The short answer: your existing carpet area, with a 30 sq m floor and a 25 percent bonus if your building was authorised. Regulation 14.8 is the code's cluster redevelopment instrument, and unlike slum rehabilitation it does not hand everyone the same flat.
Key takeaways
- Minimum 10,000 sq m in a non congested area, 4,000 sq m in a congested area, on an 18 m DP road.
- The cluster must be bounded by physical boundaries such as roads, nallahs or railway lines, unless the Commissioner and HPC decide otherwise.
- Each eligible residential occupant gets carpet area equal to what they occupied, subject to a 30 sq m minimum.
- Occupants of authorised buildings get 25 percent more than that, free of cost.
- Slum occupants inside the cluster get the Slum Rehabilitation Scheme entitlement instead.
- FSI is whatever rehabilitation plus incentive requires, or 4.00, whichever is higher.
- Incentive is a table on land rate divided by construction rate and cluster size, from 1.75 to 3.00.
- FSI that cannot be used on site converts to Urban Renewal TDR, released against actual construction.
- A private promoter needs 51 percent consent; dissenters below 30 percent can be acquired.
What counts as a cluster
Chapter 14, Regulation 14.8.1, Urban Renewal Scheme (URS) for Municipal Corporation Area defines an Urban Renewal Scheme as a scheme for redeveloping a cluster or clusters of buildings and structures in a Municipal Corporation area, over a minimum area, bounded by existing distinguishing physical boundaries such as roads, nallahs or railway lines, and accessible by an existing or proposed Development Plan road at least 18.0 m wide.
Banded by where the cluster is
- Non congested area10,000 sq m
- Congested area4,000 sq m
- Non congested area, demonstrable hardship such as natural subdivision by roads, nallahs, river or railway8,000 sq m, allowed by the Municipal Commissioner in consultation with the High Power Committee
Source: Chapter 14, Regulation 14.8.1(i), UDCPR as updated 30 January 2025
The boundary requirement has two escape routes. Where a cluster is not bounded by roads, nallahs or railway lines, the Municipal Commissioner may finalise its boundary in consultation with the High Power Committee. And where vacant or encroached land within a 400 m periphery belonging to the Municipal Corporation or a public, planning or special planning authority is proposed for inclusion but is not contiguous, the Commissioner may finalise that boundary the same way.
No forest land may be included. Encroached forest land may be, but only for the purpose of clearing the encroachment, with a Forest Department NOC, and after clearance the land is used as Regulation 14.8.7(i)(g) directs, again with an NOC.
Who is eligible, and the cut-off
Chapter 14, Regulation 14.8.2, Eligibility for Urban Renewal Cluster (URC) makes every occupant of every building falling under an Urban Renewal Cluster on the date of sanction of the regulation, the cut-off date, eligible for rehabilitation and relocation, subject to three disqualifications.
| Situation | Position |
|---|---|
| New tenancy, occupancy or other right created after the cut-off date in illegal or unauthorised construction | Not taken into account |
| Unauthorised construction made after the cut-off date, in an existing building or as a new one | Not counted when computing existing FSI or rehabilitation liability |
| Occupant already allotted subsidised housing by any public or semi public authority in the region or corporation area | Not eligible for subsidised rehabilitation. A registered affidavit of self declaration suffices, and a false one means eviction and prosecution |
| Any person other than the actual occupant claiming as owner, promoter, developer or lessee | No right whatsoever to rehabilitation |
| An unoccupied building, or a building occupied illegally | Nobody has a right to rehabilitation against it |
Where a slum or part of one falls inside the cluster, eligibility is governed by the corresponding provisions of the Slum Rehabilitation Scheme and certified by the Competent Authorities notified under the Slum Act. Slum dwellers not covered by that scheme get the same rehab area entitlement as under it.
The entitlement, and where the 25 percent comes from
Chapter 14, Regulation 14.8.4, Entitlement of Rehabilitation is the provision that distinguishes cluster redevelopment from slum rehabilitation. Slum rehab gives everyone the same 27.88 sq m. Urban renewal gives each occupant what they had.
Each eligible residential occupant, other than slum occupants, is rehabilitated on a carpet area equivalent to the area occupied in the old building, subject to a floor: not less than 30 sq m for residential. For commercial, the carpet area is as per the actual area in possession, with no floor.
And then: residential occupants belonging to authorised buildings are entitled to an additional 25 percent of the eligible area.
Chapter 14, Regulation 14.8.5, Terms of Allotment of Rehabilitation Tenements makes that free. Allotment to owners of authorised buildings is free of cost and without any consideration for the original area, and the additional 25 percent is also free of cost. Occupants of unauthorised or illegal buildings and slums pay a consideration set out in Table 14-X.
The rounding rule in the explanation to Regulation 14.8.4 is worth knowing before signing anything, because it is where a specific number becomes a negotiation.
The Commissioner is to provide rehabilitation area matching each occupant's entitlement. But where an area within 10 percent of an individual entitlement is not available in the cluster, the occupant is entitled to the next higher available tenement, paying for the differential area.
If they refuse to pay, they get the next lower available tenement, with no consideration for the reduction.
So an entitlement of 48 sq m in a scheme that builds 45 and 55 sq m units is not a promise of 48 sq m. It is a choice between paying for 7 sq m and giving up 3 for nothing. That is a live cost to an owner, and it is decided by the unit mix the scheme chooses to build.
An occupant may also request or consent to rehabilitation outside the cluster, up to the extent of their eligibility, at the Commissioner's discretion. The regulation is blunt about what that means: such a request or consent is irrevocable.
The FSI, and the floor under it
Chapter 14, Regulation 14.8.6, The permissible FSI for URC sets permissible FSI as the FSI required for rehabilitation of existing occupiers and tenants, plus incentive FSI, or 4.00, whichever is higher.
That "whichever is higher" is what makes the scheme workable on a dense cluster. A cluster whose rehabilitation liability alone consumes 3.5 does not then get a thin incentive on top of a capped total; the rehabilitation requirement sets the base and the incentive sits above it.
The incentive on the rehabilitation area runs on the same land rate to construction rate ratio as slum rehabilitation in other corporations, crossed with cluster size.
| Basic ratio (LR / RC) | 0.40 to 1.0 ha | 1.0 to 5.0 ha | More than 5.0 ha |
|---|---|---|---|
| Above 2.00 | 1.75 | 2.00 | 2.25 |
| Above 1.50 up to 2.00 | 2.00 | 2.25 | 2.50 |
| Above 1.00 up to 1.50 | 2.25 | 2.50 | 2.75 |
| Up to 1.00 | 2.50 | 2.75 | 3.00 |
Two explanations govern the arithmetic and both matter to a promoter's model. Where different land rates apply to different parts of the cluster, a weighted average is used. And the land rate and construction rate are taken for the year the scheme is approved and remain unchanged for the entire project cycle. A cluster redevelopment can run a decade; fixing the ratio at approval removes the risk that a moving ASR re-prices the incentive halfway through.
FSI is computed on the gross cluster area, deducting CRZ and forest areas. Where CRZ-II land is up to 25 percent of the cluster, its FSI may be used on the non CRZ part; no FSI is allowed for CRZ-I area at all.
The overflow provision is the one that turns a paper number into something saleable, and it has its own brake.
FSI allowed under the global calculation that cannot actually be utilised in the cluster, because of constraints in the UDCPR or otherwise, converts into Urban Renewal TDR usable on a receiving plot.
But under Regulation 14.8.6(ii), URT released at any point may never exceed the construction actually done in the cluster for buildings that have received Occupation Certificates, plus 50 percent of the construction done for buildings that have not.
That is a direct link between a transferable right and physical delivery, and it is why URT is one of the categories that the TDR composition rule treats as preferred loading.
Getting a scheme off the ground
Chapter 14, Regulation 14.8.11, URS by Private Promoters / MHADA / Co-operative Housing Societies is the private route. Where the Commissioner has made no Urban Renewal Plan, or has floated no scheme over a cluster within one, a private promoter, MHADA, a co-operative housing society or a federation of occupants may approach the Commissioner with the consent of owners or stakeholders of 51 percent of the area. The Commissioner, satisfied that the area is fit for redevelopment, may appoint the applicant as implementation agency at a Base Premium decided by the Authority with High Power Committee approval.
Dissenters are handled explicitly. Where owners of less than 30 percent of the area have not consented, the Commissioner offers them consideration on the same terms a Commissioner-designed scheme would, and if they reject it, forwards a land acquisition proposal to the competent authority. Money compensation is recovered from the implementation agency; where compensation is in TDR, the market value of those plots at ASR rates is recovered from the agency in addition to the Base Premium.
Where a slum is included, an agency with the consent of more than 51 percent of eligible slum dwellers is treated as the appropriate agency for the whole slum area, for the purpose of deciding the implementation agency only.
A surcharge at 100 percent of the development charge is leviable on development undertaken by the promoter, payable in stages proportionate to progress. It does not apply to construction within basic FSI, to built up area handed to the Corporation or a public authority in lieu of a reservation, or to amenity areas handed over as required.
Chapter 14, Regulation 14.8.20, Formation of Shelter Fund completes the structure with a Shelter Fund, and Regulation 14.8.12 permits temporary transit camps on the same land or elsewhere, which is what makes phased vacation of an occupied cluster possible at all.
What the register shows
The free sale component of a cluster redevelopment is sold to the public and therefore registered with MahaRERA. The rehabilitation component may or may not be, depending on how the promoter phases it.
For a buyer looking at the free sale tower, the register gives the physical facts free: the filed land area, the buildings and their floors, the sanctioned and sold units where filed, the construction progress by building against the RERA activity checklist, the promoter's extension history with the reasons the promoter gave, and any complaints or litigation with case numbers.
What it does not give is the state of the rehabilitation obligation, and in a cluster scheme that is the binding constraint: the URT release is capped by construction with occupancy certificates, so a rehabilitation building that stalls stops the promoter monetising the surplus FSI. The public proxy for that is the same one that works everywhere else, the promoter's own extension record across their whole portfolio, which is what a buyer should be reading rather than the brochure's phasing plan.
For an owner inside the cluster rather than a buyer outside it, the numbers that decide the outcome are all in the scheme documents rather than in the register: the eligible carpet area, whether the building is classed as authorised, and the unit mix that determines whether the 10 percent rounding rule costs money or area. Those are worth having in writing before consent is given, not after.
Frequently confused with
- Redevelopment: what the old owner gets
- Slum rehabilitation schemes
- Using TDR: the two endorsements
- Integrated Township Projects
Where the filings come in
An Urban Renewal Plan, the eligibility determination and the Base Premium all sit with the Municipal Commissioner and the High Power Committee.
What is public, free at reragenie.com, is every registration made to sell: the filed land area, the buildings and their floors, the units sanctioned and sold where filed, the promoter's extension history with reasons, the certifying professionals, and any complaints or litigation with case numbers.
ReraGenie's buyer report, Rs 499, reads one project's full filing and the documents behind it, compares its possession slip with the median for the same pincode, and includes a project watch for 90 days. The project analysis at Rs 2,999 does the same for a developer's own diligence, across the promoter's whole record.
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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