Navi Mumbai Airport Influence Areas: Investment in Karnala - Sai - Chirner (South, Extreme South and South West)
- Avinash Nair
- 5 days ago
- 8 min read
Updated: 5 days ago
The Investor’s Handbook to Real Estate Opportunities Around Navi Mumbai Airport Influence Regions & Mumbai 3.0. (PART- 4 /5 Part Series)
Primary Investment Opportunities:
Agricultural Plots, Industrial Plots, Industrial Warehousing and Newly Declared MIDC Plots
(This section will cover agricultural plots and MIDC plots, and not Industrial Plots and Industrial Warehousing)
Location Highlights
Hosts an established logistics ecosystem serving JNPT, supporting port-led trade and warehousing demand
KSC is in proximity to both JNPT and the new cargo airport
Planned expansion of logistics and allied infrastructure at Khopta New Town, strategically positioned between JNPT and Navi Mumbai International Airport
Government of Maharashtra–allocated land earmarked for the development of an International EduCity, signalling long-term institutional presence
Large-scale land aggregation by Reliance for the proposed Reliance Special Economic Hub, indicating corporate-led regional anchoring
Plans underway for a hyper scale data centre ecosystem, positioned to be among the largest in Asia
Agricultural and large-format plots remain the primary investment focus, driven by early-stage pricing and land-led appreciation potential
As of late 2024 the government began preparing the site. In Dec’24 MMRDA floated tenders for LiDAR and aerial land surveys of the full 323 sq.km KSC area.
Private firms will map terrain (drone/GIS data) across forests, hills and farmland.
This groundwork is slated to finish by mid-2026 – the master plan is due by Aug 2026, laying the foundation for data centre zones and infrastructure.
KSC New Town: The Official Core of Mumbai 3.0
Mumbai is entering its third major expansion cycle, a phase officially recognised through the Karnala–Sai–Chirner (KSC) New Town, officially referred to as Third Mumbai or Mumbai 3.0. This is an airport-led, logistics-backed, institution-supported urban transformation centred around the Navi Mumbai International Airport (NMIA).
A critical component of this emerging geography was Khopta New Town, now officially part of Kranala - Sai - Chirner.
Together, they signal one of the strongest early-stage investment environments India has seen since Navi Mumbai’s original blueprint.
The Government of Maharashtra has formally appointed MMRDA as the New Town Development Authority (NTDA) for the KSC New Town, covering:
323 sq. km of notified urban expansion
124 villages across Panvel, Uran, and Pen
A development zone embedded within the wider Navi Mumbai Airport Influence Area (NAINA)
This is now the official, technocratic planning framework shaping Mumbai’s next economic centre.
Key Influences
Khopta New Town: Now part of Karnala Sai Chirner
Draft Development Plan for Khopta New Town now part of Karnala Sai Chirner. MISEZ stands for Mumbai Integrated Special Economic Zone which is now named as IIA- Integrated Industrial Area
While KSC forms the primary regulatory skeleton of Mumbai 3.0, Khopta New Town functions as its eastern expansion arm, directly benefiting from:
Proximity to MTHL/Atal Setu’s Chirle node
Direct influence of NMIA cargo movement
Adjacency to JNPT logistics corridors
Khopta is expected to evolve into:
A logistics and warehousing powerhouse
A mid-density residential cluster
A satellite industrial belt complementing KSC’s western commercial zones
Its integration into Mumbai 3.0’s growth spine is now functionally and administratively established.
The Reliance Factor: Institutional Land Signals (Integrated Industrial Area - IIA)
News reports indicate that a Reliance group entity, through its wholly owned subsidiaries, has registered sub-lease deeds covering approximately 3,750 acres of land within the NMIA influence belt from Navi Mumbai IIA Pvt. Ltd., where CIDCO retains a 26% stake in the planning authority.
This move does two things:
It anchors institutional credibility around Mumbai 3.0’s long-term potential.
It strengthens the industrial and business district narrative along KSC–Khopta corridors.
Large-scale land aggregation by a corporate of this size typically precedes:
Industrial zones
Digital infrastructure
Logistics-warehousing ecosystems
Technology and data hubs
This institutional presence is a significant signal for private investors assessing early-cycle entry
EduCity: The Academic & Innovation Capital
CIDCO’s officially announced International EduCity at Kundevahal, Panvel introduces a structurally new demand driver within the NMIA influence region. Planned over approximately 250 acres, the project is positioned to evolve into a global academic district, integrating higher education, research, skill development, and innovation with urban living.
EduCity is planned to become:
A global academic district
A centre for skill development, research, and innovation
An epicentre for housing, co-living, retail and commercial demand
Global Institutions: MOUs & Letters of Intent
CIDCO has secured Letters of Intent (LOIs) and MOUs with globally recognised institutions, signalling early institutional commitment to the EduCity framework.
Institution | Country | Nature of Engagement |
University of York | United Kingdom | LOI for international campus |
University of Aberdeen | United Kingdom | LOI for academic collaboration |
University of Western Australia | Australia | LOI for campus presence |
Illinois Institute of Technology | United States | LOI for specialised academic programmes |
Istituto Europeo di Design (IED) | Italy | LOI for design & innovation education |
Eruditus Group | India / Global | Strategic MOU for education ecosystem development |
Land Allotment & Execution Status
The International EduCity is located at Kundevahal, within close proximity to NMIA, JNPT Road, and major expressway corridors.
Approximately 250 acres have been earmarked, with land aggregation largely completed.
Infrastructure enabling works,including land development and access roads, have moved into execution and tendered phases.
Initial on-ground activity has commenced, marking a transition from planning to physical development readiness.
Investors should note: student housing, rental-driven residential assets, and education-linked commercial real estate can gain a disproportionate advantage in EduCity’s radius.
Data centre plans
Government vision -
Maharashtra has designated Karnala–Sai–Chirner (KSC) New Town as a technology hub. State officials and the WEF envision it hosting ~65% of India’s future data centre capacity
As of late 2024 the government began preparing the site. In Dec’24 MMRDA floated tenders for LiDAR and aerial land surveys of the full 323 sq.km KSC area.
This groundwork is slated to finish by mid-2026 - the master plan is due by Aug 2026, laying the foundation for data centre zones and infrastructure.
Investments -
In Jan 2025 MMRDA signed a ₹1,03,800 Cr (~$12 B) MoU with Brookfield to develop “Mumbai 3.0” (KSC New Town). The pact covers large-scale urban projects across 323 km², explicitly including logistics parks, data centre campuses and global capability centres. Brookfield’s commitment is a marquee private backing for Third Mumbai’s tech ambitions.
Global investor Blackstone has allocated up to $11 B in Maharashtra, with roughly $5 B earmarked for Mumbai 3.0 (KSC). Critically, Blackstone (via its JV with Panchshil) inked two $3 B MoUs – one with MIDC and one with CIDCO – specifically for data-centre infrastructure in the region
Lumina CloudInfra (Blackstone JV) has actively acquired land to build new data centres. For example, it bought two adjacent plots in Mumbai (2.04 acre and 1.75 acre) for Rs 294 Cr and Rs 181 Cr, planning two 30 MW hyperscale DCs there (total 60 MW capacity). These two facilities alone cost ₹475 Cr ($53.5 M).
Institutional Participation
Institution / Group | Country | MoU Focus | Announced Investment |
Brookfield Corporation | Canada | Urban, regional & infrastructure development (incl. data centres) | USD 12 B |
Blackstone Inc. | USA | Infrastructure & FDI-led development | USD 5 B |
Temasek Capital | Singapore | Infrastructure & digital ecosystem | USD 5 B |
Sumitomo Realty & Development | Japan | Infrastructure-linked development | USD 5 B |
Hiranandani Group | India / Dubai | Integrated infrastructure & digital assets | USD 6 B |
Reliance Group | India | Digital & infrastructure platforms (incl. data ecosystems) | Strategic (amount not segregated) |
MoUs listed are part of the USD 40 billion investment framework announced at Davos and cover infrastructure segments that include data centres and digital infrastructure
India-Korea Smart City Partnership
MMRDA’s engagement with the Korean delegation marks a key step in advancing Mumbai 3.0 as a globally benchmarked smart metropolis. The collaboration brings international expertise in smart infrastructure, governance, and investment to accelerate the region’s next growth phase.
Investment Opportunities:
Opportunities in Agricultural Plots and Future MIDC Plots
What are general Agricultural Plots?
General agricultural plots are land parcels designated primarily for farming and allied rural activities. These plots typically have restrictions on non-agricultural use, lower development permissions, and are governed by local land-use and zoning regulations. Any residential, commercial, or industrial development usually requires formal land-use conversion and regulatory approvals.
What are MIDC Plots?
MIDC plots are land parcels planned and allotted by industrial development authorities specifically for industrial, manufacturing, logistics, or allied commercial activities. These plots come with predefined infrastructure such as roads, power, water, and drainage, along with clear development norms, making them suitable for organised industrial and business use.
Current Situation of MIDC and Agricultural Plots in Mumbai 3.0
As of today, a clear distinction between MIDC-designated land and general agricultural plots is not yet visible in the KSC region, and most offerings in the market are currently agricultural land parcels.
Over time, once the Development Plan is finalised and implemented through Town Planning Schemes (TPS), land parcels will be assigned defined and notified use cases.
At that stage, buyers will be able to evaluate and acquire plots aligned to their end-use requirements, in accordance with government norms applicable to MIDC and other designated land uses.
What is the difference between general agricultural plots and road-touched agricultural plots?
In the KSC belt, the distinction between general agricultural plots and industrial-viable land is currently driven more by road access than zoning.
Plots located along existing arterial roads offer early potential for logistics uses such as warehousing, container yards and transportation, even at this stage.
Consequently, roadside parcels command a clear premium over generic agricultural plots due to their immediate functional value.
Tentative pricing for regions under KSC (Road Touch Properties)
Location/Road Influence | Indicative Rate (₹ /guntha) | Investor Notes |
Karnala Road | ₹9 lakh | Strong road visibility; preferred for small industrial units and warehousing |
Sai | ₹8–10 lakh | Cost-efficient entry with decent connectivity to KSC internal roads |
Chirner | ₹12–16 lakh | Premium due to proximity to port-led and logistics activity |
MIDC-Influenced Villages(Sarade, Punade, Kadape, Vasheni) | ₹5–5.5 lakh | Early-stage industrial land; suited for long-term holding and aggregation plays |
Important regional connectivity (Existing and Upcoming)
Uran to Nerul & Belapur Railway Line (Existing)
NH 66 Mumbai-Goa Highway (Existing)
NH 348 (Existing) - Palaspe to the Jawaharlal Nehru Port (JNPT)
NH 348B (Existing) - Ulwe to Barapada (Kharpada)
NH 166A (Existing) - Alibag - Pen Rd
JNPT (Pagote) to Chowk Highway (Proposed)
Google Earth Representation of the Proposed JNPT - Chowk Highway Siddhivinayak – Dushmi Metro (Proposed)
Google Earth Representation of the Proposed Siddhivinayak, Mumbai to Dushmi, KSC Metro ATAL SETU (Access from Mumbai)
Multi Modal Corridor (Proposed)
Google Earth representation of the Approved Multi Modal Corridor travel route and connecting regions Ulwe Coastal Road (Under Construction)
Revas - Karanja Bridge (Under Construction)
Google Earth representation of the under construction Revas Karanja Bridge in proximity to KSC
*Disclaimer:
The information provided above is accurate to the best of our knowledge. However, we do not guarantee the accuracy of the information presented in this article. Readers are advised to verify the details independently.
Navi Mumbai Airport Influence Series:
Article 1:
Article 2:
Article 3:
Article 4:
Comments