Third Mumbai (KSC New Town) Master Plan: Area, Phases, Land Use and Status

What is actually notified vs. what is still proposed

Only one legal step has been formally notified so far: the designation of the new town and the appointment of its planning authority. On 15 October 2024, the Government of Maharashtra notified 124 villages in the Uran, Panvel and Pen talukas of Raigad district as the K.S.C. New Town, and appointed MMRDA as the New Town Development Authority (NTDA) for the area.

Government of Maharashtra, by notification dated 15th October 2024 has appointed MMRDA as New Town Development Authority (NTDA) for 124 villages in Uran, Panvel and Pen Tehsil in Raigad District of Maharashtra, an area designated “K.S.C. New Town.” This designated area comprises of 323.44 Sq.km. of area.

Everything beyond that — the detailed master plan, land-use zoning, a sanctioned Development Plan, and Development Control Regulations specific to KSC — is still in preparation. A locally reported tracker of the project notes plainly that there is no sanctioned Development Plan (DP) for KSC, no KSC-specific Development Control Regulations, and no official land pooling/acquisition scheme finalised as of its last update, meaning there is no uniform FSI or blanket building permission in the area yet. Any marketing claims to the contrary should be checked against MMRDA's own notifications.

Area: notified footprint vs. reported expansion

The legally notified KSC New Town covers 323.44 sq km, made up of 124 villages. A breakdown reported at the time of the naming showed the villages coming from four different pre-existing planning jurisdictions: 80 villages under the Navi Mumbai Airport Influence Notified Area (NAINA), 33 under the Khopta New Town Notified Area, two under the Mumbai Metropolitan Regional Plan, and nine under the Raigad Regional Plan.

More recent reporting (mid-2026) describes a proposal — not yet a formal notification — to substantially enlarge the footprint. According to one report, the project has received a boost with the inclusion of 74 additional villages, expanding the proposed city's footprint from 324 sq km to nearly 371 sq km, covering 52 villages from the Karjat-Neral belt and 22 villages from the Alibag-Poynad region. That same source cautions that the final project area, village inclusion, compensation policies and development timelines are subject to government approvals and may change — so treat this expanded figure as reported, not confirmed.

Planning horizon and master plan timeline

MMRDA has not published a fixed target year for full build-out (unlike, say, a stated "Plan 2036"). What is confirmed is the near-term planning timeline. MMRDA appointed a consultant in December 2024 for the "Vision Document, Comprehensive Master Plan, Planning Proposal and Detailed Development Strategy for KSC New Town", and multiple reports converge on August 2026 as the target date for this plan's completion.

The master plan for KSC New Town is expected to be finalised by August 2026, while drone mapping and LiDAR surveys required for planning have already been carried out. A separate account describes the deliverable as a GIS-based map, vision document and detailed development strategy that will set the stage for infrastructure rollout. Beyond that, on-ground build-out is described only in general terms — as a project that will develop in phases over decades, with on-ground development starting in 2026-27.

As of July 2026, the specific consultancy firm carrying out this work has not been publicly named in available government or news sources; MMRDA's own site confirms only that a consultant was engaged, not the firm's identity.

Land-use split: not yet published

No official percentage breakdown of residential, industrial, commercial or green land use has been published for KSC New Town as of July 2026 — because the land-use plan itself has not been sanctioned. What exists instead is a list of proposed functions the new town is meant to support, drawn from MMRDA's own NTDA overview:

• Logistics hub, data centre cluster, IT and ITeS, Fintech, transit-oriented development, affordable housing, retail and entertainment, and an ecosystem for offices, universities, research facilities, residential and commercial uses.

The state's 2026-27 budget adds specific named clusters without hectare or percentage figures: an "Edu-City" with space for five top-tier global universities, a "Medi-City" healthcare cluster, and a data centre hub projected to host nearly 65% of India's data storage capacity. Separately, a private industrial parcel within KSC in Pen taluka is planned as an integrated industrial area spanning approximately 1,200 acres — but this is one sub-parcel, not a town-wide land-use percentage.

Until MMRDA publishes a sanctioned zoning map, any land-use percentages quoted by brokers or private guides should be treated as unofficial estimates.

Land acquisition and compensation framework

The one detailed policy that has been approved is how land will be acquired and compensated, not how it will be zoned. The Maharashtra Cabinet cleared this policy in February 2026, with the Government Resolution formally issued in March 2026.

The Maharashtra Cabinet approved the land acquisition and land allocation policy for future development projects implemented by the KSC New Town Development Authority (NTDA) and MMRDA, covering the 323.44 square kilometre area across 124 villages in Uran, Panvel and Pen talukas. MMRDA's own site records the formal Government Resolution date: Government of Maharashtra vide Government Resolution dated 16/03/2026 approved the Land Acquisition and Land Allocation policy for New Town Development Authority and future projects implemented by MMRDA.

The core mechanism follows CIDCO's Navi Mumbai model: consenting landowners receive 22.5% of the developed land back in exchange for their raw plots, with these returned plots "infrastructure-ready" — pre-installed roads, electricity, water and sewerage. Owners who do not opt for land pooling have other routes: direct cash compensation under the LARR Act, 2013, at prevailing market rates, and large-scale landowners with a minimum of 200 hectares can propose joint development with MMRDA through a Special Purpose Vehicle under an Expression of Interest model. Non-consenting owners face acquisition via the District Collector's office under the 2013 Land Acquisition Act. Certain lands are carved out of the acquisition net: specific exemptions have been made for forest lands, Coastal Regulation Zones (CRZs), and a 250-metre buffer zone around the Pen Municipal Council.

Phasing: reported village groupings (not an official MMRDA phase document)

MMRDA has not published an official phase-by-phase hectare schedule for KSC. Several real-estate industry sources, however, consistently describe a two-stage acquisition sequence by village count, which is repeated closely enough across independent listings to be worth noting — while flagging that it has not been confirmed on MMRDA's own site.

Phase 1 reportedly includes 29 villages — such as Vindhane, Chirner, Jui, Sarde, Punade, Vasheni, Pirkone and Sai — where initial development work is described as already underway, while Phase 2 is reported to involve 95 villages including parts of Panvel and Pen taluka. Separately, as a sign of on-the-ground progress, six villages — Karnala-Tara, Barapada, Dighati, Sai, Kasarbhat and Dolghar — are reported to already have sanctioned village-level development plans. Treat all of this as reported industry information pending confirmation in MMRDA's own sanctioned documents.

Population and employment targets

No official population or employment target has been published by MMRDA or the Maharashtra government for KSC New Town as of July 2026. Coverage of the project describes broad economic ambitions — for example, positioning the new town within the state's push to raise the Mumbai Metropolitan Region's GDP to $300 billion by 2029, a NITI Aayog target that KSC New Town is expected to help drive through technological and industrial growth — but this is a regional economic goal, not a resident-count or jobs figure specific to the new town. Until a sanctioned master plan or Development Plan is released with demographic projections, any population or employment numbers circulating for KSC should be treated as unverified.

Planner and consultants

MMRDA is the planning and development authority (as NTDA) for KSC New Town. For the master planning work itself, MMRDA ran a formal tender: "Appointment of Consultant for Preparation of Vision Document, Comprehensive Master Plan, Planning Proposal and Detailed Development Strategy for KSC New Town", issued on 24 December 2024. For the underlying survey work, sources describe the process as: as part of the survey process, the MMRDA will appoint a consultant to oversee aerial surveys, perform ground verifications, and gather land ownership data, ultimately creating a Geographic Information System (GIS)-based map. The specific consulting firm(s) selected have not been named in publicly available sources reviewed for this page. MMRDA has also separately confirmed a related, adjacent engagement: on October 15, 2024, MMRDA appointed a consultant to prepare a Development Plan using GIS (GIS-based DP) and Development Control Rules for the MMR Extended Notified Area (MMR-ENA), the larger zone bordering KSC New Town. There are also reports of international engagement on the broader economic strategy: one account notes MMRDA has entered into an agreement with the World Economic Forum to help guide the region's economic expansion.

Where to find official plan documents

The primary official source is MMRDA's own New Town Development Authority (NTDA) overview page, which hosts the KSC New Town notification and the land acquisition/allocation Government Resolution as downloadable PDFs. As the plan progresses, sanctioned planning proposals, the Development Plan and Development Control Regulations for KSC are expected to be published through the same MMRDA planning channels, in line with procedure under the Maharashtra Regional and Town Planning Act, 1966: planning proposals shall be prepared as per provisions of the Maharashtra Regional and Town Planning Act, 1966. Until a KSC-specific Development Plan is sanctioned, the interim Unified Development Control and Promotion Regulations (UDCPR) apply to the area. Readers should always confirm the current sanctioned status of any specific parcel or village-level plan directly on MMRDA's site rather than relying on third-party summaries.