The Investor’s Handbook to Real Estate Opportunities Around Navi Mumbai Airport Influence Regions & Mumbai 3.0. (PART- 2 /5 Part Series)
- Avinash Nair
- Dec 31, 2025
- 7 min read
Updated: Jan 8
Navi Mumbai Airport's Eastern Influence Region and Real Estate Investment Opportunities
Understanding the Airport Influence Regions and Real Estate Investment Opportunities
The airport influence, as noted in Point 1, can be understood in two broad segments:
Investment regions that fall within Mumbai 3.0
Investment regions outside Mumbai 3.0 that still experience a significant airport-driven impact.
For clarity and ease of investment assessment, these opportunities have been
further categorised into four distinct influence zones.
Eastern Influence and Investment Opportunity (NAINA) (Part 2)
South Eastern Influence and Investment Opportunities (MSRDC - Mumbai Pune Growth Corridor) (Part 3)
Southern, Extreme South and South Western Influence and Investment Opportunities (MMRDA - Karnala Sai Chirner) (Part 4)
Northern Influence and Investment Opportunities (Part 5)
We will be covering Point No. 1,
Eastern Influence and Investment Opportunity (NAINA) (Part 2) in this article.
Eastern Influence and Investment Opportunity (NAINA)
Primary Investment Opportunities:
Land/Plots (Allotted and Not Allotted)
Partially Residential & Residential Aligned Retail
The Navi Mumbai Airport Influence Notified Area (NAINA) is India’s first large-scale, policy-backed Airport Influence Region
Location Highlights:
23 villages covering 160 sq km have been identified under the NAINA Interim Development Plan, mapped across 12 Town Planning Schemes (TPS) majorly in Navi Panvel and locations surrounding Panvel.
Multiple TPS zones are currently under execution, each progressing through different development stages. Refer Image 1.2
These 23 villages are strategically located on the eastern (right-side) entrance of the Navi Mumbai International Airport.
The Delhi–Mumbai Expressway (JNPT Spur) enters at NAINA TPS 12, Morbe, where it also intersects with the Multi-Modal Corridor.
All of NAINA is located at the eastern entrance of the airport
The key investment opportunities include both allotted and non-allotted plots within these TPS areas.
Allotted plots will be converted into NA plots, typically eligible for up to 2.5 FSI, supported by government-developed social and physical infrastructure.
The development model follows the 40/60 land acquisition formula, where farmers surrender 60% of land to the authority and, in return, gain rights for vertical construction, along with access to full infrastructure, including roads, street lighting, water supply, sewage systems, schools, amenities, gardens, fire stations, and more.
Investment opportunities in NAINA
Image 1.3.- Farm land at village Belavali as part of NAINA TPS 1 & 2 Agricultural Plots (Allocated and Non-Allocated)
The Navi Mumbai Airport Influence Notified Area (NAINA) is India’s first large-scale, policy-backed Airport Influence Region, planned and executed by CIDCO as the Special Planning Authority (SPA–NAINA).
Unlike traditional acquisition-driven models, NAINA follows a voluntary land pooling system, where landowners participate directly in infrastructure creation and value generation, making it one of India’s most progressive urban development frameworks.
NAINA operates like a joint venture between landowners and the government. Landowners contribute land instead of cash.
In return, landowners receive developed plots with high FSI, clear zoning, and minimal cash outflow.
All TPS (1 to 12) are at different stages of execution, ranging from the acquisition of agricultural land (Non-Allotted Plots) from farmers to plots that are already allotted (Plots with FSI) by NAINA.
Non-acquired plots will be acquired by NAINA in the upcoming phases.
In return, 40% of the plot area will be reallocated to the original landowner within the same TPS, with an FSI ranging from 1.70 to 2.5.
60% land will be contributed by landowners for roads, power, sanitation, schools, fire stations, public amenities, housing, and reservations
Allotted plots will not be subject to further acquisition by NAINA. These are part of the approved development plan currently being implemented.
Growth Centre zones allow FSI up to 4.0 with premium, unlocking major commercial potential.
This transforms Agricultural land into high-FSI, infrastructure-ready urban plots.
Difference between Allotted and Non Allotted Plots
Aspect | Allotted Plots | Non-Allotted Plots |
Land Surrender Status | CIDCO has issued notices to landowners/farmers for surrender of land. | CIDCO has not yet issued surrender notices or the process is still underway. |
Land Acquisition & Allotment | CIDCO has acquired 100% of the land and allotted 40%, preferably within the same Town Planning Scheme (TPS). | Land acquisition is yet to be completed; hence, no allotment has been done. |
Zoning & FSI Status | Eligible for compensatory FSI of up to 2.5 against the 60% land acquired by the government. | No acquisition has taken place; therefore, no additional or defined zoning/FSI is available. |
Development Plan (DP) | Development Plan is finalized and available. | Development Plan will be prepared and released post future allotment. |
Infrastructure Development | 60% of the acquired land is utilized for city infrastructure such as roads, drainage, amenities, playgrounds, fire stations, parks, etc. | Infrastructure components will be developed only after allotment, in line with future planning. |
Land Purchase Price | Since this development is at an advance stage the prices are dearer than Non Allotted Plots. | Prices are cheaper compared to Allotted Plots |
Example of Sanctioned Draft Development Plan With Allotted Final Plots, Roads, Amenities, Reservations, etc (TPS 12)
Defining the above mentioned Development Plan of TPS 12
Aspect | Current Status (TPS 12) Dec.2025 | Future Outlook (TPS 12) |
Land Use | Predominantly farmland owned by residents of nearby villages. | Planned urban area with primarily residential zones. |
Road Infrastructure | Narrow internal roads; partial connectivity via Panvel–Matheran Road. | Planned DP roads of 15 m, 20 m, 24 m, and 36 m connecting TPS 12 internally and with other TPS areas. |
Zoning Clarity | No clearly identifiable or demarcated zones on ground. | Zoning and plotting to commence once the Development Plan is implemented. |
Plot Development | No plotting activity underway. | Plot development to begin post DP implementation. |
Major Connectivity Projects | Delhi–Mumbai Expressway (JNPT Spur) alignment visible; Multi-Modal Corridor work yet to commence. | Both projects to be fully developed with a major interchange at Morbe Village, shaping a future urban node. Refer Image 1.8 |
Built Environment | No high-rise developments due to standard FSI norms. | High-rise developments expected with FSI up to 2.5 on allotted plots. |
Delhi Mumbai Expressway Near TPS 12
b. Residential & Residential Aligned Retail Investment
Development Status: NAINA TPS 1 to 12
Inventory Levels: Supply is currently limited as the region undergoes initial infrastructure rollout.
Key Growth Corridors: Early traction is visible near TPS 11 and TPS 1.
Developer Profile:
Prominent Developers: Paradise Group, Marathon Realty, Arihant, Indiabulls etc. (In proximity to NAINA TPS 11)
Prominent Regional Developers (TPS 1 Focus): National Developers, Olive Developers, Vishesh Group etc.
Retail Format: Predominantly retail (ground-floor to first floor shops) catering to the immediate residential catchment, rather than large-scale commercial hubs.
At present, TPS locations have limited to no dedicated commercial developments, such as malls or purpose-built office spaces.
Indicative Pricing for Residential and Retail at TPS 4 and TPS 11 aligned regions
TPS 1 and aligned regions
Asset Type | Carpet Rate (₹/sq.ft.) | Location Context |
Residential Apartments | ₹9000 to ₹14,000 (indicative) on Carpet | New Panvel Locations near Panvel Matheran Road, approximately 15 min from Panvel Railway Station |
Residential Aligned Retail | ₹24,000 to ₹32,000 (indicative) on Carpet | New Panvel Locations near Panvel Matheran Road, Internal DP Roads within Township |
Commercial Offices Spaces | NA | NA |
Disclaimer: The residential and retail prices mentioned in the table above can vary significantly based on factors such as road frontage, developer, unit configuration, and unit orientation, even within the same micro-location.
TPS 11 and aligned regions
Asset Type | Carpet Rate (₹/sq.ft.) | Location Context |
Residential Apartments | ₹17,500 to ₹18,500 (indicative) on Carpet | Near JNPT - Panvel Highway, Palaspe Phata as a landmark, township model residential |
Residential- Aligned Retail | ₹35,000 to ₹50,000 (indicative) on Carpet | Near JNPT Panvel - Highway, Palaspe Phata as a landmark, Retail within township, brand-configured retail units |
Commercial (Offices/Retail Offices) | NA | NA |
Disclaimer: The residential and retail prices mentioned in the table above can vary significantly based on factors such as road frontage, developer, unit configuration, and unit orientation, even within the same micro-location.
NAINA’s Primary Connectivity Network: Current Links and Future Infrastructure:
Propose Virar–Alibaug Multi-Modal Corridor (MMC)
Image 1.12 - Representation of Proposed Multi Modal Corridor and NAINA Region Under Construction Delhi Mumbai Expressway
Image 1.13 - Representation of Delhi Mumbai Expressway and NAINA on Google Earth. Under Construction highway near NAINA TPS 12 (Bottom Right) Under Construction Mumbai Pune Missing Link Project
Image 1.14 - Representation of NAINA Regions and Mumbai Pune Missing Link Project Mumbai - Pune Expressway (Existing)
Mumbai Pune Old Highway (NH 48) (Existing)
Panvel–Matheran State Highway (Existing)
NH-66 & NH-348A (JNPT Road) (Existing)
Under Construction Karjat Panvel Railway Line
Refer to Image 1.14
Ulwe to Ambivli Metro Line (Proposed)
Kalamboli to Chikhale Metro (Proposed)
Together, these corridors position NAINA at the heart of the NMIA + Mumbai 3.0 economic arc.
*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:
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