Navi Mumbai was built by a development corporation on land it leased out node by node. Its chapter in UDCPR reads accordingly: several provisions do not set a standard so much as decide which document holds the standard.
Key takeaways
- Regulation 10.10.3 treats an 11.0 m road as a 12.0 m road for all purposes in the NMMC area, including permissible uses.
- Regulation 10.10.5 disapplies the general amenity space provision, Regulation 3.5, in the CIDCO area entirely.
- Regulation 10.10.6 sets recreational open space outside the Action area by the Agreement to Lease or by UDCPR, whichever is more.
- Basic FSI for business or mercantile use is 1.00 below 1000 sq m and 1.50 at 1000 sq m and above on a road of at least 15.0 m.
- On ReraGenie's registry copy captured 11 August 2026, projects in the NMMC nodes have a median tallest building of 19 floors and a 90th percentile of 38, the tallest profile of any market in this series.
The city that leases its land
Chapter 10, Regulation 10.0, UDCPR as updated 30 January 2025 applies city specific regulations notwithstanding anything else in UDCPR. Chapter 10, Regulation 10.10, Navi Mumbai Municipal Corporation# then does something the other city chapters mostly do not: it repeatedly points away from itself, to the lease.
That is a consequence of how Navi Mumbai was made. CIDCO planned the nodes, developed the land and allotted it on lease, so a parcel there carries an Agreement to Lease with terms of its own. Chapter 10 has to say how those terms and the state code interact, and it does so three times.
Where the lease competes with the code
Chapter 10, Regulation 10.10.6, UDCPR as updated 30 January 2025 is the clearest instance. For land allotted outside the Action area, the recreational open space to be provided is whatever the relevant clause of the Agreement to Lease requires, or whatever UDCPR requires, whichever is more.
The regulation also defines the term it turns on: the Action area means the area for which CIDCO intends to prepare a detailed layout plan with special development control regulations.
Chapter 10, Regulation 10.10.5 goes further and simply switches a general rule off. Chapter 3, Regulation 3.5, Provision for Amenity Space, the provision that requires amenity space to be set aside and handed over, shall not be applicable to the CIDCO area.
Those two clauses pull in opposite directions and both have to be priced. Amenity space is not required in the CIDCO area at all, which frees ground that a comparable parcel in Pune or Nashik would surrender. Recreational open space, meanwhile, can exceed what the code asks, because the lease may demand more and the higher figure wins. Reading only UDCPR gives you the wrong answer in both directions.
The eleven metre road
Chapter 10, Regulation 10.10.3 is one sentence and easy to skim past: a road width of 11.0 m in the NMMC area shall be treated at par with 12.0 m for all purposes, including the permissible uses mentioned in UDCPR.
Read that against the rest of the code and it is unusually wide-reaching. Road width gates permissible uses, marginal distances and, in several city chapters, height. An 11 m road in Pune is an 11 m road. In Navi Mumbai it is a 12 m road everywhere the code asks.
Basic FSI, and the conditions attached
Banded by plot size and road width
- below 1000 sq mBasic FSI 1.00
- 1000 sq m and aboveBasic FSI 1.50, provided the plot fronts a road at least 15.0 m wide
Source: Chapter 10, Regulation 10.10.1, UDCPR as updated 30 January 2025
Chapter 10, Regulation 10.10.1 applies to business or mercantile use, wholly or in combination with residential use, in any zone other than the Regional Park Zone and the No Development Zone. Three conditions travel with it.
A combination needs real commercial content. Where the use is a combination, the business or mercantile component may not be less than 10 percent of the admissible FSI.
There is a cap at zone level, not just plot level. The area of all such plots taken together in the zone from the Node may not exceed 15 percent of the area of that zone. That is a constraint a single applicant cannot verify from their own file, and it means the entitlement is finite across the node rather than available to everyone who qualifies.
Two CIDCO lease carve-outs sit in the notes. The sub-1000 sq m benefit may be extended to plots leased or agreed to be leased by CIDCO earlier at a lower FSI, in zones other than predominantly commercial, provided all other UDCPR provisions including parking are complied with. And plots leased by CIDCO at FSI 1.50 fronting roads narrower than 15.0 m before UDCPR was sanctioned are exempt from the 15.0 m criterion altogether.
For land under the schemes allotting 12.5 percent or 22.5 percent of land to project affected landholders, 15 percent of the FSI may be used for commercial area and permissible FSI is 1.50.
Premium FSI standing in for TDR
Chapter 10, Regulation 10.10.4 addresses a gap rather than a standard. In addition to the premium FSI in Table 6-A and Table 6-G of Chapter 6, Regulation 6.3, Permissible FSI*, additional premium FSI to the extent of the TDR shown in those tables is allowed until TDR generation begins in the NMMC area and in CIDCO as a Planning Authority by virtue of being a New Town Development Authority.
In other words, where the code assumes a TDR market that does not yet exist locally, the entitlement is made available as premium FSI instead. It is a transitional provision, and its life is tied to an event rather than a date.
How tall Navi Mumbai actually builds
MahaRERA records district and taluka, and there is no Navi Mumbai taluka, so the usual district chart cannot isolate the city. Matching filed village, locality and street text against node names gets closer, and it surfaces something worth seeing.
Source: ReraGenie analysis of the MahaRERA project registry, 1,136 published projects in Thane and Raigad districts whose filed location text names a Navi Mumbai area node, captured 11 August 2026
Projects in the NMMC nodes proper, meaning Belapur, Nerul, Vashi, Turbhe, Koparkhairane, Ghansoli, Airoli, Digha, Sanpada, Juinagar and Seawoods, have a median tallest building of 19 floors and a 90th percentile of 38. Fifty nine percent file a tallest building of 17 floors or more. That is the tallest profile of any market in this series: Thane district's median is 9, Pune's 8, Nashik's 7.
The Kharghar, Kalamboli, Ulwe and Taloja group is materially lower, with a median of 8 and a 90th percentile of 26.
That gap is a planning point, not just a market one. Those four nodes largely sit under CIDCO as a Planning Authority or under Panvel Municipal Corporation, which UDCPR treats in separate entries at Regulations 10.14, 10.14A and 10.16, rather than under NMMC's 10.10. "Navi Mumbai" as a place spans several authorities, and the chapter that governs a parcel depends on which one holds it. Those entries mostly borrow this chapter's sub-regulations, and the one they do not borrow is Chapter 10, Regulation 10.10.4.
The method has limits worth stating. This matches filed location text against node names, which is a proxy for an authority boundary and not the boundary itself, and 1,136 of 1,148 matched projects file floor counts.
What to check for a Navi Mumbai parcel
- Establish the authority first. NMMC, CIDCO as Planning Authority, or Panvel Municipal Corporation each have their own entry, and who signs your development permission sets out the six cases.
- Read the Agreement to Lease alongside the code, because Chapter 10, Regulation 10.10.6 makes the stricter of the two govern recreational open space.
- Do not budget amenity space in the CIDCO area without checking Chapter 10, Regulation 10.10.5, which disapplies it.
- Check the road, remembering the 11.0 m equivalence in Chapter 10, Regulation 10.10.3 and the 15.0 m threshold in Chapter 10, Regulation 10.10.1.
- For redevelopment, read Chapter 10, Regulation 10.10.2, Reconstruction / Redevelopment of Building in CIDCO / NMMC Areas before the general chapters.
Where the filings come in
The lease and the code together say what may be built. The register says what was declared and delivered. 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.
Navi Mumbai's projects sit across two district pages, Thane and Raigarh, both free to browse. For how a neighbouring corporation reads, see Thane's chapter, 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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