Mumbai’s redevelopment market is entering a new phase, with more than 1,000 redevelopment projects launched since 2020 and redevelopment projects accounting for 15% of the city’s residential sales in 2025-H1 2026, according to a joint report by JLL and NAREDCO Maharashtra.

The report, titled “Redevelopment in Mumbai: The Inflection Point, from Land Scarcity to Systematic Urban Renewal”, highlights a structural shift in Mumbai’s housing market as redevelopment increasingly becomes a mainstream source of residential supply rather than a niche segment.

Redevelopment projects launched since 2020 now account for around 13% of Mumbai’s overall residential supply. More significantly, their share of housing sales has risen sharply to 15% in 2025-H1 2026, compared with approximately 6% during 2016-2021.

The report suggests that sales are now consistently outpacing new launches in the redevelopment segment, indicating that homebuyers are increasingly accepting and actively choosing newly redeveloped homes in established Mumbai locations.

The shift is being driven primarily by Mumbai’s acute shortage of developable land and the growing need to replace ageing buildings.

13,500 cessed buildings create massive redevelopment opportunity

Mumbai has approximately 13,500 cessed buildings that require urgent replacement, with the Western Suburbs accounting for 22.4% of the ageing stock and South Mumbai contributing another 14.2%.

This creates a substantial redevelopment opportunity across established residential locations where land availability for conventional greenfield development is extremely limited.

Premium locations are already reflecting strong capital appreciation. Worli properties command approximately ₹1 lakh-₹1.15 lakh per sq. ft., with values rising 25-28% over three years. Bandra-Khar has reached around ₹90,000-₹95,000 per sq. ft., recording 25-30% appreciation over the same period.

Even the mid-market Kandivali-Borivali belt has recorded 20-25% capital appreciation, with prices ranging between approximately ₹32,000 and ₹37,000 per sq. ft.

Five locations — Borivali, Malad, Andheri, Vikhroli and Goregaon — account for around 36% of redevelopment projects launched since 2020.

The Western Suburbs alone account for approximately 35-45% of redevelopment launches and sales during 2025-H1 2026.

Slum redevelopment reaches unprecedented scale

One of the biggest changes highlighted by the report is the scale of slum redevelopment activity.

There are currently 1,202 active projects covering 321,858 hutments across approximately 2,156 acres. According to the report, this represents nearly four times the total acreage completed during the first 30 years following the establishment of the Slum Rehabilitation Authority in 1995.

Large-scale projects such as the 101-acre Juhu Lane-Gilbert Hill cluster, the Dharavi redevelopment project and the 420-acre Motilal Nagar scheme at Goregaon demonstrate the growing importance of cluster-based redevelopment.

The report also points to policy changes that are intended to make execution of large redevelopment projects easier. A November 2025 reform removed individual consent requirements for large slum clusters exceeding 50 acres, shifting the focus towards execution of large-scale urban renewal projects.

Infrastructure is reshaping redevelopment hotspots

Infrastructure expansion is emerging as another major catalyst for redevelopment and property values.

Metro Lines 4, 6 and 11, the Coastal Road, Goregaon-Mulund Link Road, Borivali-Thane Twin Tunnel and other major connectivity projects are expected to reshape Mumbai’s residential geography.

The report identifies several infrastructure-led growth corridors, including the JVLR-Mulund belt, Wadala-Chembur, Greater Thane-Kalyan, the Navi Mumbai-Airport corridor and South Mumbai.

Improved connectivity is expected to make previously less accessible locations more attractive for residential development while simultaneously increasing the redevelopment potential of existing properties.

Regulatory changes give residents more options

Mumbai’s redevelopment ecosystem has also changed significantly from a regulatory perspective.

The report highlights the expansion of different redevelopment pathways under DCPR 2034, including cluster redevelopment and self-redevelopment. The consent threshold for certain redevelopment projects has also been reduced to 51%.

Self-redevelopment has gained considerable momentum, with more than 1,600 active proposals, indicating that housing societies are increasingly exploring models where residents retain greater control over the redevelopment process.

For developers, the growing redevelopment pipeline creates a long-term source of development opportunities in established neighbourhoods. For residents, it provides an opportunity to replace ageing and potentially unsafe structures while remaining within familiar communities.

Redevelopment becomes a necessity, not just an opportunity

The JLL-NAREDCO report essentially argues that Mumbai’s redevelopment cycle is being driven by structural factors rather than a temporary real estate boom.

With limited vacant land, ageing buildings, rising property values and major infrastructure investments, redevelopment is increasingly becoming the city’s primary mechanism for creating new housing within established urban areas.

For homebuyers, this could mean greater availability of modern homes in locations that already have established social infrastructure, schools, hospitals, retail and transport connectivity.

For developers, the opportunity is equally significant: redevelopment allows access to high-value, supply-constrained locations where greenfield development is increasingly difficult.

The larger challenge, however, will be execution. The scale of Mumbai’s ageing building stock means that the success of the next phase of redevelopment will depend not merely on policy reforms or developer interest, but on faster approvals, transparent agreements, resident participation, financing and timely project completion.

If the current trajectory continues, redevelopment could become the dominant force shaping Mumbai’s residential supply over the next decade.

Also Read: Tenant’s New Flat in Redevelopment Taxed?

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The project is part of the Maharashtra government’s broader vision under the State Housing Policy 2025, aimed at providing safe, affordable and inclusive housing for all citizens. The initiative has been conceptualised under the leadership of Chief Minister Devendra Fadnavis and Deputy Chief Minister Eknath Shinde.

Pilot Project in Andheri

The selected cluster is located along C.D. Barfiwala Road in Andheri (West), covering a total area of 101.36 acres. Out of this, 61.40 acres are currently occupied by slums.

The site has been identified as a pilot cluster redevelopment project, marking a key step in implementing the government resolution dated November 13, 2025, which approved cluster redevelopment across Mumbai.

Scale of Rehabilitation

Under the project:

• 28,061 rehabilitation units will be constructed
• Around 14,000 existing slum dwellers will be rehabilitated
• An additional 14,061 housing units will be created

The project aims not only to rehouse existing residents but also to generate additional housing stock.

Planned Urban Infrastructure

The redevelopment plan includes:

• Open spaces
• Playgrounds
• Schools
• Healthcare facilities
• Other civic and social infrastructure

The goal is to create a planned, integrated urban neighbourhood rather than standalone rehabilitation buildings.

Challenges and Delays

The project area, located near the airport, has faced long-standing delays due to:

• Height restrictions linked to proximity to the airport
• Extremely dense slum clusters
• Fragmented redevelopment efforts under earlier schemes

These factors had stalled rehabilitation for thousands of families, with some residents also facing delays in receiving transit rent.

Bidding Process and Developer Interest

The Slum Rehabilitation Authority invited bids on April 8, 2026, to appoint a Construction and Development Agency (C&DA) for the project.

Technical bids were opened on June 4, 2026. The project has attracted participation from major private developers, including:

• Shapoorji Pallonji Real Estate
• Reliance 4IR Realty Development Limited
• JSW Realty and Infrastructure Pvt. Ltd.

The proposals are currently under technical evaluation, following which financial bids will be opened after approval from a high-level committee.

Transparent Tendering Process

According to SRA CEO Dr. Mahendra Kalyankar, the authority has, for the first time, implemented a fully transparent and competitive bidding system, moving away from earlier practices such as Letter of Intent (LOI) trading.

The new process aims to ensure fair competition and improved project execution.

Larger Slum Redevelopment Push

Beyond this pilot, SRA has identified 18 additional cluster areas across Mumbai for similar redevelopment.

These initiatives are expected to:

• Revive stalled or unviable slum rehabilitation schemes
• Enable rehabilitation of approximately 6 to 7 lakh slum dwellers

Policy Context

The project is part of the government’s larger “Slum-Free Mumbai” vision, aligned with the State Housing Policy 2025.

The policy focuses on:

• Affordable housing
• Planned redevelopment
• Improved urban infrastructure
• Inclusive city development

The Andheri cluster project is expected to serve as a model for future large-scale redevelopment efforts across Mumbai.

Also Read: Mumbai Banega Dubai

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The directive is part of SRA Circular No. 238, dated 18 February 2026, issued by the Engineering Department of the Slum Rehabilitation Authority, Brihanmumbai. The circular enforces the full implementation of Maharashtra’s Comprehensive Senior Citizens Policy 2013 in every slum redevelopment project across the city.

This move follows strong observations by the Bombay High Court in writ petitions No. 2586/2024 and 37903/2025, where the court highlighted the difficulties faced by elderly people due to long delays and lack of basic facilities in ongoing slum redevelopment schemes. In response, the Maharashtra Housing Department issued instructions in December 2025, prompting SRA to issue this detailed circular.

The circular makes it compulsory for SRA officers to prominently mention compliance with the senior citizens policy in every Letter of Intent (LOI) or offer letter given to developers. Builders and societies ignoring these guidelines can now face strict action, including possible cancellation of their project appointment.

Key Guidelines for Senior Citizens in SRA Redevelopment Projects

The circular lays down comprehensive elderly-friendly standards that every slum redevelopment project must follow:

Building Design and Accessibility

• Barrier-free entrances with wheelchair-friendly ramps, anti-skid flooring, and sturdy handrails.
• Lower-height stairs to reduce the risk of falls.
• Wheelchair-accessible lifts on all floors with Braille buttons, audio announcements, and generator backup during power failures.
• Wider doors, obstacle-free corridors inside flats, and senior-friendly bathrooms equipped with anti-skid tiles and grab bars.

Safety and Security

• Round-the-clock (24×7) security guards, intercom facility at entrances, and CCTV cameras at key locations.
• Emergency panic buttons or alarms in homes and common areas.
• Proper fire alarm systems, extinguishers, and clearly marked emergency exit routes.

Health, Recreation and Daily Facilities

• On-call doctor services, first-aid kits, and preferably a dedicated primary health room.
• Contact numbers of ambulances and nearby government and private hospitals must be displayed.
• Adequate open green spaces, safe walking tracks, shaded benches, and areas for yoga and light exercise.
• Community hall, indoor games room, TV room, and reading room to promote social interaction among seniors.
• Regular cleaning, effective waste management, and reliable water and electricity backup.

Priority Flat Allotment Senior citizens aged 60 years and above who request it must be allotted flats on the ground floor or first floor, or in locations closest to the lift. Special preference will also be given to disabled seniors or those suffering from serious illnesses. This provision applies even if lifts are available in the building.

Grievance Redressal Committee Formed

To ensure quick resolution of complaints related to redevelopment of buildings with a large number of elderly residents, SRA has constituted a dedicated three-member committee (via office order dated 15 December 2025):

• Chairman: Shri Dinesh Mahajan, Executive Engineer
• Member: Shri Balasaheb Tidke, Deputy Collector, Eastern Suburbs (Special Cell)
• Member Secretary: Smt. Sandhya Bavanakule, Assistant Registrar

This committee will function as the nodal grievance redressal authority for all senior citizen-related issues in SRA projects.

Post-Rehabilitation Monitoring

After project completion, every redevelopment scheme must form a monitoring committee consisting of the architect, the developer, two senior citizen representatives from the housing society, and an SRA officer. This committee is required to meet at least once every month to review whether all promised facilities are functioning properly and to address any ongoing concerns of elderly residents.

Senior citizens must also be given representation on the housing society’s managing committee so their voice is heard in decision-making.

SRA has directed all its departments, competent authorities (Levels 1 to 10), and zonal offices to strictly implement these guidelines and submit periodic compliance reports to the state government and the Chief Executive Officer of SRA.

This circular is expected to bring meaningful relief to thousands of senior citizens living in Mumbai’s slums who have been waiting for years in unsafe conditions. It marks a clear shift towards making slum redevelopment more humane and inclusive for the city’s elderly population.

The post Now In Redevelopment Projects, Homes on the Ground And First Floor Must Be Provided To These People appeared first on Square Feat India.

The order, issued on 8 January 2026 (SRAEDIOW/118), reiterates and consolidates earlier directions under SRA Circular Nos. 209, 210 and 231, and comes in compliance with repeated observations of the Bombay High Court regarding misuse of sale components by developers and non-payment of transit rent to slum dwellers.

Why the order matters

SRA has observed that in several redevelopment projects, developers monetize sale flats early while transit rent liabilities, PAP (Project Affected Persons) and PTC (Project Tenant/Commercial) obligations remain unsecured, leading to hardship for eligible slum dwellers.

To address this, the Engineering Department has now been directed to ensure that sale components are frozen upfront, treated as security, and clearly disclosed to regulatory authorities.

Key directions under the new order

1. Mandatory freezing of sale flats at IOA / LOI stage

At the time of issuing:

• IOA or Amended IOA
• LOI or Revised LOI

the concerned Executive Engineer (EE) must:

• Calculate the developer’s transit rent liability for at least three years, considering:
  • Number of eligible slum dwellers
  • Monthly transit rent
  • Annual increment
• Based on this liability and Ready Reckoner valuation, identify specific sale flats or sale area, generally from lower floors, to be frozen as security.

The frozen flats must be:

• Clearly marked on approved plans
• Specifically mentioned as a condition in the IOA / LOI

2. Absolute restriction on sale, mortgage or transfer

Developers must submit a written undertaking/affidavit stating that frozen flats:

• Shall not be sold, transferred, mortgaged or encumbered
• Will remain frozen until:
  • Rehabilitation is completed
  • Permanent accommodation is allotted to all eligible slum dwellers
  • Entire transit rent and allied dues are fully paid

This obligation is in addition to existing requirements under SRA Circular No. 210.

3. Mandatory intimation to MAHARERA and Registration Authorities

In line with SRA Circular No. 209, SRA engineers must now formally communicate PAP, PTC and frozen-flat details to statutory authorities.

A certified copy of:

• Approved plans
• IOA / LOI
• Covering letter detailing:
  • PAP and PTC availability (wing-wise / building-wise)
  • List of frozen sale flats

must be forwarded to:

• Inspector General of Registration & Controller of Stamps, Maharashtra
• Maharashtra Real Estate Regulatory Authority (MAHARERA)

The communication must clearly state that:

The identified flats are frozen under SRA directions and cannot be registered, sold, or shown as free-sale inventory until written clearance is issued by SRA.

4. Defreezing only after full compliance

Defreezing of sale flats will be permitted strictly as per SRA Circular No. 231, and only after:

• Completion of rehabilitation
• Allotment of permanent accommodation
• Full payment of transit rent and allied dues

Even then:

• Approved plans must be amended
• Prior approval of the Deputy Chief Engineer, SRA is mandatory
• Fresh intimation must again be sent to Registration Authorities and MAHARERA

Applicability

The order applies to:

• All ongoing Slum Rehabilitation Schemes
• All future SR projects

SRA officials have been directed to maintain proper records of computation, freezing and regulatory communication, making non-compliance attributable to individual officers.

Why this is a game-changer

This order significantly curtails the long-standing practice where developers sell flats without securing slum dwellers’ entitlements. By linking sale permissions directly to transit rent security, and by placing MAHARERA and registration authorities on notice, SRA has created a strong enforcement mechanism.

For homebuyers, it also serves as a warning: sale flats shown without SRA clearance may be legally frozen, even if marketed.

Bottom line

No security for slum dwellers, no sale flats for developers.
With this order, SRA has sent a clear message that rehabilitation obligations take precedence over monetisation.

Also Read: Need for immediate changes to DC Rules: Hafeez Contractor

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