs from the department’s website.

What this means for tenants?

This decision is a step towards a more transparent and direct process for property transactions, but it also shifts the responsibility of online registration to the tenants and landlords themselves.

Key Directives from the Circular

• The appointment of all Authorized Service Providers (ASPs) for the online registration of Leave and License agreements has been canceled with immediate effect.
• All circulars and lists related to the ASPs are to be removed from the department’s website.
• It is now the responsibility of the tenant and landlord to complete the online registration process for their leave and license agreement.

Also Read: Physical registration of Leave & License re-starts

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Bidding and Property Details

The property, which bears Survey No. 34, consists of N.A. plots along with three G+1 storied residential bungalows. The total area of the land is 3,832.36 square meters. Bids must be submitted in separate sealed envelopes , with the last date for receipt being September 9, 2025, by 3:00 PM IST. The bids will be opened on the same day at 4:00 PM IST. Prospective bidders can inspect the property up to September 8, 2025.

Key Requirements for Bidders

A mandatory Earnest Money Deposit (EMD) of ₹10,00,000 is required to be submitted with the bid. The EMD must be paid via Demand Draft or RTGS in favor of “Reserve Bank of India, Fort Mumbai”. Bidders are also required to provide a photo identity proof. All relevant communication will be conveyed via email/SMS.

Terms of Sale

The successful bidder will be required to pay 25% of the winning bid value within 10 days of the sale confirmation. The remaining 75% must be paid within 90 days thereafter. The RBI reserves the right to reject any or all bids without assigning any reason. All expenses related to the transfer, including stamp duty, registration charges, society dues, and municipal taxes, will be the responsibility of the purchaser.

Also Read: RBI Cuts Repo Rate by 25bps: A Boon for Homebuyers and the Real Estate Sector

The post RBI to Sell Lonavala Bungalows with ₹6.55 Crore Reserve Price appeared first on Square Feat India.

H1 2025: Record-Breaking Performance

From January to June 2025, Mumbai clocked 75,672 property registrations as of June 30 noon. This marks a 4% increase compared to 72,491 registrations in the corresponding period of 2024. Revenue collected by the state government from these registrations also reached a peak of INR 6,699 crore, a 14% year-on-year growth from INR 5,874 crore in the same period last year.

Mumbai Property Registrations & Revenue (H1 Comparison)

Source: IGR, ANAROCK Research

June 2025 Trends and Historical Context

June 2025 alone saw 11,211 properties registered by noon, generating INR 1,004 crore in revenue. While registrations for June dipped slightly (about 4% lower than June 2024’s 11,673 deals), revenue held firm, nearly matching last year’s figure with only a 1% decline.

Anuj Puri, Chairman – ANAROCK Group, commented, “June 2025 saw Mumbai notch up its second-highest property registrations for the month in six years, with 11,211 properties changing hands and revenue collections hitting an impressive INR 1,004 crore.” He added, “While registrations dipped slightly – about 4% lower than June 2024’s 11,673 deals – this year’s revenue held firm, matching almost last year’s figure. In fact, June 2025’s revenue was just 1% lower than last year, highlighting the market’s resilience despite a marginal drop in transactions. Mumbai’s real estate continues to deliver strong numbers, even as the pace has cooled a bit.”

June Revenue Trends (2019-2025)

Source: IGR, ANAROCK Research (Note: Only specific years provided in source data)

Sales Volume vs. Registrations: A Paradox Explained

Despite the strong registration numbers, overall housing sales across the Mumbai Metropolitan Region (MMR), including Mumbai City, remained muted in early 2025. ANAROCK Research indicates that Mumbai saw about 189,570 units sold in H1 2025, a 32% drop from the same period last year.

Puri attributes this apparent paradox to a record-breaking March. “Behind this seeming paradox lies a record-breaking March,” Puri stated. “After the announcement of a 3.9% hike in Maharashtra’s ready reckoner rates for FY26, buyers rushed to register properties, resulting in a whopping 15,501 registrations – the highest March tally in three years.” For comparison, only December 2020 (19,581) and March 2021 (17,728) recorded higher numbers, both influenced by COVID-era stamp duty reductions. March 2025 was exceptional, collecting over INR 1,589 crore in revenue from property registrations alone.

Average Ticket Price Indicates High-Value Sales

Further analysis of property registrations and demand trends from January to June 2025 reveals that the average ticket price of homes sold stood at INR 1.60 crore. This is over 3% higher than INR 1.56 crore recorded in H1 2024, and a significant 55% jump from INR 1.02 crore in the corresponding period of 2021. This trend indicates a continued preference for high-ticket priced homes over more affordable ones in the Mumbai market.

Also Read: Mumbai Real Estate Market Updates

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The original MahaRERA order, dated November 28, 2024, had partly allowed a complaint filed by several allottees, directing Siddhitech Developers to execute and register an agreement for sale in their favor. Furthermore, the developer was ordered to pay interest for delayed possession of the flats, calculated from December 31, 2023, until the actual handover of possession along with the occupation certificate.

Siddhitech Developers sought the stay, primarily arguing that the impugned order was passed ex parte, without proper service of notice of the complaint, thereby depriving the developer of a fair hearing. The developer’s counsel emphasized that Section 38(2) of the RERA Act, 2016, mandates the Authority to adhere to principles of natural justice.

Adding to their defense, Siddhitech Developers contended there was no privity of contract between the parties, asserting that the offer to purchase the subject flat was never accepted by the non-applicants, and the alleged consideration was not received by the developer, implying the non-applicants were never true allottees.

However, the developer also highlighted that it had already deposited the requisite amount, as mandated by Section 43(5) of the RERA Act, 2016, with the Tribunal’s registry, arguing this fully protected the interests of the non-applicants.

The non-applicants, on the other hand, opposed the stay application, asserting it was misconceived and lacked merit. Their advocate stated that the applicant had chosen to remain absent for three consecutive hearing dates (October 8, 2024, October 15, 2024, and October 28, 2024), despite notices being sent to their registered email addresses via MahaRERA’s standard online procedures. They argued that the developer could have monitored the complaint’s progress through its online dashboard. Granting a stay, they contended, would cause them irreparable harm, potentially allowing the developer to dispose of the subject flat.

After considering the arguments, the Tribunal acknowledged that the impugned order was indeed passed ex parte. While noting that the “privity of contract” argument would be decided on the merits during the appeal hearing , the Tribunal found that the applicant’s deposit of the ordered amount fully secured the non-applicants’ interests.

Consequently, the Tribunal allowed the Miscellaneous Application, staying the effect, operation, and implementation of the impugned order until the final disposal of the appeal. Crucially, to safeguard the allottees, the Tribunal directed Siddhitech Developers not to create any third-party rights on the subject flat until the appeal is resolved. The Tribunal clarified that its observations in this stay order are prima-facie and apply only to the current application.

Also Read: MahaRERA Appellate Tribunal Overturns RERA Order, Emphasizes Homebuyer Rights Over Arbitration Agreements

The post Ex Parte MahaRERA Ruling Put on Hold appeared first on Square Feat India.

The dispute originated from an order issued by the Adjudicating Officer of the Maharashtra Real Estate Regulatory Authority on November 9, 2020, (read with the order dated October 10, 2020), which directed Altaa Construction to pay interest at an annual rate of 10.40% on an amount of Rs. 71,00,000/- to allottees Kokilaben Ajitbhai Dalal and Viral Ajit Dalal. Altaa Construction, as respondent number 3 in the original complaint proceedings, was held jointly and severally liable for interest from September 17, 2016, until possession was delivered or an occupation certificate obtained.

Altaa Construction’s subsequent appeal against these orders was dismissed on June 29, 2021, due to its failure to comply with the mandatory pre-deposit requirements under Section 43(5) of the RERA Act, 2016. A subsequent application for restoration of the appeal, filed on November 6, 2023, also met the same fate, being rejected on September 19, 2024, for continued non-compliance with the same section of the RERA Act.

Even after an intervention by the Hon’ble Bombay High Court on December 10, 2024, which granted Altaa Construction three weeks to deposit the compliance amount, the developer only paid Rs. 18,75,540/-. Deeming this insufficient for full compliance, the Tribunal, on April 23, 2025, directed the developer to deposit the remaining Rs. 42,16,260/- within four weeks, a directive that was again ignored.

The current application (Misc. Application No. 468 of 2025) was filed by Altaa Construction after the Tahsildar and Executive Magistrate froze their account on the directions in a non-compliance order dated August 11, 2022. The developer sought directions for the frozen amount to be deposited with the Tribunal and for permission to deposit the balance, or alternatively, to de-freeze the account for direct deposit to the Tribunal. Altaa Construction argued that the freezing of funds curtailed its ability to comply with statutory requirements and pursue its appeal.

However, the non-applicants argued that Altaa Construction had been given numerous opportunities to comply but consistently failed, noting the impugned order was passed in 2020 and no steps were taken for compliance till date. The Tribunal, comprising Chairperson S. S. Shinde J. and Member (A) Shrikant M. Deshpande, concurred with the non-applicants, characterizing Altaa Construction’s conduct as a “dilatory strategy with malafide intentions” to obstruct the recovery of the ordered amount. The Tribunal highlighted that the allottees had been forced to pursue their rightful dues for nearly five years.

Given this history of non-compliance and the perceived intent to delay, the Tribunal found no merit in Altaa Construction’s application and rejected it , effectively upholding the freezing of the accounts for the benefit of the allottees.

Also Read: Builder Fined, Home Buyers Protected By MAhaRERA.

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