Chapter 10 gives Mira-Bhayandar two sub-regulations. One opens agricultural land to housing and charges nothing for it. The other declines to govern a piece of the city at all.
Key takeaways
- Regulation 10.7.1 permits residential development on agriculture zone land along 45.0 m and 30.0 m wide roads, to a depth of 30.0 m.
- The only consideration is infrastructure: septic tank, drainage, water supply and the like, provided by the owner at his own cost. No premium, no land handover.
- Regulation 10.7.2 hands the Manori Gorai Uttan Notified Area to its own sanctioned Special Development Control Regulations, that area carrying a special Tourism Development Plan.
- Compared with NMRDA's corridor provisions, this is the cheapest and the shallowest way into peripheral land anywhere in Chapter 10.
- The market around it is one of the tallest in this series. On ReraGenie's registry copy captured 11 August 2026, half of the matched Mira-Bhayandar projects file a tallest building of 17 floors or more.
Two sub-regulations, two different moves
Chapter 10, Regulation 10.0, UDCPR as updated 30 January 2025 applies city specific regulations notwithstanding anything else in UDCPR. Chapter 10, Regulation 10.7, Mira-Bhayandar Municipal Corporation uses that power twice, and the two uses have nothing in common except brevity.
Chapter 10, Regulation 10.7.1, Uses permissible in Agriculture Zone changes what may be built on a defined strip of agricultural land. Chapter 10, Regulation 10.7.2 changes which document applies to a defined area. One is a rule; the other is a referral.
The ribbon along the wide roads
The whole of 10.7.1 is a single sentence. Lands along 45.0 m and 30.0 m wide roads, up to a depth of 30.0 m, may be developed for residential purpose, on condition that the owner provides infrastructural facilities such as septic tank, drainage and water supply at his own cost.
Three things are worth extracting from that.
It is keyed to road width, not to zone boundaries. The qualifying land is defined by what it fronts. A parcel on a 45 m or 30 m road qualifies for its first 30 m of depth; the same parcel on a 24 m road does not qualify at all.
The depth is a hard stop. 30.0 m is not a large parcel. On a holding that runs back 100 m from the road, fewer than a third of its metres are inside this provision, and the remainder stays agricultural.
The consideration is infrastructure, not money. There is no premium and no land handover in this regulation. What the owner gives is the cost of servicing the development.
Read the condition's wording before budgeting it. The regulation says infrastructural facilities such as septic tank, drainage, water supply etc., which is an illustrative list, not a closed one. The three named items are the floor of what may be asked, and a scheme priced on exactly those three has priced the example rather than the obligation.
What that costs, compared with the alternatives
Three entries in Chapter 10 open peripheral or agricultural land to residential use. They are worth seeing together, because the terms are not remotely alike.
| Provision | What it opens | What it costs |
|---|---|---|
| 10.7.1 Mira-Bhayandar | Agriculture zone land along 45.0 m and 30.0 m roads, to a depth of 30.0 m | Infrastructure at the owner's cost. No premium, no handover. |
| 10.4.1 NMRDA | A 250 m residential corridor along the 60 m wide Outer Ring Road | Premium as decided by the Government, on the total area under development |
| 10.4.3 NMRDA | Residential use in the agriculture zone, from 15.0 hectares upward | 10 percent of the holding free of cost without FSI or TDR, plus 5 percent of the ASR land rate, plus offsite infrastructure |
Set against NMRDA's routes, Mira-Bhayandar's is the cheapest and by a wide margin the shallowest: 30 m of depth against 250 m, and no payment against a premium plus a tenth of the land. Whether that is generous depends entirely on the shape of the holding, which is the practical point. A long thin frontage parcel does well here. A deep block does not.
The area the code does not govern
Chapter 10, Regulation 10.7.2, Manori - Gorai - Uttan Notified Area is the other half of the entry, and it is a deferral.
The Special Development Control Regulations sanctioned for the Manori Gorai Uttan Notified Area, as amended from time to time, apply to development and redevelopment in that notified area, it being a special Tourism Development Plan sanctioned for the area.
This is a case where reading UDCPR carefully still leaves you with the wrong document. For a parcel inside that notified area, the operative rules are in an instrument this consolidation does not contain and does not summarise, and the phrase "as amended from time to time" means the version matters as much as the document.
It is also a live area rather than a historical note: 11 published projects in Thane district file a location naming Uttan on ReraGenie's registry copy captured 11 August 2026. Establish whether a parcel sits inside the notified boundary before reading any general chapter, because if it does, almost nothing you read afterwards applies.
Note that this is a substitution, which is not how every notified area in the chapter works. Chapter 10's three closing entries each add a layer on top of UDCPR instead of standing in for it, so "notified area" on its own tells you nothing about which of the two you are dealing with.
The market around the ribbon
MahaRERA has no Mira-Bhayandar taluka, so this matches filed village, locality and street text against the city's area names, the same method used for Navi Mumbai and with the same caveat: a name match is a proxy for a boundary, not the boundary.
Source: ReraGenie analysis of the MahaRERA project registry, 605 of 607 published Thane district projects whose filed location text names a Mira-Bhayandar area, captured 11 August 2026
The median project's tallest building is 16 floors and the 90th percentile is 35. Half file 17 floors or more and 71 percent file 12 or more. That is the second tallest profile in this series, behind only the NMMC nodes at a median of 19.
Which puts 10.7.1 in proportion. A 30 m deep strip of newly residential agricultural land, serviced by the owner, is a modest provision inside a market that registers towers. It is worth reading not because it is where the volume is, but because it is one of the few places in this corporation where the code changes what a piece of land is permitted to become.
What to check for a Mira-Bhayandar parcel
- Establish whether the parcel is inside the Manori Gorai Uttan Notified Area first, because Chapter 10, Regulation 10.7.2 sends it to a different rulebook entirely, and who signs your development permission sets out the six cases.
- Measure the road, then measure the depth. Chapter 10, Regulation 10.7.1 reaches 45.0 m and 30.0 m roads only, and only 30.0 m back from them.
- Price the infrastructure condition as open ended, since the regulation's list is illustrative.
- Take FSI from the general chapters, because 10.7 does not set any: start with the UDCPR FSI rulebook.
- For the land beyond the 30.0 m depth, plan on the agriculture zone rules, not on an extension of the ribbon.
Where the filings come in
The regulation says which strip of farmland may carry houses. The register says who built on it and whether the buildings arrived. ReraGenie's project analysis, Rs 2,999 for one project, reads a project's full MahaRERA filing: the promoter's extension history with their stated reasons, the slip between original and current completion dates against the median for the same pincode, construction progress against the eleven activity checklist building by building, and complaints and litigation with case numbers. The area consolidated report covers a whole micro-market at Rs 2,999 for the first project and Rs 1,999 per additional one.
Mira-Bhayandar's projects sit on the Thane district page, free to browse, and the question that comes before all of this is which rulebook governs your plot.
Source: Unified Development Control and Promotion Regulations for Maharashtra, UDCPR as updated 30 January 2025. Sanctioned under the Maharashtra Regional and Town Planning Act, 1966.
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